HomeMy WebLinkAboutItem 05
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
MEMORANDUM
TO: Daryl Morey, Planning Director
FROM: D. Daniel Licht, AICP
DATE: 14 May 2020
RE: Lakeville – Timbercrest at Lakeville; Roers Apartment Development
TPC FILE: 135.01
BACKGROUND
Roers Companies has submitted plans for development of a 208 unit multiple family use on
8.01 acres within Outlot A, Timbercrest at Lakeville 7th Addition located north of 185th Street
(CSAH 60) and east of Orchard Trail. The applications involved in considering the proposed
development include a PUD District amendment to allow multiple family uses, PUD
Development Stage Plan, vacation of existing drainage/utility easements and trail easements
and preliminary plat/final plat. A public hearing has been noticed for the Planning Commission
meeting on 21 May 2020 to consider the applications.
Exhibits:
A. Site location map
B. Preliminary plat
C. Final plat
D. Existing Conditions
E. Site Plan
F. Grading Plan
G. Erosion Control Plan
H. Utility Plan
I. Landscape Plan
J. Floor Plans (3 pages)
K. Exterior Elevations (3 pages)
L. Traffic Analysis
M. Dakota County Plat Commission letter
2
ANALYSIS
Comprehensive Plan. The Economic Development Commission has identified as part of the
Strategic Plan for Economic Development that development of high density housing is to be a
priority to provide alternatives to single family dwellings, opportunities for workforce housing,
and market support for nearby businesses. The 2040 Comprehensive Plan incorporated the
recommendations of the EDC and the direction of the City Council following discussions of the
2016 Multiple Family Housing Study and outlines policies supporting development of high
density housing within the I-35 corridor. The subject site was not identified by the 2016
Multiple Family Housing Study as a potential site for location of high density housing during
discussions with the City Council and Planning Commission. However, the Planning Commission
at a work session on 9 January 2020 supported the proposed development of the subject site
with multiple family uses.
The 2040 Land Use Plan guides the subject site for commercial uses consistent with the
Timbercrest at Lakeville PUD District, which would not allow for the proposed multiple family
use. The existing PUD District zoning does provide the City the ability to allow for multiple
family dwellings within Timbercrest at Lakeville without amending the 2040 Comprehensive
Plan pursuant to Section 11-96-5 of the Zoning Ordinance. This section states any use allowed
within the various zoning districts established by Chapter 45 of the Zoning Ordinance is
potentially allowable within a PUD District.
Zoning. The subject site is currently zoned PUD District allowing those uses as established
within the C-3, General Commercial District consistent with the 2040 Land Use Plan. The
proposed development may be allowed by amending the PUD District to allow for multiple
family dwellings. City Council and Planning Commission discussions of the EDC high density
housing recommendations were supportive of the approach to use a PUD District to allow for
multiple family dwellings within existing commercial areas. City staff would propose that
allowance of multiple family uses for the subject site be based on the draft M-1, Mixed Use I-35
Corridor District standards being developed to implement the 2040 Comprehensive Plan.
Surrounding Land Uses. The table below summarizes the existing and planned land uses
surrounding the proposed apartment site. The subject site is separated from the existing and
future land uses to the east that front to Kenwood Trail (CSAH 50) by a railroad right-of-way,
steep topography, extensive vegetation, and wetlands.
Direction Land Use Plan Zoning Map Existing Use
North Commercial PUD District Retail
East Restricted development POS District Undeveloped
South Commercial PUD District Convenience fuel
Future commercial
West Commercial PUD District Retail/restaurant
3
The primary compatibility issue presented by the proposed multiple family use is the
integration of said use within the surrounding commercial uses of Timbercrest at Lakeville. As
seen at other multiple family developments, proximity to commercial business is considered to
be a positive location factor for convenience while both land uses have similar intensity levels.
Lot Requirements. The proposed multiple family lot area of 8.01 acres is exclusive of rights-of-
way, stormwater basins, wetlands, and wetland buffers. Based on 208 dwelling units, there is
1,675 square feet of lot area per dwelling unit and a density of 26 dwelling units per acre. The
proposed density of the development is consistent with the character of a multiple family use
within the I-35 corridor and is the same density as the approved Village Green apartments
within the Avonlea PUD adjacent to Cedar Avenue (CSAH 23) and the Edison apartments within
the Spirit of Brandtjen Farm PUD adjacent to 160th Street (CSAH 46).
