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HomeMy WebLinkAboutItem 07City of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: March 12, 2020 Subject: Packet Material for the March 19, 2020 Planning Commission Meeting Agenda Item: Cedar Hills preliminary plat, Zoning Map amendment, and easement vacation. Action Deadline: April 9, 2020 BACKGROUND Green Key Real Estate Group has applied for a preliminary plat, rezoning, and easement vacations to allow the development of 139 single family residential lots, 137 detached townhome lots, and 92 attached townhome lots on 159.5 acres to be known as Cedar Hills. The Cedar Hills preliminary plat is located south of 200th Street (CR 64), east of Cedar Avenue (CSAH 23), and west of the city boundary with Farmington. On January 6, 2020, the City Council adopted a Negative Declaration on the EAW following the preparation of an Environmental Assessment Worksheet (EAW) consistent with the Environmental Quality Board’s (EQB) requirements. The EAW was required based on the number of proposed residential units to be constructed on the site. The Developer addressed comments which were identified during the EAW process. The Cedar Hills preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, and the Parks, Recreation and Natural Resources Committee. EXHIBITS A. Aerial Map B. Existing Zoning Map C. Proposed Zoning Map D. Easement Vacation E. Existing Conditions F. Overall Preliminary Plat G. Preliminary Plat (2 pages) H. Preliminary Grading, Drainage, & Erosion Control Plans (8 pages) I. Wetland Impact Plan 2 J. Preliminary Utility Plans (2 pages) K. Overall Preliminary Landscape Plan L. Preliminary Landscape Plans (8 pages) M. Overall Tree Preservation Plan N. Tree Preservation Plan (8 pages) O. Tree Inventory (2 pages) P. Plat Commission Letter PLANNING ANALYSIS ZONING MAP AMENDMENT The Cedar Hills preliminary plat area is currently zoned RS-3, Single Family Residential District and RM-1, Medium Density Residential District (Exhibit B). The Developer has applied to amend the Zoning Map such that the north half of the property would be zoned RM-1 and the south half of the property to be RS-4 (Exhibit C). Both are consistent with the low/medium density residential that the property is guided in the 2040 Land Use Plan. EASEMENT VACATION The construction of 205th Street in conjunction with the Spyglass development required a street and utility easement for the portion of 205th Street outside the Spyglass plat boundary. That easement is requested to be vacated and will be replaced with dedicated right of way. The easement to be vacated is highlighted in yellow on Exhibit D. A permanent easement north of 205th Street for a culvert under 205th Street was advertised to be vacated but it has been determined that the easement should remain in place. The easement is located in what will be Outlot H, which will be deeded to City with the final plat. PRELIMINARY PLAT Existing Conditions. The development site consists of two parcels. The use on the property has been undeveloped agricultural land. Consistency with the Comprehensive Plan. The Cedar Hills property is located in Planning District 5 of the 2040 Comprehensive Plan, which guides the subject property for low/medium density residential development. Adjacent Land Uses. The adjacent land uses and zoning are as follows: North – 200th Street (CR 64), Single family homes, Undeveloped Agricultural land (RA and A-P) East – City of Farmington, Farmington High School, Undeveloped Agricultural land South – 205th Street, Spyglass Park (P/OS), single family homes (RS-3) West – Cedar Avenue (CSAH 23), Undeveloped Agricultural land, Lakeville Kingdom Hall (RM-1) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Cedar Hills will be financed and constructed 3 by the Developer. The development costs associated with the Cedar Hills development are not programmed in the 2020– 2024 CIP. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Cedar Hills preliminary plat against these criteria finds that it is not a premature subdivision. Density/Average Lot Size. The Cedar Hills preliminary plat consists of 139 single family lots, 137 detached townhome lots, and 92 attached townhome lots on 159.5 acres. This results in a gross density of 2.31 units per acre. Excluding arterial street right-of-way, wetlands, and stormwater management ponds, the net density is 3.33 units per acre. SINGLE FAMILY LOT REQUIREMENTS Lots/Blocks. The following minimum single-family lot size requirements of the RS-4, Single Family Residential District pertain to the Cedar Hills preliminary plat: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) Lot Depth (Abutting Cedar Ave/ 202nd St) Lot Width (Abutting Cedar Ave/ 202nd St) RS-4 8,400 s.f. 10,200 s.f. 70 feet 85 feet 150 feet 95 feet Single family lot sizes within the Cedar Hills preliminary plat range from 9,044 square feet to 24,568 square feet in area. All of the single family lots meet the lot area, width and depth requirements of the RS-4 District. Setbacks. The following minimum requirements for single family building setbacks in the RS-4 District pertain to the Cedar Hills preliminary plat: Front Yard Side Yard (Interior) Side Yard (Corner) Side Yard (Buffer) Rear Yard Rear Yard (Buffer) RS-4 20 ft (house) 25 ft (garage) 7 feet 20 feet 30 feet 30 feet 50 feet The proposed house pads shown on the Cedar Hills grading, drainage and erosion control plan indicate that all 139 single family lots have adequate building pad areas that meet setback requirements for principal structures. TOWNHOME DEVELOPMENT STANDARDS Lot Requirements. The following minimum requirements for townhome building setbacks in the RM-1 District pertain to the Cedar Hills preliminary plat: 4 Base Lot Between Detached Units Between Attached Units Front Yard (to ROW) RM-1 30 feet 14 feet 20 feet 20 feet (front) 25 feet (garage) The proposed unit lots shown on the Cedar Hills preliminary plat have sufficient area to accommodate the detached and attached townhome units. The RM-1 District requires at least 5,000 square feet per unit. The Cedar Hills Preliminary plat has an average of 5,208 square feet per unit for the townhome area, which exceeds the minimum lot area per unit requirements of the RM-1 District. HOA. A homeowner’s association