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City of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: April 30, 2020
Subject: Packet Material for the May 7, 2020 Planning Commission Meeting
Agenda
Item: Knob Hill North preliminary plat
Action Deadline: May 28, 2020
BACKGROUND
KJ Walk, Inc. has applied for a preliminary plat to allow the development of 36 single
family lots and 42 detached townhome lots on approximately 30 acres to be known as
Knob Hill North. The Knob Hill North preliminary plat is located west of Pilot Knob
Road (CSAH 31) and north of 179th Street (future CSAH 9).
The Knob Hill North 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 Photo Map
B – Zoning Map
C - Cover Sheet/Phasing Plan
D – Preliminary Plat West
E – Preliminary Plat East
F – Preliminary townhome site plan
G – Preliminary Grading (Overall)
H – Preliminary Grading West
I – Preliminary Grading East
J – Erosion Control West
K – Erosion Control East
L – Landscape Plan
M – Preliminary Utilities West
N – Preliminary Utilities East
O - Plat Commission Letter
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PLANNING ANALYSIS
PRELIMINARY PLAT
Existing Conditions. The development site consists of one parcel, Outlot E, Knob Hill
of Lakeville. The site has been used for agriculture (Exhibit A).
Consistency with the Comprehensive Plan. The Knob Hill North property is located
in Planning District 3 of the 2040 Comprehensive Plan. Planning District 3 guides the
subject property for low/medium density residential where city sewer is available.
MUSA. The Knob Hill North preliminary plat area is located within the current MUSA.
Zoning. The parcel is currently zoned RM-1, Medium Density Residential District. The
Zoning Map update proposes to rezone the portion of the preliminary plat that is west
of Eventide Way to RS-4, Single Family Residential District. The detached townhome
lots will remain zoned RM-1. (Exhibit B)
Adjacent Land Uses. Adjacent land uses and zoning are as follows:
North – Country View Manufactured Home Park (RSMH District)
East – Pilot Knob Road, Single Family Homes (RM-1 District)
South – 179th Street (Future CSAH 9), Single Family Homes (RS-4 District)
West – Single Family Homes (RS-3 District)
Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer
and water improvements for the area of Knob Hill North will be financed and
constructed by the developer. The development costs associated with the Knob Hill
North 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 Knob Hill North preliminary plat against
these criteria finds that it is not a premature subdivision.
Density/Average Lot Size. The Knob Hill North preliminary plat consists of 36 single
family lots and 42 detached townhome lots on 29.8 acres. This results in a gross overall
density of 2.62 units per acre. Excluding the future park and stormwater ponding
outlots, the net density is 3.14 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 Knob Hill North preliminary plat:
Lot Area
(Interior)
Lot Area
(Corner)
Lot Width
(Interior)
Lot Width
(Corner)
Lot Width
(Abutting
179th St)
RS-4 8,400 s.f. 10,200 s.f. 70 feet 85 feet 95 feet
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Single family lot sizes within the Knob Hill North preliminary plat range from 8,400
square feet to 15,953 square feet in area. All of the single family lots meet the lot area
and width requirements of the RS-4 District.
Setbacks. The following minimum requirements for single family building setbacks in
the RS-4 District pertain to the Knob Hill North preliminary plat:
Front Yard Side Yard
(Interior)
Side Yard
(Corner)
Side Yard
(buffer)
Rear Yard
RS-4 20 feet (house)
25 feet (garage)
7 feet 20 feet 30 feet 30 feet
The proposed house pads shown on the Knob Hill North grading, drainage and
erosion control plan indicate that all 36 single-family lots have adequate building pad
areas that meet setback requirements for principal structures.
DETACHED TOWNHOME DEVELOPMENT STANDARDS
Lot Requirements.
The proposed unit lots shown on the Knob Hill North preliminary plat have sufficient
area to accommodate detached units. A homeowner’s association will be required to
be established for ownership and maintenance of Lot 49, Block 1 and Lot 12, Block 4.
The RM-1 District requires at least 5,000 square feet per unit. The Knob Hill North
preliminary plat has an average of 10,494 square feet per unit for the detached
townhomes area, which exceeds the minimum lot area per unit requirements of the
RM-1 District.
