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HomeMy WebLinkAboutBLUFFS1 City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: November 1, 2019 Subject: Packet Material for the November 7, 2019 Planning Commission Meeting Agenda Item: Preliminary plat of 24 single family residential lots to be known as Bennett Bluffs. Application Action Deadline: January 19, 2019 BACKGROUND CNC Development III, LLC representatives have submitted a preliminary plat application and plans to allow the development of 24 single family residential lots and three outlots on 23.12 acres of property to be known as Bennett Bluffs. The Bennett Bluffs preliminary plat is located at the southwest corner of south of 202nd Street (CSAH 50) and Cedar Avenue (CSAH 23). The subject property is zoned RM-1, Medium Density Residential District. The Bennett Bluffs preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee, and the Dakota County Plat Commission. EXHIBITS Exhibit A – Zoning Map Exhibit B – Aerial Photo Map Exhibit C – Preliminary Plat Data Cover Sheet Exhibit D – Existing Conditions Survey and Tree Preservation Plan Exhibit E – Preliminary Plat Exhibit F – Erosion and Sedimentation Control Plan 2 Exhibit G – Grading Plan Exhibit H – Utility Plan Exhibit I – Landscape Plan (2 Pages) Exhibit J – Ghost Plat of Adjacent Property Exhibit K – August 8, 2019 Dakota County Plat Commission letter PLANNING ANALYSIS PRELIMINARY PLAT Existing Conditions. The two subject properties are undeveloped and include wetlands and a drainage swale. The properties have been used for agricultural purposes. One parcel is 13.2 acres and the other is 10 acres; both are metes and bounds described parcels. The area of the proposed preliminary plat is moderately sloped from north to south draining toward the South Creek Tributary near the southwest corner of the property. The 10-acre easterly property includes delineated wetlands, natural gas pipelines and an electrical transmission line adjacent to Cedar Avenue. Overhead utility distribution lines are located on the south side of 202nd Street and must be placed underground as a condition of preliminary and final plat approval. Consistency with the Comprehensive Plan. The area of the proposed preliminary plat is located in the current MUSA and within the Cedar Corridor in Planning District 5 of the 2040 Land Use Plan. Planning District 5 guides the subject property for low to medium density residential land use. The proposed single-family development is consistent with the 2040 Comprehensive Land Use Plan. Adjacent Land Uses. The 56 single family lot Aspen Grove single family residential development is located to the south and southwest and is presently under development. To the west is a single-family home built in 1989 on a 10-acre parcel. 202nd Street (CSAH 50) is to the north and Cedar Avenue (CSAH 23) is to the east. The Jehovah’s Witnesses Church is to the south. Consistency with the Capital Improvement Plan (CIP). City street, sanitary sewer and water improvements associated with the Bennett Bluffs preliminary plat are not programmed in the 2020 – 2024 Capital Improvement Plan and will be financed entirely by the developer. 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). Staff review of the premature subdivision criteria and finds that the Bennett 3 Bluffs preliminary plat is not a premature subdivision as public streets, sewer, water, storm sewer and other related City services are available to support the development. Phasing. Development of the Bennett Bluffs preliminary plat is proposed to occur in a single phase. Density. The Bennett Bluffs preliminary plat consists of 24 single family lots on 23.12 acres. Lot sizes range between 8,575 square feet and 18,577 square feet in area. The gross density is 1.03 units per acre. The net density, excluding Outlots A and B (11.10 acres) and 202nd Street and Cedar Avenue right-of-way (3.68 acres) equals 2.88 units per acre consistent with the 2040 Comprehensive Plan. Lot and Setback Requirements. There are 24 lots proposed on two blocks. The RM-1 District allows single family lots subject to the RS-4 District requirements. The minimum requirements for single family lots in the RS-4 District is as follows: Lot and Building Requirements Interior Lot Corner Lot Minimum Lot Area 8,400sf. 10,200sf. Min. Lot Width 70ft. 85ft. Buffer Yard Corner NA 95ft. Max. Building Coverage 40% 40% Setbacks Front 20ft. to bldg. / 25ft. to garage Side interior 7ft. Side corner Buffer Yard 30ft. Rear 30ft. The Bennett Bluffs preliminary plat meets the lot area and lot width requirements of the RS-4 District. The proposed house pads shown on the Bennett Bluffs preliminary grading plan indicate that all 24 lots have adequate building pad areas that meet setback requirements. Building permit plans for all lots must show space for three garage stalls regardless whether three garage stalls are proposed with the initial construction of houses on each lot. Outlots. The Bennett Bluffs preliminary plat proposes three outlots. The proposed outlot area and use is as follows: Outlot A – 0.065 acres that will be deeded to the City for wetland preservation and stormwater management purposes. 