Setbacks. The setback regulations of the proposed M-1 District are to be considered
presumptively appropriate for the proposed apartment lot to accomplish the purposes of the
PUD District in accordance with Section 11-97-7 of the Zoning Ordinance. Uses within the
proposed M-1 District are to be required to provide a 30 foot setback to public street right-of-
way and a 10 foot setback from the side and rear lot lines. There are development restricted
and City-owned outlots to the northeast and southeast of the apartment lot (Outlot C,
Timbercrest at Lakeville 4th Addition and Outlot P, Timbercrest at Lakeville). The setbacks
shown on the site plan complies with the setback requirements proposed for the M-1 District
and are appropriate for the subject site.
Dwelling Unit Size. The table below summarizes the number of dwelling units by number of
bedrooms within each unit. There is an average of 1.3 bedrooms per dwelling unit within the
proposed development. Section 11-17-15 limits the number of efficiency units to not more
than 10 percent of the total number of dwelling units, which the building plan complies with.
The minimum floor areas specified by Section 11-17-13.B of the Zoning Ordinance is shown in
the table below together with the proposed floor area of the individual unit types. The
developer indicates that are 58 units (28 percent of the total number of units) that are either
efficiency units or 1 bedroom units less than 700 square feet in area. The number of 1
bedroom dwelling units less than 700 square feet, together with efficiency dwelling units, is less
than 30 percent of the total number of dwelling units, which is consistent with a proposed
amendment as part of the Zoning Ordinance Update to increase the allowed efficiency dwelling
units within a single apartment building from 10 percent to 30 percent of the total dwelling
units.
Unit Type Number Percent Minimum
Floor Area
Proposed
Floor Area
Efficiency 16 8% 500sf. 515sf.
1 Bedroom 42 20% 700sf. 666-686sf.
90 43% 706-1,065sf.
2 Bedroom 52 25% 800sf. 1,097-1,271sf.
3 Bedroom 8 4% 880sf. 1,528-1,580sf.
4
Building Height. Principal buildings within the M-1 District are proposed to be limited to a
height of 4 stories or 45 feet. The proposed apartment building is to be a 4-story structure
measuring 42 feet to the roof line with a surrounding parapet. The height of the proposed
building complies with the intent of the height limits of the Zoning Ordinance and proposed
performance standards of the M-1 District.
Exterior Materials. Principal buildings within the Timbercrest at Lakeville development are
required to meet the exterior finish standards as set forth by Section 11-17-9.D.1 of the Zoning
Ordinance. The commercial exterior building material requirement is that a minimum of 65
percent of the combined area of all elevations of the proposed building structure must have an
exterior finish of glass, brick, stucco and/or natural or artificial stone. The Timbercrest at
Lakeville PUD District also includes specific design guidelines that apply to the subject site. The
submitted information indicates that Grade A materials comprise 66 percent of the exterior
finish of the proposed building. The remaining 34 percent of the exterior finish materials
consist of fiber-cement siding. The proposed exterior finish of the building complies with
Section 11-17-9.D.1 of the Zoning Ordinance and the Timbercrest at Lakeville PUD design
guidelines.
Landscaping. The submitted information includes a landscape plan. The types of proposed
plantings are to be subject to review and approval of the City Forester. The size of proposed
plantings complies with Section 11-21-9.C.1 of the Zoning Ordinance. There are boulevard
shade trees to be planted along Orchard Trail consistent with the Timbercrest at Lakeville
streetscape and a mix of evergreen and shade trees to the north of the proposed apartment
building to screen the view of the adjacent retail building and parking area. Landscaping is also
proposed adjacent to the pool and outdoor patio and play area. Existing trees will provide
screening of the apartment building to the detached townhomes in Kenwood Hills to the
northeast.