Setbacks. The following minimum requirements for detached townhome building
setbacks in the RM-1 District pertain to the Knob Hill North preliminary plat:
Base Lot Between Buildings
(Detached Units)
Front Yard
(to ROW)
RM-1 30 feet 14 feet 20 feet (front)
25 feet (garage)
The proposed building pads shown on the Knob Hill North grading, drainage and
erosion control plan indicate that all 42 detached townhomes have adequate building
pad areas that meet setback requirements.
Exterior Materials. Each townhouse 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
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more than 75% of one type of finish or have more than 60% of all elevations of one
type of finish. The City has deemed the use of cement fiberboard material as satisfying
the minimum masonry material requirement and is therefore also allowed to exceed
the maximum area limit for non-masonry materials.
Floor Area. The developer must submit dimensioned floor plans for the detached
townhome units to verify compliance with the minimum requirements for above
grade floor area established by Section 11-17-13.D of the Zoning Ordinance.
Garage Area. The detached townhome units are proposed to be slab on grade so the
minimum area of each garage must be at least 540 square feet. Each garage must have
a minimum interior width of 20 feet.
Landscaping. Landscaping plans for required foundation plantings around the
detached townhome units will be required with the final plat. The Developer must also
provide information to demonstrate conformance with the requirements of Section
11-58-21.K.
Outlots. There are two outlots totaling 6.84 acres in the Knob Hill North preliminary
plat. The use of the proposed outlots will be as follows:
Outlot A – 4.52 acre outlot for future park space.
Outlot B – 2.32 acre outlot consisting of a stormwater management basin that will
be deeded to the City with the final plat.
Phasing. Knob Hill North is proposed to be developed in two phases. The detached
townhome units will be the first phase of development with the single family lots
being the second phase of development. The expected phasing plan is shown on
Exhibit C.
Streets. The following is a summary of streets proposed with the Knob Hill North
preliminary plat. Additional detailed information is outlined in the Engineering
Division memorandum dated April 29, 2020.
Pilot Knob Road (CSAH 31) – Pilot Knob Road is east of and adjacent to the property and
is classified as a minor arterial in the Comprehensive Transportation Plan. Right of way
for Pilot Knob Road adjacent to the plat was dedicated with the Knob Hill of Lakeville
plat. No additional right of way is required.
179th Street (future CSAH 9) – 179th Street is a two-lane minor arterial street constructed
from Eventide Way to Pilot Knob Road. Right of way for the portion west of Eventide
Way to the west was dedicated with the Knob Hill of Lakeville plat and no additional
right of way is required to be dedicated.
178th Street – 178th Street will be a residential street constructed within a 60-foot right-
of-way and a 32 foot wide street. The street will connect with the existing 178th Street
at the west plat boundary and end at 179th Street. A five foot wide concrete sidewalk
will be constructed along one side of the street.
Everest Avenue – Everest Avenue 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
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sidewalk along the south side of the street, between 178th Street and Euclid Avenue.
East of Euclid Avenue, Everest Avenue will end in a permanent cul-de-sac.
Euclid Avenue – Euclid Avenue 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 the west side of the street. It will provide a right-in right-out access to 179th
Street.
Evershed Way – Evershed Way 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 the east side of the street. It will provide a right-in right-out access to 179th
Street.
All streets meet the minimum width and design requirements of the Subdivision
Ordinance.
Sidewalks/Trails. The developer will construct five-foot-wide concrete sidewalks
along one side of all streets in the development, except the cul de sac. The City’s 2015
Parks, Trail and Open Space Plan identifies bituminous trails along 179th Street and
plans for 10 foot wide trails to be constructed on both sides of 179th Street were
approved with the Knob Hill of Lakeville final plat.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage,
erosion control, and utilities for the Knob Hill North 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 April 29,
2020 engineering report prepared by Logan Vlasaty, Civil Engineer and Mac Cafferty,
Environmental Resources Manager. The Engineering Division recommends approval of
the preliminary plat.
Tree Preservation. There are no significant trees located within the Knob Hill North
preliminary plat boundary.
Wetlands. There are no wetlands within the Knob Hill North preliminary plat
boundary.