4 Outlot B –10.44 acres that will be deeded to the City for wetland and stormwater management purposes. Outlot C - 1.30 acres that will be retained by the developer for possible future development in compliance with Zoning Ordinance requirements. Streets and Sidewalks. The Bennett Bluffs preliminary plat includes the dedication of right-of- way for the following three streets: 202nd Street (CSAH 50) – 202nd Street is classified as a minor arterial road with a 75-foot wide south-half right-of-way requirement. 202nd Street reconstruction project is nearing completion as a two-lane undivided roadway with a center turn lane, including curb and gutter with turn-lanes and a traffic signal light at Cedar Avenue (CSAH 23). Seventy-five feet of south half right-of-way is shown on the preliminary plat in compliance with Dakota County Plat Commission recommendations. Cedar Avenue (CSAH 23) – Cedar Avenue is classified as a principal arterial road requiring a 75-foot wide west half right-of-way. Ninety feet of west half right-of-way is shown on the preliminary plat in compliance with Dakota County Plat Commission recommendations for a minimum of 75-feet of west half right-of-way. The additional right-of-way encompasses the Great River Energy and Cedar Avenue utility and roadway easement. Street A – Street A will be the only street constructed with the Bennett Bluffs development. Street A is a local street that will access 202nd Street (CSAH 50) to the north and will end in a temporary cul-de-sac at the west boundary of the plat until such time as the road is extended when the property to the west develops to provide a connection to the future residential development to the west. The access location to 202nd Street was determined upon review with the Dakota County Plat Commission in consideration of acceptable intersection locations at 202nd Street between Cedar Avenue (CSAH 23) and Hamburg Avenue when the properties north of 202nd Street develop in the future. Street A includes the required minimum 60 feet of right-of-way and a 32-foot wide paved street. A five-foot wide concrete sidewalk will connect to the paved trail along the south side of 202nd Street and will be located along the west and north sides of Street A. Buffer Yard Landscaping. Two lots abut 202nd Street (CSAH 50) requiring increased lot widths of 95 feet to comply with buffer yard lot width requirements and landscaping. The 30-foot wide side-yard buffer, the raised earth berm, and landscaping complies with the 10-foot tall minimum screening height requirements adjacent to 202nd Street. Evergreen trees are required to be a 5 minimum of 10-feet in height. A security shall be provided with the final plat to guarantee installation of the approved landscaping. Easements. All lots in the preliminary plat include boundary drainage and utility easements that meet the minimum requirements of the Subdivision Ordinance. All existing public and private easements within Outlot B will remain. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control for the Bennett Bluffs preliminary plat have been reviewed by Engineering Division staff. City sewer is available from the south. City water was recently installed and is available on the south side of 202nd Street. The Engineering Division comments are included in the October 30, 2019 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Wetlands. A wetland delineation prepared on April 24, 2019 identified wetland areas within the preliminary plat. All wetlands and wetland buffer areas are within Outlots A and B which will be deeded to the City with the final plat. Tree Preservation. A tree preservation plan was prepared with data included on the existing conditions survey (Exhibit D). The preservation plan identifies 17 significant trees within the preliminary plat area with none proposed to be removed. Floodplain. A portion of the preliminary plat area is located within a FEMA designated flood zone. That area is included in Outlot A and will be deeded to the City. The developed area of the streets and lots are not within a designated flood zone. Park and Open Space. The City’s Park, Trails and Open Space Plan does not identify a need for public park land within the Bennett Bluffs preliminary plat. The Bennett Bluffs final plat will require payment of cash in lieu of land to comply with the park dedication requirements. The Parks, Recreation and Natural Resources Committee will make a recommendation related to the park dedication requirement for the Bennett Bluffs preliminary plat at their November 6, 2019 meeting. Their recommendation will be forwarded to the Planning Commission at the public hearing. Trails. A 10-foot wide bituminous trail will be constructed along the south side of 202nd Street as part of the current road improvement project. A 10-foot wide trail is in place along the west side of Cedar Avenue. 