Vehicle Access. The apartment lot is proposed to have 1 vehicular access point from Orchard
Trail at the northwest corner of the subject site. In addition, the concept plan proposes to
connect the apartment parking lot and access to the adjacent Best Buy parking lot to the north,
which has an existing access to Orchard Trail from which the apartment site could also be
accessed. The developer must provide documentation of necessary ingress/egress easements
over Lot 1, Block 1, Timbercrest at Lakeville 4th Addition for the proposed connection of the
accesses and parking lots. Ingress/egress easements between the apartment lot and Lot 1,
Block 1, Timbercrest at Lakeville 4th Addition will also be required for the area of the parking
within the apartment lot contiguous to the existing retail parking.
Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires multiple family uses to
provide 2.5 off-street parking stalls per dwelling unit. Based on 208 dwelling units, 520 off-
street parking stalls are required.
The City has allowed apartment uses within ½ mile of transit facilities that have an average of
2.0 bedrooms or less per dwelling unit to provide off-street parking at a ratio of 2.0 stalls per
5
dwelling unit, which would equal 416 stalls for the proposed number of dwelling units. The
submitted site and building plans indicate the following off-street parking stalls proposed for
the apartment use:
# of Stalls
Enclosed parking Full Size 175
Compact 33
Surface parking Proposed 172
Proof-of-Parking 13
TOTAL 393
The site and building plans for the apartment provides a total of 1.8 off-street parking stalls per
dwelling unit (including 1.0 stalls per dwelling unit within an enclosed garage below the
building) or 36 less than the number of off-street parking stalls required at 2.0 stalls per
dwelling unit. There are 13 proof of parking stalls shown on the site plan that could be required
to be constructed if the City determines that a need has been demonstrated. The developer
has provided an analysis of the proposed off-street parking based on information from the
Institute of Transportation Engineers. The parking evaluation reasonably concludes that the
proposed apartment building, which has 1.3 bedrooms per dwelling unit, will have adequate
off-street parking.
The proposed surface off-street parking stalls and drive aisles are shown to be setback at least
15 feet from public rights-of-way and 5 feet from side lot lines as required by Section 11-19-11
of the Zoning Ordinance (not including shared access/stalls along the north lot line) Concrete
curb is shown on the site plan as required by Section 11-18-7.I.15 of the Zoning Ordinance at
the perimeter of all off street parking stalls and drive aisles. The floor plans for the principal
building demonstrate that the proposed enclosed parking stalls, which include 33 compact
stalls, comply with the minimum dimensional requirements of Section 11-19-7.I.3 of the Zoning
Ordinance.
Pedestrian Ways. There is an existing sidewalk on the east side of Orchard Trail to provide
pedestrian access to the subject site. The site plan provides minimum 7 foot wide sidewalks
along the front elevation of the building and extending out to Orchard Trail on the north and
south sides of the surface parking area. These sidewalks provide pedestrian access from the
apartment to nearby commercial businesses or to the existing trail along the north side of 185th
Street (CSAH 60).
Recreation Amenities. The proposed apartment building includes several indoor and outdoor
amenities for resident access to recreation and open spaces. Outdoor spaces include a patio
and pool at the rear of the building with a playground adjacent. There is also a large
landscaped courtyard at the front of the building. Interior to the building is a 608 square foot
community lounge and 534 square foot deck located on the fourth floor. Individual dwelling
units throughout the building are offered with private decks, but not all units have a deck.
6
Waste Storage. The building floor plans indicate 2 trash storage areas within the garage level
of the principal building. Any use of outdoor storage for additional waste containers must be
within an enclosure that complies with Section 11-18-11.B of the Zoning Ordinance.
Exterior Lighting. A photometric lighting plan indicating the type, location, height, and
illumination pattern of all proposed exterior lighting has been submitted with the PUD
Development Stage Plan. All exterior light fixtures are to include a 90 degree horizontal shield,
free standing lights are limited to 25 feet in height, and the illumination complies with the
requirements of Section 11-16-17 of the Zoning Ordinance.
Storm Water Management. All grading, drainage, erosion control, and/or wetland issues are
subject to review and approval by the City Engineer.
Utilities. The subject site is included within the current MUSA and there are utilities within
Orchard Trail to provide service to the subject site. All utility issues are subject to review and
approval of the City Engineer.