will be required to be established for ownership and maintenance of the following common lots and outlots: • Lot 58, Block 1 • Lot 28, Block 2 • Lot 30, Block 3 • Lot 21, Block 4 • Lot 4, Block 5 • Lot 12, Block 6 • Lot 29, Block 7 • Lot 4, Block 8 • Lot 28, Block 9 • Lot 25, Block 10 • Outlots C, E, and F Exterior Materials. Each unit must meet the requirements of Section 11-58-21.C.4, which requires that a minimum of 25% of the area of each elevation of the unit must have an exterior finish of brick, stucco, and/or natural or artificial stone. Except for brick, stucco, and/or natural or artificial stone, no single elevation may have more than 75% of one type of finish or have more than 60% of all elevations of one type of finish. The City has deemed the use of cement fiberboard material as satisfying the minimum masonry material requirement and is therefore also allowed to exceed the maximum area limit for non-masonry materials. Floor Area. The Developer must submit dimensioned floor plans for the townhome units to verify compliance with the minimum requirements for above grade floor area established by Section 11-17-13D of the Zoning Ordinance. Garage Area. The townhome units are proposed to include slab on grade, look out, and walk out units. The minimum width of each garage must be 20 feet (interior measurement). Units that are slab on grade must have a minimum garage size of 540 square feet and units which are a look out/walk out design must have minimum garage size of 440 square feet. Landscaping. Each townhome building must provide landscaping at the immediate perimeter of the unit. All landscaped areas, including common open space and public 5 right of way, must have an inground irrigation system with an automatic controller. With the final plat, the Developer must provide information that the landscaping of the detached townhome units meets the requirements of Section 11-58-21K. Prior to City Council consideration of the preliminary plat, revised landscape plans showing the current guest parking locations must be submitted. Residential Buffer Yard Requirements. Twenty (20) single family lots abutting Cedar Avenue and future 202nd Street require increased buffer yard lot sizes and setbacks along with 39 townhome units that abut Cedar Avenue and 200th Street in the Cedar Hills preliminary plat. Cedar Avenue is classified as a minor arterial and 200th Street and 202nd Street are classified as major collectors in the Comprehensive Transportation Plan. The buffer yard screening must provide an effective minimal visual screen to a height of 10 feet except for those townhome units (Lots 20-30, Block 1) adjacent to Cedar Avenue that will have a floor elevation more than 10 feet above the centerline of Cedar Avenue. The buffer yard landscape plan includes the installation of a variety of overstory and evergreen trees, as well as shrubs to provide a visual buffer (Exhibits K and L). The single family lots abutting Cedar Avenue and future 202nd Street must install sod to the trail. A $1,000/lot security will be required with the building permit. Outlots. There are eleven outlots totaling 38.43 acres in the Cedar Hills preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 1.20 acre outlot consisting of a stormwater management basin and stream re-alignment that will be deeded to the City with the final plat. Outlot B – 2.99 acre outlot consisting of a wetland and stormwater management basin that will be deeded to the City with the final plat. Outlot C – 1.20 acre outlot that will serve as a private park for the townhome units and be owned and maintained by the HOA. Outlot D – 7.27 acre outlot consisting of a wetland and stormwater management basin that will be deeded to the City with the final plat. Outlot E – 0.38 acre outlot that is open space and a guest parking area for the townhome development that will be owned and maintained by the HOA. Outlot F – 1.26 acre outlot that will serve as a buffer to the single family homes and will be owned and maintained by the HOA. Outlot G – 6.47 acre outlot consisting of a wetland and stormwater management basin that will be deeded to the City with the final plat. Outlot H – 6.76 acre outlot consisting of a wetland and stormwater management basin that will be deeded to the City with the final plat. Outlot I – 3.96 acre outlot consisting of park land that will be deeded to the City with the final plat. Outlot J – 5.31 acre outlot consisting of a wetland that will be deeded to the City with the final plat. Outlot K – 1.63 acre outlot consisting of a wetland and stormwater management basin that will be deeded to the City with the final plat. 6 The plans show Outlot E directly adjacent to Common Lot 4, Block 21. Staff recommends that Outlot E be combined with the common lot when the property is final platted. Signs. No subdivision identification monument signs are proposed with the Cedar Hills preliminary plat at this time. Streets. The following is a summary of streets proposed with the Cedar Hills preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated March 12, 2020. Cedar Avenue (CSAH 23) – Cedar Avenue is west of and adjacent to the property and is classified as a minor arterial County Highway in the Comprehensive Transportation Plan. The Developer is dedicating the necessary right of way with the preliminary plat. 200th Street (CR 64) – 200th Street is north of and adjacent to the property and is designated as a major collector County road in the Comprehensive Transportation Plan. It is currently a two-lane rural roadway. Dakota County Plan Needs Map shows a half right of way requirement of 50 feet and designates this roadway as a future undivided two-lane street. The Developer is dedicating the required right of way with the preliminary plat. 202nd Street – 202nd Street will be extended from Cedar Avenue to a future west access driveway for Farmington High School. The Developer is dedicating 100 feet of right of way for a 40-foot-wide urban roadway within the plat boundary. 202nd Street will have bituminous trails on both sides of the street. 202nd Street will be required to be constructed either with Phase 2 of the development or by November 1, 2021, whichever is sooner. The City is partnering with the Developer, City of Farmington, and ISD 192 to construct the extension of 202nd Street beyond the east plat boundary into the City of Farmington to provide a secondary access for Farmington High School. 