Residential Buffer Yard Requirements. Two single family home lots abut 179th Street
and require increased buffer yard lot widths and side yard setbacks in the Knob Hill
North preliminary plat. 179th Street is classified as a future minor arterial in the
Comprehensive Transportation Plan. The buffer yard screening must provide an
effective minimal visual screen to a height of 10 feet. The landscape plan includes the
installation of 13 coniferous and overstory trees on a two foot berm along the 179th
Street buffer yard areas. (Exhibit L) The lots abutting 179th Street must install sod to the
trail. A $1,000/lot security will be required with the building permit.
Lot 49, Block 1 and Lot 12, Block 4, adjacent to Pilot Knob Road and 179th Street,
include the planting of 100 coniferous and overstory trees on a two-foot berm to
provide a landscape buffer to the detached townhome units.
Fencing. The Developer is proposing to erect a six-foot tall white vinyl privacy fence
along the north plat boundary, at the rear of Lots 1-16, Block 16 and the north
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boundary of Lot 49, Block 1. A fence permit is required prior to the installation of the
fence. The fence located on Lot 49, Block 1 must be maintained by the HOA. The
placement of the fence on Lots 1-16, Block 1 should be done such that future
homeowners will have to ability to replace or remove the fence on their property
without affecting the fence on adjacent parcels.
Park Dedication. Park dedication will be satisfied through land dedication and a cash
contribution. The Autumn Meadows Third Addition plat dedicated 2.87 acres of land
for park purposes north of 179th Street, along its east plat boundary. The Knob Hill
North preliminary plat provides a 4.52 acre outlot along its west plat boundary, to be
deeded to the city for park purposes. If there is any additional park dedication
requirement after Outlot A is deeded to the City, it will be satisfied by cash
contribution. The Parks, Recreation and Natural Resources Committee will review the
preliminary plat at their May 6, 2020 meeting. Their comments will be forwarded to
the Planning Commission at the public hearing.
Signs. No subdivision identification monument signs are proposed with the Knob Hill
North preliminary plat. According to the developer, if a subdivision identification
monument sign is planned it will be a maintenance-free boulder and will be located
on private property.
Plat Commission. The Dakota County Plat Commission reviewed and approved the
preliminary plat at their February 4, 2020 meeting. The Plat Commission letter is
included as Exhibit O.
RECOMMENDATION
Planning Department staff recommends approval of the Knob Hill North preliminary
plat, subject to the following stipulations:
1. Implementation of the recommendations listed in the April 29, 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 five foot wide concrete sidewalks along one side
of all streets, except the cul-de-sac.
4. Outlots A and B shall be deeded to the City with the final plat.
5. Buffer yard landscaping shall be installed according to the approved landscape
plan. A security for the buffer yard landscaping shall be submitted with the
final plat. The lots abutting 179th Street must install sod to the trail and a $1,000
per lot security will be required with the building permit.
6. A fence permit is required prior to the installation of the proposed privacy
fence along the north plat boundary. The fence located on Lot 49, Block 1 must
be maintained by the HOA. The placement of the fence on Lots 1-16, Block 1
should be done such that future homeowners will have to ability to replace or
remove the fence on their lot without affecting the fence on adjacent lots.
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7. If a subdivision monument sign is proposed for the development, it must be
maintenance free and located on private property. A sign permit is required
prior to installation of the sign.
±
Knob Hill North
Preliminar y Plat area
PILOTKNOBROAD(CSAH31)CITY OF FARMINGTON
180TH ST
177TH ST177TH ST
1 7 9 T H S T
1 78TH ST
FIREBIRD
CT
E V E N I N G L N
UPPER 179TH ST
City of LakevilleLocation MapKnob Hill NorthPreliminary PlatEXHIBIT A
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±
RSMH
RS-4*
RM-1
RM-1
P/OS
City of LakevilleZoning MapKnob Hill NorthPreliminary PlatEXHIBIT BPILOT KNOB RD (CSAH 31)1 7 9 T H S T (F U T U R E C S A H 9 )
Kn ob H ill North
plat area
RS-4
RS-4
RS-3
RS-3
RM-1
RM-1
* This area is currently zoned
RM-1 but is proposed to
be rezoned to RS-4 with
the Zoning Map update.