6 MUSA. The Bennett Bluffs preliminary plat is located within the current MUSA. Signs. A subdivision monument sign has not been identified with this preliminary plat. A subdivision monument sign is allowed only in subdivisions that have a main entrance from a major collector or arterial street defined by the Transportation Plan. Ghost Sketch Plan. Since the proposed Bennett Bluffs preliminary plat abuts undeveloped property to the west, the developer has submitted a conceptual lot and street layout, or ghost plat, to show the extension of Street A in the future. The timing of development of the properties will be at the discretion of the property owner and the availability of city sanitary sewer and water services. The sketch plan assumes development of single-family lots under the RS-4, Single Family Residential District standards. ISD 194 Notification. Independent School District 194 was notified of the proposed preliminary plat. No comments were received. Dakota County Plat Commission. The Dakota County Plat Commission reviewed the Bennett Bluffs preliminary plat at their August 5, 2019 meeting. The proposed preliminary plat complies with the Plat Commission’s recommendations. RECOMMENDATION Planning Department staff recommends approval of Bennett Bluffs preliminary plat subject to the following stipulations: 1. Implementation of the recommendations listed in the October 30, 2019 engineering report. 2. Outlots A and B shall be deeded to the City with the final plat. 3. Temporary turn-around easements shall be dedicated over Lot 10, Block 1 and Lot 4, Block 3 of the preliminary plat. The temporary turnaround will expire at the time Street A is extended to the west. 4. The developer shall install a “Future Street Extension” sign shall at the west terminus of Street A. 5. The developer shall construct sidewalks on one side of Street A as shown on the preliminary plat plans. 7 6. The overhead electric distribution lines along the south side of 202nd Street shall be placed under ground and the supporting poles shall be removed. 7. Sod shall be installed to the edge of the 202nd Street (CSAH 50) trail adjacent to Lot 1, Block 1 and Lot 1, Block 2. 8. Landscaping shall be installed consistent with the approved landscape plan. A security shall be provided with the final plat to guarantee installation of the approved landscaping. RS-3 RM-1 RST-2 RST-2 C-2 P/O S I-1 RSMH C-1 RM-1RS-3 RM-2 P/O S RS-4 RM-1 RS-3 RS-4 RS-3 RM-2 P/O S RA AP 200TH ST W BRUTU S DRGREENWOODAVE GLADEAVE2 0 5TH ST W GLADEAVEGUTHRIE DR HARVEST DRHARNESSAVE HAMPTONAVEHARTFORD WAYHAMBURG AVEHAR T F OR D WAY GUNNI S O N DR H E L E NALN210TH ST W GEMINI TRL LAKEVILLEBLVD CEDARAVEHAMLETLN204TH ST W GRANVILLELN HAMSHIR E WAY 200T H ST W 202ND ST W CEDARAVEANTHONYDR BENNE TT BLUFFS BENNETT BLUFFS PRELIMINARY PLAT Property Information Au gust 16, 2019 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. ST-1 ST-3 ST-2 ST-4 ST-5 llllllllllllllllllllllllll 1.The bearing system is based on the north line of the South Half of the Northeast Quarter of Section 28, Township 114, Range 20, which is assumed to bear North 89 degrees 56 minutes 55 seconds East. 2.Field work was completed on 03/29/2019. 3.The subject property address is unassigned, and its property identification numbers are 22-02800-01-016 & 22-02800-01-034. 4.The subject property lies within Flood Plain Zone X (areas determined to be outside the 0.2% annual chance flood plain) per Federal Insurance Rate Map No. 27037C0213E dated 12/02/2011. 