205th Street – 205th Street is located south of the Cedar Hills preliminary plat and is identified as a minor collector roadway in the City’s Transportation Plan. 205th Street will be extended from its current terminus at the north property boundary of the Spyglass development through the Cedar Hills plat. Streets 1 and 11 – Streets 1 and 11 are classified as minor collectors in the City’s Transportation Plan. Street 11 will be an extension of 205th Street to 202nd Street as a 40-foot-wide street within 66 feet of right of way. Street 1 will be a 40-foot-wide street within an 80-foot-wide right-of-way and will have full access intersections with 202nd Street and 200th Street. Streets 1 and 11 will have five-foot-wide sidewalks along both sides of the street, except for the west side of Street 11, which will have a bituminous trail between Street 18 and the south plat boundary. The Developer will be required to remove the existing temporary cul-de-sac on 205th Street for the extension of Street 11 and restore the area as a part of the street construction. The following lot will have driveway restrictions: • Lot 1, Block 18 must have driveway access from Street 11. 7 Street 2 – Street 2 will be a residential street constructed within a 60-foot-wide right-of- way and a 32-foot-wide street with a 5-foot-wide concrete sidewalk on one side of the street. It will end in a permanent cul-de-sac south of Street 3. Streets 3, 5, 6, 17, and 18 – Streets 3, 5, 6, 17, and 18 will be residential streets constructed within a 60-foot-wide right-of-way and a 32-foot-wide street with a five- foot-wide concrete sidewalk along one side of the street. The following lots will have driveway restrictions: • Lots 1-4, Block 17 must have driveway access from Street 17. Streets 4 and 13 – Streets 4 and 13 will be residential streets constructed within a 60- foot-wide right-of-way and a 32-foot-wide street with a five-foot-wide concrete sidewalk along one side of the street. Both streets will be aligned to provide full access to 202nd Street. Streets 7, 14, 15, 16, and 19 – Streets 7, 14, 15, 16 and 19 will be residential streets constructed within a 60-foot-wide right-of-way and a 32-foot-wide street ending in a permanent cul-de-sac. The following lots will have driveway restrictions: • Lots 3-8, Block 11 must have driveway access from Street 14. • Lots 23-26, Block 13 must have driveway access from Street 16. • Lots 4-10, Block 18 must have driveway access from Street 19. Streets 8 and 9 – Streets 8 and 9 will be residential streets constructed within a 60-foot- wide right-of-way and a 32-foot-wide street with a five-foot-wide concrete sidewalk along one side of the street. Both streets will provide future access into the City of Farmington and Street 8 will end in a temporary cul-de-sac until it is extended in the future. Future street extension signs and barricades must be placed at the east end of both streets. Street 10 – Street 10 will be a residential street constructed within a 60-foot-wide right- of-way and a 32-foot-wide street with a five-foot-wide sidewalk on one side of the street. Street 10 will provide full access to 200th Street. Street 12 – Street 12 will be a residential street constructed within a 60-foot-wide right- of-way and a 32-foot-wide street with a five-foot-wide concrete sidewalk along one side of the street. Street 12 provides access to 205th Street and aligns with Gateway Drive to the south and terminates in a permanent cul-de-sac south of Street 18. All streets meet the minimum width and design requirements of the Subdivision Ordinance. Phasing. Cedar Hills will be developed in several phases. The first phase is planned to be single family homes on the west side of the development. The remaining phase(s) of development are to be determined. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Cedar Hills preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the March 12, 2020 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac 8 Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. A tree preservation plan (Exhibits M and N) was submitted by the Developer. There are 960 significant trees located within the Cedar Hills preliminary plat boundaries. The tree preservation plan proposes to save 744 (77.5%) of the significant trees on site. The majority of the trees proposed to be removed are Boxelder and Black Locust trees. Mac Cafferty, Environmental Resources Manager has reviewed the tree preservation plan. His comments are included in the March 12, 2020 engineering report. Wetlands. A wetland delineation has been completed and the information and data has been incorporated into the preliminary plat plans. There will be 0.456 acres of permanent wetland impact with this project and the Developer will purchase banking credits to offset the wetland impacts proposed with this development. Mac Cafferty has reviewed the wetland delineation report. His comments are included in the March 12, 2020 engineering report. Park Dedication. The Cedar Hills preliminary plat proposes deeding Outlot I, which is located adjacent to the existing Spyglass park to the south, to the City for park purposes. Three acres from that outlot will be credited to the park dedication requirement (the remainder of the outlot will be used for stormwater ponding purposes.) This dedication will meet a portion of the park dedication requirement. The remainder of the park dedication requirement will be satisfied through park dedication fees to be paid with the final plat. The Engineering Memo includes additional information about the park dedication requirement. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their March 18, 2020 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. Sidewalks/Trails. The Developer will construct five-foot-wide concrete sidewalks along one side of all streets in the development, except permanent cul-de-sac streets. Bituminous trails will be constructed by the Developer on both sides of 202nd Street, the east side of Cedar Avenue, the south side of 200th Street to Street 1, the west side of Street 11 adjacent to the City park (Outlot I), and on Outlot J from Street 11 to the east plat boundary. Additional information regarding sidewalk and trail construction is included in the Engineering Memo. MUSA. The Cedar Hills preliminary plat area is located within the current MUSA. Overhead Utilities. Overhead electric line and poles are located along the south side of 200th Street. The Developer will be required to place these utilities underground from Cedar Avenue to the east plat boundary as a part of the improvements on the site. The overhead electric transmission line and poles along the east side of Cedar Avenue will remain in place and are not required to be buried with this development. Plat Commission. The Dakota County Plat Commission reviewed and approved the preliminary plat at their December 11, 2019 meeting. The Plat Commission letter is included as Exhibit P. 9 RECOMMENDATION Planning Department staff recommends approval of the Cedar Hills preliminary plat, Zoning Map amendment, and easement vacation, subject to the following stipulations: 1. Implementation of the recommendations listed in the March 12, 2020 engineering report. 2. Park dedication shall be satisfied with a combination of land dedication and cash contribution paid with the final plat for each development phase. 3. The Developer shall construct 5-foot-wide concrete sidewalks as shown on the preliminary plat plans. The Developer shall construct a bituminous trail along the east side of Cedar Avenue, both sides of 202nd Street, the south side of 200th Street from Cedar Avenue to Street 1, the west side of Street 11 adjacent to Outlot I, and east of Street 11 through Outlot J to the east plat boundary. 4. Outlots A, B, D, G, H, I, J, and K shall be deeded to the City with the final plat. 5. Outlot E shall be combined with Lot 21, Block 4 with the final plat. 6. Buffer yard landscaping shall be installed according to the approved landscape plan. A security for the buffer yard landscaping shall be submitted with the final plat. The single family lots abutting Cedar Avenue and 202nd Street must install sod to the trail and a $1,000 per lot security will be required with the building permit. 7. The following lots shall have restricted driveway access: • Lot 1, Block 18 must have driveway access from Street 11. • Lots 3-8, Block 11 must have driveway access from Street 14. • Lots 23-26, Block 13 must have driveway access from Street 16. • Lots 1-4, Block 17 must have driveway access from Street 17. • Lots 4-10, Block 18 must have driveway access from Street 19. 8. Streets 8 and 9 must have future street extension signs and barricades placed at the east end of each street. 9. Street 8 requires a temporary cul-de-sac, for which a temporary easement must be executed by the Developer with the final plat and a security submitted for the future removal of the temporary cul-de-sac. 10. All new local utilities and the existing overhead service utilities located along the south side of 200th Street shall be placed underground. 11. A homeowner’s association must be established for ownership and maintenance of the following lots: • Lot 58, Block 1 • Lot 28, Block 2 • Lot 30, Block 3 • Lot 21, Block 4 • Lot 4, Block 5 10 • Lot 12, Block 6 • Lot 29, Block 7 • Lot 4, Block 8 • Lot 28, Block 9 • Lot 25, Block 10 • Outlots C, E, and F 12. All townhome units must meet the exterior materials requirements of Section 11-58-21.C.4 of the Zoning Ordinance. 13. The Developer must submit dimensioned floor plans for the townhome units to verify compliance with the minimum requirements for above grade floor area established by Section 11-17-13D of the Zoning Ordinance. 14. Each townhome unit shall include an attached garage meeting the minimum width and area requirements of Section 11-58-21D of the Zoning Ordinance. 15. The Developer shall provide details to verify compliance with the landscape requirements of Section 11-58-21K of the Zoning Ordinance. 16. Prior to City Council consideration of the preliminary plat, revised landscape and tree preservation plans showing the current guest parking locations must be submitted. Findings of fact for the rezoning is attached to this report. ± Cedar Hills Preliminary Plat 200TH ST (CR 64) 205 T H S TCEDAR AVE (CSAH 23)202ND ST (CSAH 50) 200TH ST Cedar Hills Preliminary Plat City of Lakeville EXHIBIT A ± Cedar Hills Preliminary Plat 200TH ST (CR 64) Cedar Hills Existing Zoning City of Lakeville Zoning Map EXHIBIT B RM-1 RM-1 RS-4 RS-3 RS-3 RST-2 RS-3 P-OS RM-1 RSMH RA A-P RS-3 202ND ST (CSAH 50)CEDAR AVENUE (CSAH 23)CITY OF FARMINGTONRS-3 RM-1 ± Cedar Hills Preliminary Plat 200TH ST (CR 64) Cedar Hills Proposed Zoning City of Lakeville Zoning Map EXHIBIT C RM-1 RM-1 RS-4 RS-3 RST-2 RS-3 P-OS RM-1 RSMH RA A-P RS-3 202ND ST (CSAH 50)CEDAR AVENUE (CSAH 23)CITY OF FARMINGTONRM-1 RS-4 205TH ST P-OS 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CEDAR HILLS ZONING MAP AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On March 19, 2020, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Green Key Real Estate Group for a Zoning Map Amendment to rezone property from RM-1, Medium Density Residential District and RS-3, Single Family Residential District to RS-4, Single Family Residential District and RM-1, Medium Density Residential District in conjunction with the preliminary plat of Cedar Hills. The Planning Commission conducted a public hearing on the Zoning Map Amendment application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. Per the 2040 Comprehensive Plan, the subject property is located in Planning District 5, which guides the Cedar Hills property for low/medium density residential development. 2. The area of the subject site proposed to be rezoned is currently zoned RM-1, Medium Density Residential District and RS-3, Single Family Residential District. 3. Legal description of the property to be rezoned is: a) The following parcel shall be zoned RM-1: The North ½ of the Northwest ¼ of Section 27, Township 114, Range 20, Dakota County, Minnesota b) The following parcel shall be zoned RS-4: The South ½ of the Northwest ¼ of Section 27, Township 114, Range 20, all in Dakota County, Minnesota. 