For ReviewApril 22, 2020I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:01/07/19Revision:OriginalRegistration #: 51362SHEET 1 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg0100200300OWNER / DEVELOPER / DESIGNER:KJ Walk, Inc.Luke Israelson, PEReg #: 513626001 Egan Drive, Suite 100Savage, MN 55378(952) 226-3200luke@kjwalk.comwarren@kjwalk.comKNOB HILL NORTHSHEET INDEX1 Cover2-3Preliminary Plat4Site Plan5-7Preliminary Grading8-9Erosion Control10SWPPP11Landscaping12-13Preliminary Utilities LAST SAVED: April 22, 2020Lakeville, MNLOT DATA:Single Family (36 lots)70' wide / 8400 SFDetached Town Home (42 lots)40' wide / 2800 SF50' wide / 3500 SF14' separation between lotsDETACHED TOWNHOME SETBACKSROW Setback20' House25' GarageBase lot Setback30' House20' Patio/Deck179TH and Pilot Knob Setback50' House30' Patio/DeckPHASE 1PHASE 2Preliminary Plat SetCoverLegend Existing watermainProposed watermainExisting sanitaryProposed sanitaryExisting stormProposed stormExisting hydrantProposed hydrantExisting gate valveProposed gate valveExisting manholeProposed manholeProposed catchbasinSilt fence5' SidewalkBituminous pathExisting treeGOPHER STATE ONE CALL: 651.454.0002 - CALL 48 HRS BEFORE EXCAVATIONContactsDeveloper/KJ Walk, Inc.Luke IsraelsonEngineer/6001 Egan Drive, Ste 100952.826.9068ContractorSavage, MN 55378CityCity of LakevilleZachary Johnson20195 Holyoke Avenue952.985.4400Lakeville, MN 55044Charter16900 Cedar Ave. SouthTyler NelsonCommunicationsRosemount, MN 55068651.318.8975Dakota Electric4300 220th Street WestRick SiebenalerFarmington, MN 55024651.463.6373Frontier14450 Burnhaven DriveJames LancasterCommunicationsBurnsville, MN 55306952.435.4661MN Energy2665 145th Street WestAlan BraithResources Corp.PO Box 455651.322.8932Rosemount, MN 5506802/11/19Revised01/28/20Revised04/15/2020Revised04/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 2 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetPreliminary Plat (West)5'7'10'30'25'10'ROWTYPICAL LOTSETBACKS AND EASEMENTSROW20'HOUSE SETBACK
GARAGE SETBACK20'10'10'30'25'10'20'HOUSE SETBACK
GARAGE SETBACK ROWSITE DATATOTAL SITE AREA29.807 AC.NUMBER OF SINGLE FAMILY LOTS36 LOTSNUMBER OF DETACHED TOWNHOME LOTS42 LOTSLOT AREA18.065 AC.RIGHT OF WAY AREA (LOCAL STREET)4.900 AC.OUTLOT AREA (OUTLOT A-B)6.842 AC.UNIT DENSITYGROSS2.62 UNITS PER AC.NET4.32 UNITS PER AC.SINGLE FAMILY LOT REQUIREMENTS (RS-4)MIN. LOT AREA - INTERIOR LOTS8,400 S.F.MIN. LOT WIDTH AT SETBACK - INTERIOR LOTS70 FEETMIN. LOT AREA - CORNER LOTS10,200 S.F.MIN. LOT WIDTH AT SETBACK - CORNER LOTS85 FEETMIN. LOT WIDTH AT SETBACK - CORNERLOTS ABUTTING 179TH ST W. 110 FEETMIN. LOT DEPTH - LOTSABUTTING 179TH ST W. 150 FEETDETACHED TOWNHOME MINIMUM SETBACKS (RM-1)ROW SETBACKS20' HOUSE25' GARAGEBASE LOT SETBACKS30' HOUSE20' PATIO/DECK179TH AND PILOT KNOB SETBACKS50' HOUSE30' PATIO/DECK LAST SAVED: April 22, 2020Lakeville, MNROWTYPICAL DETACHED TOWNHOME LOTSETBACKS AND EASEMENTSROW20'10'10'30'25'10'ROW14'20'DECK/PATIOSETBACKD&U EASEMENTBUILDING SETBACK5'7'01/07/19OriginalRevised02/11/1950'70'40'70'01/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 3 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetPreliminary Plat (East) LAST SAVED: April 22, 2020Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20RevisedLegend Open Space04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 4 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetSite Plan LAST SAVED: April 22, 2020Lakeville, MN01/07/19OriginalRevised02/11/19D&U EASEMENTBUILDING SETBACKROWTYPICAL DETACHED TOWNHOME