Preliminary/Final Plat. The developer has submitted a preliminary plat and a final plat that
includes the information required by Section 10-3-2 and Section 10-3-3 of the Subdivision
Ordinance, respectively.
Dakota County. The subject site abuts 185th Street (CSAH 60) and is therefore subject to
review and approval of Dakota County. The Dakota County Plat Commission met on 15
April 2020 to review the application and approved the proposed preliminary/final plat.
Lots/Outlots. The preliminary and final plat includes 1 lot that is 8.01 acres in area for
the proposed apartment use. The balance of the subject site is to be platted as a 2.03
acre outlot at the southeast corner of the subject site reserved for future development.
Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage
and utility easements at the perimeter of the lot, which are shown on the final plat.
While the public hearing notice for Timbercrest at Lakeville 9th Addition included the
vacation of public drainage, utility and trail easements, staff has determined that these
easements need to remain. As such, an easement vacation will not be part of this
preliminary and final plat. All drainage and utility easements are subject to review and
approval of the City Engineer.
A conservation easement exists by document along the east line of the subject site.
Section 10-4-7 allows the City to require that the conservation area be deeded to the
City to protect environmentally sensitive areas. City staff recommends that the area of
the conservation easement be platted as an outlot and deeded to the City. The area of
the conservation easement will continue to be considered for calculating density
allowed within the subject site under the PUD District notwithstanding dedication of this
outlot to the City.
7
Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify
dedication of land to the City for public parks from the area of the subject site. Park
dedication requirements would be required to be satisfied by payment of a cash fee in
lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the
Subdivision Ordinance.
Development Agreement. Section 10-5-1 of the Subdivision Ordinance and Section 11-96-23.E
of the Zoning Ordinance require the developer to enter into an agreement with the City to
provide for construction of the proposed improvements and provide securities for their
completion. The development agreement will be drafted by the City Attorney and is subject to
approval by the City Council.
CONCLUSION
The proposed development is consistent with the goals and policies of the 2040 Comprehensive
Plan for inclusion of multiple family land uses within commercial developments adjacent to
transit corridors to provide market support for surrounding business and expand housing
choices within Lakeville. The proposed multiple family development within Timbercrest at
Lakeville complies with the performance standards applied to similar uses within PUD Districts
as well as those performance standards being drafted to implement the 2040 Comprehensive
Plan. An ordinance and findings of fact supporting the PUD District amendment to allow for the
proposed multiple family use has been drafted for consideration by the Planning Commission.
Our office and City staff recommend approval of the PUD Development Stage Plan and
preliminary/final plat applications subject to the following stipulations:
1. The subject site shall be developed in accordance with the PUD Development Stage Plan
as approved by the City Council.
2. The submitted landscape plan shall be subject to review and approval of the City
Forester. A security must be submitted with the final plat to ensure installation of the
approved landscaping.
3. Ingress/egress easements between the proposed lot and Lot 1, Block 1, Timbercrest at
Lakeville 4th Addition shall be required for the area of the parking within the apartment
lot contiguous to the existing retail parking.
4. The PUD Development Stage Plan for the multiple family use shall provide for a
minimum of 2.0 parking stalls per dwelling unit (including proof-of-parking) unless a
reduction is approved by the City Council based on a site specific parking demand study;
a minimum of 1.0 enclosed parking stalls per dwelling unit shall be required within the
supply of off-street parking stalls.
8
5. All drainage and utility easements are subject to review and approval of the City
Engineer.
6. The preliminary/final plat shall be revised to dedicate the area of the existing
conservation easement within the subject site as Outlot A and the proposed Outlot A as
Outlot B. Outlot A as is to be shown on the revised preliminary/final plat shall be
deeded to the City in accordance with Section 10-4-7 of the Subdivision Ordinance.
7. All grading, drainage, erosion control, and/or wetland issues are subject to review and
approval by the City Engineer.
8. All utility issues are subject to review and approval of the City Engineer.
9. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land
at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision
Ordinance.