4. Chapter 3 of the City of Lakeville Zoning Ordinance provides that a Zoning Map amendment may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The proposed rezoning is consistent with the low/medium density residential land uses for the Cedar Hills development and District 5 recommendations identified in the 2040 Comprehensive Plan. b. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: The proposed townhomes on the north half of the site and single family homes on the south half of the site in the Cedar Hills preliminary plat will be compatible with the single family homes to the south in the Spyglass development. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The Cedar Hills preliminary plat meets the performance standards contained in the Zoning and Subdivision ordinances. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The Cedar Hills preliminary plat can be accommodated with the public services available to serve the subject property and will not overburden the City’s service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The traffic generated by the Cedar Hills preliminary plat will be within the capacity of the streets that will serve this development. 5. The report dated March 12, 2020 prepared by Kris Jenson, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Zoning Map amendment. DATED: March 19, 2020 LAKEVILLE PLANNING COMMISSION BY: __________________________ Pat Kaluza, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, 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 Daryl Morey, Planning Director Date: March 12, 2020 Subject: Cedar Hills • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review BBAACCKKGGRROOUUNNDD Green Key Real Estate Group has submitted a preliminary plat named Cedar Hills. The proposed subdivision is located east of and adjacent to Cedar Avenue (CSAH 23), north of and adjacent to 205th Street and south of and adjacent to 200th Street (CR 64). The parent parcels consist of two metes and bounds parcels (PID Nos. 220270026010 and 220270025010), zoned RM-1 (Medium Density Residential) and RS-3 (Single Family Residential). The preliminary plat consists of one hundred thirty-nine (139) single-family lots, one hundred thirty-seven (137) detached townhome lots, and ninety-two (92) attached townhome lots, ten (10) HOA common lots within eighteen (18) blocks, and eleven (11) outlots on 159.5 acres. The Developer is dedicating 13.41 acres as Cedar Avenue, 202nd Street and 200th Street right- of-way. The outlots created with the preliminary plat shall have the following use: Outlot A: Stormwater Management Basin; to be deeded to the City (1.20 acres) CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 22 OOFF 1100 Outlot B: Stormwater management basin, wetland and buffers; to be deeded to the City (2.99 acres) Outlot C: HOA Open Space/Private Park; to be retained by the Developer (1.20 acres) Outlot D: Stormwater management basin, wetland and buffers; to be deeded to the City (7.27 acres) Outlot E: HOA Open Space/Private parking area; to be retained by the Developer (0.38 acres) Outlot F: Landscaping and buffer; to be retained by the Developer (1.26 acres) Outlot G: Stormwater management basin, wetland and buffers; to be deeded to the City (6.47 acres) Outlot H: Stormwater management basin, wetland and buffers; to be deeded to the City (6.76 acres) Outlot I: Stormwater management basin, wetland and buffers and Public Park; to be deeded to the City (3.96 acres) Outlot J: Wetland complex, buffers and public trail; to be deeded to the City (5.31 acres) Outlot K: Stormwater management basin, wetland and buffers; to be deeded to the City (1.63 acres) The proposed development will be completed by: Developer: Green Key Real Estate Group Engineer/Surveyor: Westwood Professional Services, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Cedar Hills site is vacant agricultural land containing several delineated wetlands and drainageways. The southern drainageways and wetlands are bordered by significant trees. Overhead transmission utility lines are located along the east side of Cedar Avenue and overhead utility lines are located along the south side of 200th Street adjacent to the parent parcels. The parent parcels are bisected by a ridge through the center of the site, sloping to the south and northeast along the drainageways. EENNVVIIRROONNMMEENNTTAALL AASSSSEESSSSMMEENNTT WWOORRKKSSHHEEEETT ((EEAAWW)) An Environment Assessment Worksheet (EAW) was prepared consistent with Environmental Quality Board (EQB) requirements, based on the number of residential lots in the development. The Developer has addressed the comments identified in the EAW review process. A Negative Declaration on the EAW was adopted by the City Council at their January 6, 2020 meeting. EEAASSEEMMEENNTTSS The parent parcels contain existing public and private easements. The following easements will remain with the proposed development: • Transmission Line Easement, per Document No. 1662414 CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 33 OOFF 1100 • Right of Way Agreement with Great Lakes Pipe Line Company (NKA Magellan Pipeline Company, LP), recorded in Book 40 of Miscellaneous Records on page 391. • Highway Easement, per Document No. 1663241 • Highway Easement, per Document No. 1673679 • Permanent Easement, per Document No. 2986962 The following public easement must be vacated with the preliminary plat: • Street & Utility Easement per Document Nos. 1997075 and 2160055 The following easements are in favor of Dakota County and may be vacated with the final plat: • Highway Easement per Document No. 3290658 • Highway Easement per Document No. 3290660 The following temporary public easement will remain in effect until expiration: • Temporary Easement, per Document No. 3290659 • Temporary Easement, per Document No. 3290661 SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Cedar Hills is located east of and adjacent to Cedar Avenue, a minor arterial County highway, as identified in the City’s Transportation Plan. Cedar Avenue is currently constructed as a four- lane divided rural roadway with and urban center median. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a future four-lane divided urban roadway with ½ mile full access spacing over its entire length adjacent to the plat. The Developer is dedicating the necessary right-of-way as shown on the preliminary plat. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at their December 11, 2019 meeting. 