LOTSETBACKS AND EASEMENTSROW20'10'10'30'25'10'ROW14'20'DECK/PATIOSETBACK50'70'40'70'01/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 5 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwgPreliminary Plat SetPreliminary Grading LAST SAVED: April 22, 20200100200300Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 6 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwgPreliminary Plat SetPreliminary Grading (NW) LAST SAVED: April 22, 2020050100150Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 7 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwgPreliminary Plat SetPreliminary Grading (NE) LAST SAVED: April 22, 2020050100150Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 8 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetErosion Control (West)Silt Fence to be installed along perimeter ofconstruction area prior to the start of work.CB & DROP IN INLET PROTECTORSSEED & BLANKETLEGEND RIP RAPSILT FENCENOTES:MAXIMUM ALLOWABLE SLOPE 3:1PONDS MAY BE USED AS TEMPORARY SEDIMENTATIONBASINS DURING CONSTRUCTION, IF A POND IS USED AS ATEMP. SED. BASIN IT MUST BE CLEANED OUT PRIOR TOBEING PUT INTO SERVICE.DRAINAGE TO THE TEMPORARY SEDIMENTATION BASINSMUST BE MAINTAINED THROUGHOUT THE CONSTRUCTIONPROCESS.- MN DOT MIX 250(70LBS/AC) USED IN RIGHT OF WAY- MN DOT MIX 325(84LBS/AC) USED ON PONDS BELOW HWL- MN DOT MIX 328(88LBS/AC) USED ON PONDS ABOVE HWLSTOCKPILES TO BE STABILIZED IF NOT UTILIZED FOR MORETHAN 7 DAYS. LAST SAVED: April 22, 2020Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 9 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetErosion Control (East)Silt Fence to be installed along perimeter ofconstruction area prior to the start of work.CB & DROP IN INLET PROTECTORSSEED & BLANKETLEGEND RIP RAPSILT FENCE LAST SAVED: April 22, 2020NOTES:MAXIMUM ALLOWABLE SLOPE 3:1PONDS MAY BE USED AS TEMPORARY SEDIMENTATIONBASINS DURING CONSTRUCTION, IF A POND IS USED AS ATEMP. SED. BASIN IT MUST BE CLEANED OUT PRIOR TOBEING PUT INTO SERVICE.DRAINAGE TO THE TEMPORARY SEDIMENTATION BASINSMUST BE MAINTAINED THROUGHOUT THE CONSTRUCTIONPROCESS.- MN DOT MIX 250(70LBS/AC) USED IN RIGHT OF WAY- MN DOT MIX 325(84LBS/AC) USED ON PONDS BELOW HWL- MN DOT MIX 328(88LBS/AC) USED ON PONDS ABOVE HWLSTOCKPILES TO BE STABILIZED IF NOT UTILIZED FOR MORETHAN 7 DAYS.Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 11 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwgPreliminary Plat SetLandscaping Plan0100200300 LAST SAVED: April 22, 20206' WHITE VINYL PRIVACY FENCE ON NORTH PROPERTY LINE6' WHITE VINYL PRIVACY FENCE ON NORTH PROPERTY LINELakeville, MNSpruce TreesLEGEND NOTES:* TREES MINIMUM 5' FROM PROPERTY LINE* TREES STAGGERED WITH 15' SPACING1/3 TREE
HEIGHT ROOT CROWN ATFINISH GRADE,OR 1-2" ABOVE GRADEFINISH GRADETILLED OR BROKEN UPSOIL MIN 12" DEEP2" SETTLED LAYER OF MULCH2X WIDTH OF ROOTBALLTREE HEIGHT IS MEASUREDFROM THE TOP OF THE ROOTBALL TO THE BOTTOM OFTHE LEADERID#COMMON NAMESIZE#BHSBLACK HILLS SPUCE8'-0"61ATARBORVITAE"TECHNY"8'-0"53ALTAMARACK"AMERICAN LARCH"8'-0"12RBRIVER BIRCH2 1/2"21ASBAUTUMN SPLENDERBUCKEY2 1/2"3SWOSWAMP WHITE OAK2 1/2"4HBHACKBERRY2 1/2"3HLHONEY LOCUST2 1/2"5KCEKENTUCKYCOFFEETREE"ESPRESSO"2 1/2"6TOTAL1681/3 TREE