10. The developer shall enter into a development agreement with the City as drafted by the
City Attorney and subject to approval by the City Council.
c. Justin Miller, City Administrator
David Olson, Community and Economic Development Director
John Hennen, Parks and Recreation Director
Alex Jordan, Assistant City Engineer
1
ORDINANCE NO. : 2020-___
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE PUD, PLANNED UNIT DEVELOPMENT
DISTRICT FOR TIMBERCREST AT LAKEVILLE
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The legal description of the property for
which the PUD District amendment applies is legally described as Lot 1, Block 1,
Timbercrest at Lakeville 9th Addition (the “property”).
Section 2. Allowed Uses. The allowed uses upon the property within
the PUD District shall include the following principal uses subject to approval of a
PUD Development stage plan in accordance with Section 11-96-13 of the Zoning
Ordinance:
A. Multiple family dwellings.
Section 3. Amendments. Approval of PUD Development Stage Plans,
or any portion thereof, modifications of the allowed land uses, location of allowed
land uses or performance standards established within the PUD District or this
Ordinance, and the inclusion of additional lands within this PUD District shall be
processed in accordance with Section 11-96-21 of the Zoning Ordinance.
Section 4. This Ordinance shall be effective upon its passage and
publication.
ADOPTED by the Lakeville City Council this ____ day of June 2020.
CITY OF LAKEVILLE
BY:_____________________________
Douglas P. Anderson, Mayor
2
ATTEST
BY:__________________________
Charlene Friedges, City Clerk
EXHIBIT A
O
R
C
H
A
R
D
TRAIL
LOT 1
BLOCK 1
OUTLOT A
DENOTES 1/2 INCH BY 14 INCH IRON
MONUMENT SET AND MARKED BY LICENSE NO.
44530 UNLESS OTHERWISE NOTED.
DENOTES 1/2 INCH IRON MONUMENT MARKED
BY LICENSE NO. 43933 FOUND, UNLESS
OTHERWISE INDICATED.
0
NORTH
SCALE IN FEET
60 120
THE ORIENTATION OF THIS BEARING SYSTEM IS BASED
UPON THE SOUTH LINE OF OUTLOT A, TIMBERCREST AT
LAKEVILLE 7TH ADDITION HAVING AN ASSUMED BEARING
OF SOUTH 89 DEGREES 54 MINUTES 54 SECONDS WEST.
VICINITY MAP
SITE
SECTION 13, TOWNSHIP 114N, RANGE 21W,
DAKOTA COUNTY, MINNESOTA
NOT TO SCALE
185TH ST (C.S.A.H. NO. 60)C.P
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RR
ORCH
A
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Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
Length
66.88
54.03
10.74
50.89
13.78
14.71
8.23
59.98
49.22
114.93
92.22
84.99
27.70
34.93
77.43
80.61
Direction
N2°37'09"E
N16°42'29"W
N79°55'13"W
N9°41'32"W
N47°06'56"W
N80°27'39"W
N0°39'10"W
N21°56'04"W
N28°30'05"W
N23°33'03"W
N19°29'00"W
N35°31'11"W
N44°11'56"W
N28°07'00"W
N62°46'20"W
N52°07'47"W
Curve Table
Curve #
C1
C2
C3
C4
C5
C6
C7
Length
L=37.11
L=12.22
L=60.13
L=29.10
L=32.66
L=61.29
L=65.42
Radius
R=100.00
R=20.00
R=30.00
R=50.00
R=50.00
R=50.00
R=59.30
Delta
Δ=21°15'55"
Δ=35°00'00"
Δ=114°50'40"
Δ=33°20'42"
Δ=37°25'24"
Δ=70°13'40"
Δ=63°12'44"
Chord
C=36.90
C=12.03
C=50.56
C=28.69
C=32.08
C=57.52
C=62.16
Chord Bearing
C.Brg.=N11°18'07"W
C.Brg.=N16°50'50"E
C.Brg.=S23°02'26"E
C.Brg.=N63°47'17"W
C.Brg.=N28°24'14"W
C.Brg.=S44°48'23"E
C.Brg.=N48°18'51"W
DETAIL
NOT TO SCALE
Project
Location
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
Date Submittal / RevisionNo.By
Designed:Drawn:
Approved: Book / Page:
Phase: Initial Issued:
Client
ROERS
INVESTMENTS
110 CHESHIRE LN #120,
MINNETONKA, MN 55305
LAKEVILLE
MARKET RATE
HOUSING
LAKEVILLE, MN
NW QUADRANT OF ORCHARD
TRAIL & HWY 60
MLL JMW
GDA
PRELIMINARY 02/07/2020
22080
Registration No.