5.The gross area of the surveyed property is 23.12 Acres or 1,006,969 Square Feet. NOTES The part of the South Half of the Northeast Quarter of Section 28, township 114, Range 20, Dakota County, Minnesota, bounded on the West by the East line of the west 1427.70 feet thereof; bounded on the east by the west line of the east 513.10 feet thereof; bounded on the north by the north line of said South Half of the Northeast Quarter and bounded on the south by a line described as follows: Beginning at the southeast corner of the north 766.00 feet of the west 1427.70 feet of said South Half of the Northeast Quarter; thence easterly along the South line of the North 766.00 feet to the South half of the Northeast quarter a distance of 236.10 feet of the East line of the West 1663.80 feet of said South Half of the Northeast Quarter; thence Southerly along said East line of the West 1663.80 feet a distance of 82.68 feet to the North line of the South 470.30 feet of said South half of the Northeast Quarter; thence easterly along said North line of the South 470.30 feet a distance of 459.85 feet to the west line of the east 513.10 feet of said South Half of the Northeast Quarter and there terminating. PROPERTY DESCRIPTION I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. That this survey does not purport to show all improvements, easements or encroachments, to the property except as shown thereon. Signed this 10th day of July, 2019 Marcus F. Hampton MN L.S. No. 47481 SURVEYOR'S CERTIFICATE 2500 WEST C.R. 42, SUITE 120, BURNSVILLE, MN 55337PHONE: 952.890.6044 www.jrhinc.comPLANNERS / ENGINEERS / SURVEYORSBENNETT BLUFFSLAKEVILLE, MINNESOTAEXISTING CONDITIONS / CERTIFICATE OF SURVEYFORCNC DEVELOPMENT III, LLC3000 COUNTY ROAD 42, SUITE 202, BURNSVILLE, MN 55337DRAWN BY DATE REVISIONS PLM 7/10/2019James R. Hill, Inc.VICINITY MAP LEGEND SITE FOUND IRON PIPE SET IRON PIPE MAILBOX SIGN HANDHOLE OVERHEAD UTILITY UNDERGROUND FIBER OPTIC GUY WIRE POWER POLE UNDERGROUND ELECTRIC UNDERGROUND GAS CULVERT UNDERGROUND STORM SEWER FENCE FLARED END SECTION BITUMINOUS SURFACE CONCRETE SURFACE GRAVEL SURFACE 1.The bearing system is based on the north line of the South Half of the Northeast Quarter of Section 28, Township 114, Range 20, which is assumed to bear North 89 degrees 56 minutes 55 seconds East. 2.Field work was completed on 03/29/2019. SURVEY NOTES NOT TO SCALE SCHEDULE B EXCEPTION NO.# 202ND ST W 200TH ST W LAKEVILLE BLVDDODD BLVDHOLYOKE AVECEDAR AVEHAMBURG AVELAKEVILLE B L V D * CAD FILE 23626EXC.dwg PRO-ECT NO. 23626-00 C1.1 TREE INVENTORY NUMBER SPECIES DIA. (INCHES)SAVE REMOVE 1000076 BOX ELDER 7 X 1000077 WILLOW 7 X 1000078 COTTONWOOD 6 X 1000079 BOX ELDER 8 X 1000080 BOX ELDER 13 X 1000081 BOX ELDER 6 X 1000082 COTTONWOOD 24 X 1000083 BOX ELDER 28 X 1000084 COTTONWOOD (DEAD) 34 X 1000085 COTTONWOOD (DEAD) 46 X 1000086 BOX ELDER 12 X 1000087 WILLOW 15 X 1000088 COTTONWOOD 20 X 1000089 COTTONWOOD 32 X 1000090 COTTONWOOD 20 X 1000091 COTTONWOOD 32 X 1000092 WILLOW 7 X *NOTE: ALL SIGNIFICANT TREES TO REMAIN DRAWN BY DATE REVISIONS PLM 7/15/19 CAD FILE 23626pp.dwg PRO-ECT NO. 23626-00 C2.0BENNETT BLUFFSLAKEVILLE, MINNESOTAPRELIMINARY PLATFORCNC DEVELOPMENT III, LLC3000 COUNTY ROAD 42, SUITE 202, BURNSVILLE, MN 553372500 WEST C.R. 42, SUITE 120, BURNSVILLE, MN 55337PHONE: 952.890.6044 mhampton@jrhinc.comPLANNERS / ENGINEERS / SURVEYORSwww.jrhinc.comJames R. Hill, Inc.A. 9/13/19: City comments Description from title commitment: The part of the South Half of the Northeast Quarter of Section 28, township 114, Range 20, Dakota County, Minnesota, bounded on the West by the East line of the west 1427.70 feet thereof; bounded on the east by the west line of the east 513.10 feet thereof; bounded on the north by the north line of said South Half of the Northeast Quarter and bounded on the south by a line described as follows: Beginning at the southeast corner of the north 766.00 feet of the west 1427.70 feet of said South Half of the Northeast Quarter; thence easterly along the South line of the North 766.00 feet to the South half of the Northeast quarter a distance of 236.10 feet of the East line of the West 1663.80 feet of said South Half of the Northeast Quarter; thence Southerly along said East line of the West 1663.80 feet a distance of 82.68 feet to the North line of the South 470.30 feet of said South half of the Northeast Quarter; thence easterly along said North line of the South 470.30 feet a distance of 459.85 feet to the west line of the east 513.10 feet of said South Half of the Northeast Quarter and there terminating. AND The East 513.10 feet of the Southeast Quarter (SE1/4) of the Northeast Quarter (NE1/4) of Section Twenty-Eight (28), Township One Hundred Fourteen (114), Range Twenty (20), Dakota County, Minnesota, Except the South 470.30 feet thereof, according to the government survey thereof. Abstract Property PROPERTY DESCRIPITON ST-1 ST-3 ST-2 ST-4 ST-5 llllllllllllllllllllllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll ST-1 ST-3 ST-2 ST-4 ST-5 SB-1 ST-1 ST-3 ST-2 ST-4 ST-5 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 August 8, 2019 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: BENNETT BLUFFS (FNA Silvia Property) Dakota County Plat Commission met on August 5, 2019, to consider the concept plan of the above referenced plat. The plat is adjacent to CSAH 50 (202nd St. W.) and CSAH 23 (Cedar Ave), and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed plan includes 24 residential lots with one access to CSAH 50. The right-of-way needs along CSAH 50 are 75 feet of half right-of-way. The access spacing guidelines for CSAH 50 are ¼ mile full access and 1/8 mile restricted access. Access to CSAH 50 between CSAH 23 and Hamburg Avenue could include one full access and two right-turns only access locations if proper spacing would be feasible. A full access location at the proper spacing (¼-mile /1320 feet) along CSAH 50 is challenging between CSAH 23 and Hamburg due to the existing houses in the area. As discussed, if the proper spacing is not feasible and a full access location is offset from the proper spacing, then only one full access and one right-turn only access location would be allowed between CSAH 23 and Hamburg Avenue. Access to the proposed plat would allow a full access, which is approximately 1000 feet from CSAH 23 and would be the only full access location CSAH 23 and Hamburg Avenue. Therefore, only one future right-turn access will be allowed on the south side of CSAH 50 between this full access and Hamburg. A road connection to the west boundary for a potential road connection is shown as “Street A”. Restricted access should be shown along all of CSAH 50 except for one access opening. As noted, with the change to the access for the current CSAH 50 construction project, the County will work to incorporate some design changes to the median for the full access location including turn lanes. The County will work with the City, who will in turn, work with the Developer on the changes and costs regarding the median, turn-lanes, and storm sewer. Also noted, the property to the east that is contiguous to CSAH 50 and CSAH 23 was included in the concept review but removed with this proposed plan. The Plat Commission requires a quit claim deed for restricted access along the property to the east, which is contiguous to CSAH 50 and CSAH 23, to ensure no access would be required by the County for this property in the future. Alternatively, the property could be platted into an Outlot and restricted access shown on the plat. Traffic volumes on CSAH 50 and CSAH 23 are 6,800 and 14,000 ADT, respectively, and are anticipated to be 7,400 and 23,000 ADT, respectively, 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: City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Alex Jordan, Assistant City Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: October 30, 2019 Subject: Bennett Bluffs • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD CNC Development III, LLC has submitted a preliminary plat named Bennett Bluffs. The proposed subdivision is located west of and adjacent to Cedar Avenue (CSAH 23), south of and adjacent to 202nd Street (CSAH 50), and east of Hamburg Avenue. The parent parcel consists of two metes and bounds parcel (PID Nos. 220280001034 and 220280001016) zoned RM-1 Medium Density Residential. The preliminary plat consists of twenty-four (24) single family lots within three (3) blocks, and three (3) outlots on 23.12 acres. The Developer is dedicating 3.68 acres as 202nd Street and Cedar Avenue right-of-way. The outlots created with the preliminary plat shall have the following use: Outlot A: VRWJPO Water Quality Corridor; to be deeded to the City (0.06 acres) Outlot B: Stormwater management basins, wetlands and buffers; to be deeded to the City (10.44 acres) Outlot C: Upland area; to be retained by the Developer (1.30 acres) BBEENNNNEETTTT BBLLUUFFFFSS –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3300,, 22001199 PPAAGGEE 22 OOFF 77 The proposed development will be completed by: Developer: CNC Development III, LLC Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Bennett Bluffs 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. A stormwater management basin constructed with City Project 15-12 is located within an existing drainage and utility easement in the northeast portion of the property. The Developer received a stockpile permit to place fill material from the adjacent City Project 15- 12 corridor in the northwest corner of the property. EEAASSEEMMEENNTTSS The parent parcel contains the following public and private easements and agreements to remain with the preliminary plat: • Right of Way Agreement in favor of Great Lakes Pipe Line Company dated September 19. 