HEIGHT ROOT CROWN ATFINISH GRADE,OR 1-2" ABOVE GRADEFINISH GRADETILLED OR BROKEN UPSOIL MIN 12" DEEP2" SETTLED LAYER OF MULCH2X WIDTH OF ROOTBALLDeciduous Trees4-BHS3-AT4-BHS3-AT4-BHS3-AT2-BHS1-AT1-HL1- KCE1-HL4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT4-BHS3-AT2-BHS1-AT1-BHS1-AT1-KCE1-ASB1-ASB1-ASB2-BHS1-AT2-BHS1-AT1-KCE1-HL1-KCE1-HL1-KCE1-HL1-KCELOW GROWPRAIRIE GRASS6' WHITE VINYL PRIVACY FENCETREE5:1 SLOPE MAX5:1 SLOPE MAX6" - 50% BLACK TURF GROWING MEDIUMNATURAL SAND01/07/19OriginalRevised02/11/1901/28/20RevisedPrivacy FenceTREE3-AL3-AL3-AL3-AL3-AT3-AT3-AT4-SWO3-RB3-RB1-HB3-RB3-RB3-RB1-HB3-RB3-RB1-HB1'PROPERTY LINECONCRETEPOST FOOTING(12" DIA.)04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 12 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetPreliminary Utilities (West) LAST SAVED: April 22, 2020Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Registration #: 51362SHEET 13 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120180Preliminary Plat SetPreliminary Utilities (East)Lakeville, MN01/07/19OriginalRevised02/11/1901/28/20Revised04/15/2020RevisedFor ReviewApril 22, 202004/22/2020Revised Street Names
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
February 6, 2019
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: KNOB HILL NORTH
The Dakota County Plat Commission met on February 4, 2019, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to County State Aid Highway 31 (Pilot Knob Rd.) and future County Road
179th St. W., and is therefore subject to the Dakota County Contiguous Plat Ordinance.
This is a replat of OUTLOT E, KNOB HILL OF LAKEVILLE. Restricted access symbols should be shown along all of
CSAH 31 (shown as Lot 54 on the proposed plat). Restricted access should be shown along all of 179th Street
(future County Road) except for the three access openings as shown on the proposed plat. A quit claim deed
to Dakota County for restricted is required to be recorded with the plat mylars.
The Plat Commission has approved the preliminary plat provided that the described conditions are met, and
reviewed the final plat and recommends approval to the County Board of Commissioners provided that the
described conditions are met.
Traffic volumes on CASH 31 are 28,000 ADT and are anticipated to be 39,000 ADT by the year 2030. These
traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for
the proposed plat. Residential developments along County highways commonly result in noise complaints.
In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial
building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this
development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please
contact 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: Kris Jenson, Associate Planner
From: Logan Vlasaty, Civil Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Daryl Morey, Planning Director
Date: May 1, 2020
Subject: Knob Hill North
• Preliminary Plat Review
• Preliminary Grading and Drainage Plan Review
• Preliminary Erosion Control Plan Review
• Preliminary Utility Plan Review
BBAACCKKGGRROOUUNNDD
KJ Walk, Inc. has submitted a preliminary plat named Knob Hill North. The proposed
subdivision is located west of and adjacent to Pilot Knob Road (CSAH 31), north of and
adjacent to 179th Street (future CSAH 9). The parent parcel consists of Outlot E, Knob Hill of
Lakeville zoned RM-1 Medium Density Residential.
The preliminary plat consists of thirty-six (36) single family lots and forty-two (42) detached
town home lots, within four (4) blocks, and two (2) outlots on 29.8 acres.
The outlots created with the preliminary plat shall have the following use:
Outlot A: Park area; to be deeded to the City (4.52 acres)
Outlot B: Stormwater management basin; to be deeded to the City (2.32 acres)
The proposed development will be completed by:
Developer: KJ Walk, Inc.
Engineer/Surveyor: KJ Walk, Inc.