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
Date:43505
George D. Abernathy
02/07/2020PRELI
MI
N
A
RY
Feb 28, 2020 - 3:29pm - User:lcapistrant L:\PROJECTS\22080\CAD\Survey\Sheets\22080-PPLAT.dwg
C*
PRELIMINARY
PLAT
OUTLOT A, TIMBERCREST AT LAKEVILLE 7TH ADDITION, DAKOTA COUNTY, MINNESOTA, ACCORDING TO
THE RECORDED PLAT THEREOF, DAKOTA COUNTY, MINNESOTA.
TORRENS PROPERTY
TO BE PLATTED AS LOT 1, BLOCK 1, AND OUTLOT A, TIMBERCREST AT LAKEVILLE 9TH ADDITION.
LOT 1, BLOCK 1
OUTLOT A
TOTAL
348,680 S.F. OR 8.0060 ACRES
88,559 S.F. OR 2.0330 ACRES
437,239 S.F.OR 10.0390 ACRES
1. DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED.
2. THE BEARING SYSTEM IS BASED ON THE DAKOTA COUNTY COORDINATE SYSTEM, NAD83 (1986
ADJUST).
3. SUBJECT PROPERTY'S ADDRESS HAS NOT BEEN ASSIGNED. ITS PROPERTY IDENTIFICATION NUMBER IS
227670600010.
PROPERTY SUMMARY
DEVELOPMENT NOTES
DESCRIPTION
348,680 S.F.
8.0060 ACRES
88,559 S.F.
2.0330 ACRES
EXHIBIT B
O
R
C
H
A
R
D
TRAIL
LOT 1
BLOCK 1
OUTLOT A
DENOTES 1/2 INCH BY 14 INCH IRON
MONUMENT SET AND MARKED BY LICENSE NO.
44530 UNLESS OTHERWISE NOTED.
DENOTES 1/2 INCH IRON MONUMENT MARKED
BY LICENSE NO. 43933 FOUND, UNLESS
OTHERWISE INDICATED.
0
NORTH
SCALE IN FEET
60 120
KNOW ALL PERSONS BY THESE PRESENTS: That Avalon-Timbercrest I, LLC, a Minnesota limited liability company, owner of the following described property situated in the
County of Dakota, State of Minnesota:
Outlot A, TIMBERCREST AT LAKEVILLE 7TH ADDITION, Dakota County, Minnesota, according to the recorded plat thereof, Dakota County, Minnesota.
Has caused the same to be surveyed and platted as TIMBERCREST AT LAKEVILLE 9TH ADDITION, and does hereby dedicate to the public for public use the drainage and utility
easements as created by this plat.
In witness whereof said Avalon-Timbercrest I, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _______ day of
_________________, 20______.
Signed: Avalon-Timbercrest I, LLC
Barbara Van Auken, Executive Vice President
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this day of , 20 , by Barbara Van Auken as Executive Vice President of
Avalon-Timbercrest I, LLC, on behalf of the company.
Notary Public, County, Notary Printed Name
My Commission Expires
I Mark R. Salo do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this
plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat
have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.1, Subd. 3, as of the date of this
certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this day of , 20
Mark R. Salo, Licensed Land Surveyor, Minnesota License No. 43933
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this day of , 20 , by Mark R. Salo.
Notary Public, County, Minnesota Notary Printed Name
My Commission Expires
CITY COUNCIL, CITY OF LAKEVILLE, COUNTY OF DAKOTA, STATE OF MINNESOTA
This plat was approved by the City Council of Lakeville, Minnesota this day of , 20 , and hereby certifies compliance with all
requirements as set forth in Minnesota Statues, Section 505.03, Subd. 2.
By: By:
Mayor Clerk
COUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of
, 20 .