200th Street (CR 64) Cedar Hills is located south of and adjacent to 200th Street, a major collector County roadway, as identified in the City’s Transportation Plan. 200th Street is currently constructed as a two- lane undivided rural roadway adjacent to the plat. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 50-feet and designates this roadway as a future two-lane undivided urban roadway over its entire length adjacent to the plat. The Developer is dedicating the necessary right-of-way as shown on the preliminary plat. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at their December 11, 2019 meeting. The Developer is proposing two full access intersections along 200th Street with the development improvements. The Developer shall be responsible for any improvements to 200th Street (right turn/bypass lanes) as required by Dakota County at the proposed access locations. CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 44 OOFF 1100 202nd Street Cedar Hills includes the construction of 202nd Street from Cedar Avenue to the westerly access to Farmington High School. 202nd Street is a major collector roadway as identified in the City’s Transportation Plan. 202nd Street will provide a full access to Cedar Avenue and in the future to the City of Farmington and Flagstaff Avenue. 202nd Street is designed as a 40-foot wide two-lane urban roadway within 100 feet of right-of-way. Eight-foot wide bituminous trails will be constructed along the north and south sides of the roadway. The intersection design at Cedar Avenue was determined with the CSAH 50 improvement project (City Project 15-12) to the west. The Developer shall construct the necessary turn lanes and center median to align with the ongoing intersection improvements, as shown on the preliminary plat. 202nd Street must be extended to the east plat boundary with either Phase 2 of the development or by November 1, 2021 (whichever is sooner). The City, Developer, City of Farmington and Independent School District 192 have partnered to construct and extend 202nd Street beyond the City of Lakeville corporate limits to provide a secondary access to Farmington High School. The Developer shall design the 202nd Street connection and private north-south high school private roadway and construct those improvements with Phase 2 of the preliminary plat or by November 1, 2021 (whichever is sooner). The City will enter into a Joint Powers Agreement with the City of Farmington and ISD 192 to provide funding for the Developer’s design, administration and construction costs for the improvements outside of the plat boundary. The reimbursement will be provided with the Phase 2 final plat development contract. The City of Farmington is required to obtain the necessary right-of-way for the construction of the improvements on private property. A no parking resolution will be required with the final plat banning parking along 202nd Street adjacent to the plat boundary. 205th Street Cedar Hills is located north of and adjacent to 205th Street, a minor collector roadway as identified in the City’s Transportation Plan. 205th Street is currently constructed as a two-lane undivided urban roadway adjacent to the plat. The preliminary plat includes one proposed access to 205th Street at Street 12 aligning with Gateway Drive to the south. Streets 1 and 11 Development of Cedar Hills includes the construction and extension of 205th Street, a minor collector roadway and identified as Streets 1 and 11 on the preliminary plat. Streets 1 and 11 are designed as 40-foot wide urban roadways with 5-foot sidewalks along both sides of the street. The Developer is dedicating 66-feet of right-of-way for Street 11 and 80-feet of right- of-way for Street 1. Streets 1 and 11 with provide full accesses to 202nd Street and 200th Street. The Developer shall remove the temporary cul-de-sac on 205th Street for the extension of Street 11 and restore the temporary easement area. Street 2 Development of Cedar Hills includes the construction of Street 2, a local roadway. Street 2 is designed as a 32-foot wide urban roadway with a sidewalk along one side of the street. The CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 55 OOFF 1100 Developer is dedicating 60-feet of right-of-way. Street 2 will terminate in a permanent cul-de- sac south of Street 3. Streets 3, 5, 6, 17, 18 Development of Cedar Hills includes the construction of Streets 3, 5, 6, 17 and 18, all local roadways. The streets are designed as 32-foot wide urban roadways with a sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of-way. Streets 4 and 13 Development of Cedar Hills includes the construction of Streets 4 and 13, both local roadways. Streets 4 and 13 will be aligned at 202nd Street and will provide a full access to the major collector roadway. The streets are designed as 32-foot wide urban roadways with a sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of-way. Streets 7, 14, 15, 16 and 19 Development of Cedar Hills includes the construction of Street 7, 14, 15, 16 and 19 all local cul-de-sac roadways. The cul-de-sac streets are designed as 32-foot wide urban roadways within 60-feet of right-of-way. Streets 8 and 9 Development of Cedar Hills includes the construction of Streets 8 and 9, both local roadways. Streets 8 and 9 will provide a future access to the City of Farmington. The Developer shall construct a temporary cul-de-sac at the east end of Street 8 until it is extended in the future. Future street extension signs and barricades must be placed at the east end of both roadways. The streets are designed as 32-foot wide urban roadways with a sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of-way. Street 10 Development of Cedar Hills includes the construction of Street 10, a local roadway. Street 10 will provide a full access to 200th Street. Street 10 is designed as a32-foot wide urban roadway with a sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of- way. Street 12 Development of Cedar Hills includes the construction of Street 12, a local roadway. Street 12 will provide a connection and access to 205th Street aligning with Gateway Drive to the south. Street 12 is designed as a32-foot wide urban roadway with a sidewalk along one side of the street, terminating