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SSIITTEE CCOONNDDIITTIIOONNSS
The Knob Hill North site consists of undeveloped agricultural land with some encroachments
along the northern property line. The land generally slopes west to east and drains into the
North Creek branch of the Vermillion River Watershed. The Developer has commenced
grading of the site as part of the construction of 179th Street.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Pilot Knob Road (CSAH 31)
Knob Hill North is located west of and adjacent to Pilot Knob Road, a minor arterial County
highway, as identified in the City’s Transportation Plan. Pilot Knob Road adjacent to the site is
a four-lane divided urban roadway. The current Dakota County Plat Review Needs Map
indicates a half right-of-way requirement of 100-feet and designates it as a future six-lane
divided urban roadway over its entire length adjacent to the plat. The expansion of Pilot Knob
Road to a six-lane roadway is not identified in the City’s or County’s current Capital
Improvement Plans. The Developer dedicated 100-feet of west half right-of-way for Pilot
Knob Road adjacent to the parent parcel with the Knob Hill of Lakeville final plat.
The Developer is responsible for any improvements to Pilot Knob Road, as required by Dakota
County.
179th Street (Future CSAH 9)
Knob Hill North is located north of and adjacent to 179th Street (future CSAH 9), a minor
arterial highway, as identified in the City’s Transportation Plan. 179th Street is designated as a
future County Road, as identified by the Dakota County East-West Corridor Preservation Study
completed in 2006. The current Dakota County Plat Review Needs Map indicates a 120-foot
wide right-of-way requirement and designates this roadway as a two-lane divided roadway
over its entire length adjacent to the plat. The Developer dedicated the necessary right-of-
way with the Knob Hill of Lakeville final plat.
179th Street is designed as a two-lane divided urban roadway with 10-foot wide bituminous
trails along both sides of the road, and is consistent with Dakota County’s standards, access
locations, and spacing requirements. 179th Street will provide a full access for the
development at Pilot Knob Road. Right and left turn lanes will be provided at the roadway
connections within the plat, as required by Dakota County. The alignment and design for
179th Street was reviewed and approved by the Dakota County Transportation Department.
The City will maintain 179th Street until jurisdiction is transferred to Dakota County.
The Knob Hill of Lakeville Development Contract requires the construction and extension of
179th Street from Fieldcrest Avenue to Pilot Knob Road by November 30, 2020. 179th St is
being constructed from Pilot Knob Road to Eventide Way with the development of the Knob
Hill of Lakeville plat.
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178th Street
Development of Knob Hill North includes the extension of 178th Street, a local roadway. 178th
Street is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete
sidewalk along the south side of the street. 178th Street will provide a full access to 179th
Street. The Developer is dedicating 60-feet of right-of-way along the entire length of 178th
Street.
Evershed Way
Development of Knob Hill North includes the extension of Evershed Way, a local roadway.
Evershed Way is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide
concrete sidewalk along the east side of the street. Evershed Way will provide a right-in-right
out access to 179th Street and terminate with a T intersection at 178th Street. The Developer is
dedicating 60-feet of right-of-way along the entire length of Evershed Way.
Everest Avenue
Development of Knob Hill North includes the construction of Everest Avenue, a local roadway.
Everest Avenue is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide
concrete sidewalk along the south side of the street from 178th Street to Euclid Avenue.
Everest Avenue will terminate to the west with a T intersection at 178th Street and to the east
with a permanent cul-de-sac. The Developer is dedicating 60-feet of right-of-way along the
entire length of Everest Avenue.
Euclid Avenue
Development of Knob Hill North includes the construction of Euclid Avenue, a local roadway.
Euclid Avenue is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide
concrete sidewalk along the west side of the street. Euclid Avenue will provide a right-in-right
out access to 179th Street and terminate with a T intersection at Everest Avenue. The
Developer is dedicating 60-feet of right-of-way along the entire length of Euclid Avenue.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility and street construction shall be from
a single rock construction entrance at 178th Street from 179th Street, west of Pilot Knob Road.
No construction access shall be allowed from the existing streets to the south within the City
of Farmington or from the existing streets to the west within the City of Lakeville.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
Development of Knob Hill North includes the construction of public trails and sidewalks. Five-
foot wide concrete sidewalks, with pedestrian curb ramps will be installed along one side of
all local streets, except for the cul-de-sac portion of Everest Avenue. A bituminous trail will be
constructed along both sides of 179th Street with the Knob Hill of Lakeville development.