1930, filed November 20, 1930 in Book 39 of Misc, page 525, which was assigned to Williams Brothers Pipe Line Company by Warranty Deed filed April 4, 1966 in Book 292 Deeds, page 610 and further assigned to Wood River Pipe Line Company by Assignment filed October 21, 1982 as Document Number 637707, which was Partially Released by Document Number 1099387, filed February 5, 1993 and Document Number 1110881, filed April 6, 1993. • Highway Easement in favor of County of Dakota dated June 29, 1959, filed January 17, 1962 in Book 279 Deeds, page 89. • Easement in favor of City of Lakeville dated August 2, 1991, filed August 16, 1991 as Document Number 1001710. • Easement in favor of City of Lakeville dated July 2, 1991, filed August 16, 1991 as Document Number 1001711. • Easement in favor of City of Lakeville dated August 2, 1991, filed December 18, 1991 as Document Number 1018388 • Transmission Line Easement in favor of Cooperative Power Association dated December 14, 1999, filed February 2, 2000 as Document Number 1670987. • Highway Easement in favor of County of Dakota dated December 28, 2000, filed January 16, 2001 as Document Number 1744443. • Highway Easement in favor of County of Dakota dated August 13, 2008, filed September 6, 2018 as Document Number 3269226. • Drainage and Utility Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269227. • Highway Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269228. BBEENNNNEETTTT BBLLUUFFFFSS –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3300,, 22001199 PPAAGGEE 33 OOFF 77 • Drainage and Utility Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269229. • Temporary Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269230. • Temporary Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as document Number 3269231. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Bennett Bluffs is located west of and adjacent to Cedar Avenue, a principal arterial County highway, as identified in the City’s Transportation Plan. Cedar Avenue is currently constructed as a 4-lane divided urban roadway adjacent to the parent parcels. No access is proposed to Cedar Avenue with the preliminary plat. The current Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way requirement. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at its August 5, 2019 meeting. 202nd Street (CSAH 50) Bennett Bluffs is located south of and adjacent to 202nd Street, a minor arterial County highway, as identified in the City’s Transportation Plan. 202nd Street is currently under construction with City Project 15-12 as a two-lane divided urban roadway. The Bennett Bluffs preliminary plat application was submitted to the City for review following approval of construction plans for CP 15-12, and prior to the commencement of Phase 2 of the project adjacent to the parent parcels. The approved construction plans did not provide an access to the parent parcels from 202nd Street, as the exact location was unknown during design. The preliminary plat was submitted to Dakota County for review by the Plat Commission at the August 5, 2019 meeting. Dakota County agreed to allow a full access for the Bennett Bluffs development as shown on the preliminary plat, conditioned upon the development providing a road connection to the west plat boundary. To allow for the full access intersection, Dakota County modified the construction plans for 202nd Street to include an east bound right turn lane and west bound left turn lane to the parent parcels at the proposed street location. The Developer is responsible to reimburse the City with the final plat for the design and construction costs to allow the full access intersection. The amount of the reimbursement will be calculated with the final plat when the construction costs are determined. The current Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way requirement, which is shown to be dedicated on the preliminary plat. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at its August 5, 2019 meeting. BBEENNNNEETTTT BBLLUUFFFFSS –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3300,, 22001199 PPAAGGEE 44 OOFF 77 Street A Development of Bennett Bluffs includes the construction of Street A, 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 west side of the street. Street A will provide a full access intersection to 202nd Street for the development. Street A will terminate to the west in a temporary cul-de- sac. The Developer shall install a future street extension sign and barricades at the end of the roadway until it is extended in the future. 