in a permanent cul-de-sac south of Street 18. The Developer is dedicating 60-feet of right-of-way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction will be determined with each phase of construction. Access to the existing adjacent local roadways shall be limited as much as feasible for the development construction. CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 66 OOFF 1100 PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The City’s Parks, Trails and Open Space Plan designates a future neighborhood park on the south parent parcel, extending from the existing park in Spyglass. The Park Dedication requirement has not been collected on the parent parcels and shall be satisfied through land dedication and a cash contribution with the final plat. The total park area required with the preliminary plat is 16.36 acres, which is calculated as 12% of the net area of the property (excluding arterial right-of-way and wetlands to remain) estimated as follows: Gross Area of Preliminary Plat 159.50 Acres Less Cedar Avenue, 200th Street and 202nd Street Right-of-way Less wetlands to remain 13.41 9.75 Acres Acres Total Buildable Area 136.34 Acres Land Dedication Requirement (12%) 16.36 Acres The total park area estimated to be dedicated within the preliminary plat is 3 acres. This satisfies an estimated 18.34% or 67.48 lots of the required park dedication for the preliminary plat. The estimated park dedication requirement for the remaining 81.66% or 300.52 lots will be required to be paid with cash with the final plat. Only area outside of wetlands, wetland buffers and stormwater basins is to be credited or compensated for park dedication purposes. The final amount of park land to be dedicated will be calculated with the first phase final plat. In order to maximize usable park area and provide for an improved connection to the existing Spyglass neighborhood park, the Developer has proposed to locate a portion of a proposed stormwater management basin for the development on Outlot D, Spyglass. The City acquired this outlot through dedication of parkland with the Spyglass development. The Developer shall reimburse the City with the final plat (at the rate in effect at the time of acquisition) for the portion of this outlot that was acquired for park dedication purposes but will now be used for stormwater management. Development of Cedar Hills includes the construction of public trails and sidewalks. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of all local streets except for the Street 14, 15 and 16 cul-de-sacs. Bituminous trails will be constructed along both sides of 202nd Street (8-ft wide), the east side of Cedar Avenue (10-ft wide), the south side of 200th Street between Cedar Avenue and Street 1 (10-ft wide), the west side of Street 11 adjacent to the City Park (Outlot I) and on Outlot J from Street 11 to the east plat boundary. The Developer will responsible for 100% of the grading and restoration for the bituminous trails. The Developer shall receive a credit to the final plat cash fees for the City’s 3/8th share (excluding grading and restoration) of the trail construction costs. The Developer shall dedicate to the City a Trail Easement over the proposed trail located outside of the right-of-way on the following lots: • Lot 58, Block 1 (200th Street and Cedar Avenue trails) • Lots 1-3, Block 11 (Cedar Avenue trail) CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 77 OOFF 1100 The trail along the south side of 200th Street east of Street 1 will not be constructed with the preliminary plat of Cedar Hills. The trail will be constructed at the time the property east of the development is final platted into lots and blocks and the trail extends further east. The Developer shall provide an escrow for its 5/8 share of the future trail construction costs with the final plat. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Cedar Hills is located within subdistricts SC-10055 of the South Creek sanitary sewer district and FO-60050 of the Farmington Outlet sanitary sewer district as identified in the City’s Sewer Plan. Sanitary sewer is not available to the portion of the site within the Farmington Outlet sanitary sewer district. The Developer shall acquire (and pay for) any necessary public and private easements to construct the necessary sanitary sewer to provide utility service, consistent with the City’s Sewer Plan. The sanitary sewer costs outside of the plat boundary will not be reimbursed by the City. The City shall review and approve the public easements necessary for construction and maintenance of the sanitary sewer outside of the plat boundary and the design of the public sanitary sewer system prior to final plat approval. The City will not consider the final plat for the portion of the development within the Farmington Outlet district until the necessary easements have been recorded. The wastewater from the development will be conveyed via existing trunk sanitary sewer to the MCES Farmington and Elko/New Market Interceptors and continue to the Empire Wastewater Treatment Facility. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall be paid with the final plat. The fee will be based on the current rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN Development of Cedar Hills includes the extension of public watermain. Watermain will be extended within the development to provide water service to the subdivision. Consistent with the City’s Water Plan, trunk watermain extensions are required to be completed with the preliminary plat. The Developer shall extend the 12-inch trunk watermain along 202nd Street from Cedar Avenue to Street 1, and along Streets 1, 8, 9 and 10 to the northeast plat boundary. The 12-inch watermain shall be extended under 200th Street to the north along the proposed sanitary sewer extension. The Developer shall extend 16-inch trunk watermain along the east side of Cedar Avenue from 202nd Street to 200th Street adjacent to the plat. The portion of the plat south of 202nd Street is located within the City’s Air Lake low pressure zone. A pressure reducing valve will be installed by the City in the southwest corner of Cedar Avenue and 202nd Street to provide a secondary pressure loop to the City’s normal pressure CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 88 OOFF 1100 zone in either 2020 or 2021. The portion of the development north of 202nd Street is located in the City’s normal pressure zone. Watermain between the two zones will not be looped in the development as a pressure reducing valve will not be constructed. The City will credit the Developer for the oversizing of the trunk watermain in the development. The credit will be based on the cost difference between 8-inch watermain and the oversized watermain that will be installed. The credit will be applied to the Developer’s final plat cash fees and will be based on an estimate provided by the Developer’s engineer. OOVVEERRHHEEAADD LLIINNEESS An overhead electric transmission line and poles are located along the east side of Cedar Avenue on the parent parcels. No modifications are required to this infrastructure. An overhead electric line and poles are located along the south side of 200th Street adjacent on the parent parcels. The Developer is required to remove the poles and place the utilities underground from Cedar Avenue to the east plat boundary with the final plat, consistent with the City’s Public Ways and Property Ordinance. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Cedar Hills is located within subdistricts SC-198, SC-099 and C-096 of the South Creek stormwater district and FO-018 and FO-019 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Development of Cedar Hills includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The basins will provide water quality treatment and rate control of the stormwater runoff generated from the subdivision. Due to the high elevation of groundwater and in-situ clay soils, infiltration is not feasible in the majority of the development. Water quality will be provided through a public and private water re-use system to the open space areas in the development. The private re-use system will be constructed from stormwater collected in the proposed basin on Outlot K to irrigate the common lot open space. The public re-use system will be constructed from stormwater collected in the proposed basin on Outlots H and I to irrigate the proposed City Park. The proposed public water re-use irrigation system will be designed by the City. The Developer shall pay for and install the system per the City’s approved design. The stormwater management basins will be located within Outlots A, B, D, G, H, I and K which will be deeded to the City with the final plat. The stormwater basin designs include an aquatic safety bench and shall include a skimming device designed for the 10-year event, consistent with City requirements. The 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 CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 99 OOFF 1100 a soils report and an as-built certified grading plan have been submitted and approved by City staff. Cedar Hills 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 Cedar Hills includes the construction of public storm sewer systems. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basins located within Outlots A, B, D, G, H, I and K. Draintile construction is required in areas of non-granular soils within Cedar Hills for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must be paid with the Cedar Hills final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding the portions of Outlots A, B, D, G, H, I, J and K not used reimbursed for park dedication, calculated at $5,500/acre consistent with City policy. The reimbursement will be calculated with the final plat. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS Cedar Avenue is a minor arterial and 200th Street and 202nd Street are major collector roadways as identified in the City’s Transportation Plan. A buffer yard containing earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to Cedar Avenue, 200th Street and 202nd Street consistent with the Zoning Ordinance. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. FEMA FLOODPLAIN ANALYSIS Cedar Hills is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. CCEEDDAARR HHIILLLLSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 1100 OOFF 1100 WWEETTLLAANNDDSS The wetland delineation for the site was approved on August 28, 2019. The wetland delineation was completed by Westwood Professional Services, Inc. There are 0.456 acres of permanent wetland impacts associated with the development of this site. Applicant will purchase a total of 0.912 acres of banking credits. The Notice of Application was sent out 02/03/20. No adverse comments were received during the comment period. The wetland replacement plan was approved on 02/25/20. Based on the information provided in the report the impacts indicated for the areas outlined in the report have been determined to be acceptable for use in implementing the Wetland Conservation Act. No impacts are allowed until the final withdrawal information has been received from BWSR. It is the applicant’s responsibility to obtain proper wetland approvals from the U.S. Army Corps of Engineers. TTRREEEE PPRREESSEERRVVAATTIIOONN The plan identifies 960 total trees on site and proposes to save 744 trees. Prior to any removals the tree protection or silt fence line must be staked and reviewed by City Staff. Minor changes may result in additional removals or saves based on location or condition of the tree. The landscape plan must be revised prior to final plat to include native trees and shrubs around the stormwater basins and within the buffer areas. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. A detailed SWPPP must be submitted to the City for review prior to any land disturbance. Redundant silt fence is required along all wetlands and waterways that do not have a 50-foot established buffer. The Developer is responsible for the establishment of native vegetation around all stormwater treatment basin and any disturbed or farmed buffer. A management plan including a schedule for maintenance must be included in the final plat plans. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Vermillion River Watershed JPO. Any additional measures required shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, grading and erosion control plan, and utility plan for Cedar Hills, subject to the requirements and stipulations within this report.