The Park Dedication requirement has not been collected on the parent parcel and will be
satisfied through land dedication that shall be dedicated with the final plat.
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The density of Knob Hill North preliminary plat is 2.6 units/acre (78 proposed lots/29.8 acres).
The land dedication requirement for subdivisions with a density less than 3.0 lots/acre is 12%.
The land dedication and cash contribution requirements are estimated as follows:
Gross Area of Knob Hill North 29.8 Acres
Total Buildable Area 29.8 Acres
Land Dedication Requirement (12%) 3.6 Acres
The Developer will dedicate 4.52 acres in Outlot A to the City for park land. This exceeds the
3.6 acres park dedication requirement. The Developer shall receive a credit to its final plat
cash fees for the park dedication that exceeds to land dedication requirements that will be
based on the rate in effect at the time of final plat.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Knob Hill North is located within subdistrict NC-20030 of the North Creek sanitary sewer
district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed to
the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment
Facility.
Development of Knob Hill North includes the extension of public sanitary sewer. 8-inch
sanitary sewer will be constructed within the subdivision and connect to an existing sewer
stub to the north of 179th Street to provide sanitary sewer service to the development.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and will
be required with the final plat. The fee will be based on the current rate in effect at the time of
final plat approval.
WWAATTEERRMMAAIINN
Development of Knob Hill North includes the extension of public watermain. 8-inch
watermain will be extended within the development to provide water service to the
subdivision. Existing watermain stubs are present at the west, south, and east borders of the
plat.
The Lateral Watermain Access Charge is due for the portion of 12-inch watermain within Pilot
Knob Road right-of-way and shall be paid with the final plat. The Lateral Watermain Access
Charge will be based on the rate in effect at the time of final plat approval.
OOVVEERRHHEEAADD LLIINNEESS
There are no overhead utility lines located on the existing parcel.
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DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Knob Hill North is primarily located within subdistrict NC-4 of the North Creek stormwater
district, as well as subdistrict FO-1 of the Farmington stormwater district as identified in the
City’s Water Resources Management Plan.
Development of Knob Hill North includes the construction of one City owned and maintained
stormwater management basins to collect and treat the stormwater runoff generated from
the site. The basin will be located within Outlot B and will provide water quality treatment
and rate control of the stormwater runoff generated from the subdivision. The stormwater
management basin design is consistent with City requirements.
Development of Knob Hill North includes the construction of one privately owned
landscaped drainage swale that will require a City and Developer maintenance agreement
with the final plat.
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.
Knob Hill North 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 Knob Hill North 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 parcel and must be
collected with the Knob Hill North final plat. The Developer will receive a credit to the Trunk
Storm Sewer Area Charge for deeding Outlot B to the City, consistent with City policy.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
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RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS
179th Street and Pilot Knob Road are minor arterial County roadways as identified in the City’s
Transportation Plan. A buffer yard screen containing a combination of earth berms, plantings,
or privacy fencing of sufficient density to provide a minimum visual screen shall be provided
adjacent to 179th Street and Pilot Knob Road.
FEMA FLOODPLAIN ANALYSIS
Knob Hill North is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal
Emergency Management Agency (FEMA). Based on this designation, there are no areas in the
plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA.
WWEETTLLAANNDDSS
Jacobson Environmental conducted a site investigation on April 28, 2017. Eight areas within
the Knob Hill of Lakeville plat were investigated, including the area that is Knob Hill North. No
wetlands were identified within the project boundaries. The Notice of Application was sent
out 6/27/2017. No comments were received during the comment period.
Based on the information provided in the report dated 5/11/2017 and site visit, the wetland
delineation for the area has been determined to be acceptable for use in implementing the
Wetland Conservation Act.
TTRREEEE PPRREESSEERRVVAATTIIOONN
A tree preservation plan was submitted and approved with the Knob Hill of Lakeville
development. The plan proposed to save 15 trees, none of which were in the Knob Hill North
preliminary plat boundaries. No tree preservation plan is needed for the Knob Hill North
preliminary plat.
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.
The rear swale along the north property line must be stabilized with erosion control blanket
once graded and storm sewer is installed. 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.
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RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the Knob Hill North preliminary plat, grading and
drainage plan, erosion control plan, and utility plan.