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 202nd Street (CSAH 50). PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of Bennett Bluffs includes the construction of a public sidewalk with pedestrian curb ramps along one side of Street A. 10-ft wide bituminous trails will be constructed along the north and south side of 202nd Street with City Project 15-12 from Holyoke Avenue to Cedar Avenue, adjacent to the parent parcels. The Developer shall reimburse the City for its 5/8 share of the trail construction costs with the final plat. The Park Dedication requirement has not been collected on the parent parcels 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 Bennett Bluffs is located within subdistricts SC-10060 of the South 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 Bennett Bluffs includes the extension of public 8-inch sanitary sewer from the existing 8-inch sanitary sewer located on Outlot A, Aspen Grove to provide sanitary sewer service to the development. The Developer shall extend the 8-inch sanitary sewer to the west plat boundary to provide utility service for the adjacent parcel. The Sanitary Sewer Availability Charge has not been collected on the parent parcels 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 Bennett Bluffs includes the extension of 8-inch public watermain. Watermain will be extended within the development from the existing 8-inch stub constructed with City BBEENNNNEETTTT BBLLUUFFFFSS –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3300,, 22001199 PPAAGGEE 55 OOFF 77 Project 15-12 at the location of the Street A intersection. The Developer shall extend the 8- inch watermain to the west plat boundary to provide utility service for the adjacent parcel. 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 distribution line and poles are located along the south side of 202nd Street adjacent to the parent parcels. The Developer is required to remove the poles and place the utilities underground with the final plat, consistent with the City’s Public Ways and Property Ordinance. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Bennett Bluffs is primarily located within subdistricts SC-74 and SC-73 of the South Creek stormwater district as identified in the City’s Water Resources Management Plan. Development of Bennett Bluffs includes the construction of a stormwater management basin to collect and treat the stormwater runoff generated from the site. The stormwater management basin will provide water quality treatment and rate control of the stormwater runoff generated from the development, to be located within Outlot B. 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. Bennett Bluffs 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 Bennett Bluffs includes the construction of public storm sewer systems. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basin located within Outlot B. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must be paid with the Bennett Bluffs final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A and B to the City, consistent with City policy. BBEENNNNEETTTT BBLLUUFFFFSS –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3300,, 22001199 PPAAGGEE 66 OOFF 77 Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS 202nd 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 202nd Street. FEMA FLOODPLAIN ANALYSIS A portion of Bennett Bluffs is shown on the Flood Insurance Rate Map (FIRM) as Zone AE by the Federal Emergency Management Agency (FEMA). Based on this designation, a portion of the plat is located within a Special Flood Hazard Area (SFHA), as determined by FEMA. The SFHA will be located within Outlot A and deeded to the City with the final plat. All other areas of the development are shown as Zone X and outside of the SFHA. WWEETTLLAANNDDSS The wetland delineation for the site was conducted on 4/24/2019 by Ken Arndt with Midwest Natural Resources (MNR). An onsite visit occurred May 30, 2019. One 5.62-acre wetland was identified within the project boundaries. Based on the information provided in the MNR report dated 5/17/2019, and site visit, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. No impacts are proposed with the plat. Natural Area signs will be shown on the final plat along the wetland buffers (~33 locations). TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. The plan shows a total of 17 significant trees within the site. All trees on the site are within the wetland or wetland buffer areas. No trees will be removed with the project. All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. 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. BBEENNNNEETTTT BBLLUUFFFFSS –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3300,, 22001199 PPAAGGEE 77 OOFF 77 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 Bennett Bluffs, subject to the requirements and stipulations within this report.