By:
Todd B. Tollefson, Dakota County Surveyor
COUNTY BOARD, COUNTY OF DAKOTA, STATE OF MINNESOTA
We do hereby certify that on the 19th day of June, 2018 , the Board of Commissioners of Dakota County, Minnesota approved this plat of TIMBERCREST AT LAKEVILLE 9TH
ADDITION, and said plat is in compliance with the provisions of Minnesota Statutes, Section 503.03 Subd. 2 and pursuant to the Dakota County Contiguous Plat Ordinance.
By: Attest:
Chair, Dakota County Board Dakota County Treasurer – Auditor
DEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF MINNESOTA
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 on the land hereinbefore described have been paid. Also pursuant to
Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer entered this day of ,
20 .
By:
Joel T. Beckman, Director, Department of Property Taxation and Records
COUNTY REGISTRAR OF TITLES, COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that this plat of TIMBERCREST AT LAKEVILLE 9TH ADDITION was filed in the office of the Registrar of Titles for public record on this day of
, 20 , at o'clock .M., and was duly filed in Book of Plats,
Page as Document Number .
By:
Registrar of Titles
TIMBERCREST AT LAKEVILLE 9TH ADDITION
ENGINEERING, PLANNING
AND LAND SURVEYING
SAMBATEK, INC.
THE ORIENTATION OF THIS BEARING SYSTEM IS BASED
UPON THE SOUTH LINE OF OUTLOT A, TIMBERCREST AT
LAKEVILLE 7TH ADDITION HAVING AN ASSUMED BEARING
OF SOUTH 89 DEGREES 54 MINUTES 54 SECONDS WEST.
VICINITY MAP
SITE
SECTION 13, TOWNSHIP 114N, RANGE 21W,
DAKOTA COUNTY, MINNESOTA
NOT TO SCALE
185TH ST (C.S.A.H. NO. 60)C.P
.
RR
ORCH
A
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Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
Length
66.88
54.03
10.74
50.89
13.78
14.71
8.23
59.98
49.22
114.93
92.22
84.99
27.70
34.93
77.43
80.61
Direction
N2°37'09"E
N16°42'29"W
N79°55'13"W
N9°41'32"W
N47°06'56"W
N80°27'39"W
N0°39'10"W
N21°56'04"W
N28°30'05"W
N23°33'03"W
N19°29'00"W
N35°31'11"W
N44°11'56"W
N28°07'00"W
N62°46'20"W
N52°07'47"W
Curve Table
Curve #
C1
C2
C3
C4
C5
C6
C7
Length
L=37.11
L=12.22
L=60.13
L=29.10
L=32.66
L=61.29
L=65.42
Radius
R=100.00
R=20.00
R=30.00
R=50.00
R=50.00
R=50.00
R=59.30
Delta
Δ=21°15'55"
Δ=35°00'00"
Δ=114°50'40"
Δ=33°20'42"
Δ=37°25'24"
Δ=70°13'40"
Δ=63°12'44"
Chord
C=36.90
C=12.03
C=50.56
C=28.69
C=32.08
C=57.52
C=62.16
Chord Bearing
C.Brg.=N11°18'07"W
C.Brg.=N16°50'50"E
C.Brg.=S23°02'26"E
C.Brg.=N63°47'17"W
C.Brg.=N28°24'14"W
C.Brg.=S44°48'23"E
C.Brg.=N48°18'51"W
DETAIL
NOT TO SCALE
EXHIBIT C
EXHIBIT D
EXHIBIT E
EXHIBIT F
EXHIBIT G
EXHIBIT H
EXHIBIT I
EXHIBIT J
EXHIBIT K
EXHIBIT L
EXHIBIT M
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
TIMBERCREST AT LAKEVILLE 9TH ADDITION
PUD DISTRICT AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On 21 May 2020, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of Roers Companies for a n amendment to the Timbercrest at Lakeville
PUD District to allow multiple family dwellings. The Planning Commission conducted a public
hearing on the 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. The subject property is located in Comprehensive Planning District 1, which guides the
property for commercial land uses.
2. The subject site is zoned PUD, Planned Unit Development District.
3. Legal description of the property is:
Lot 1, Block 1, Timbercrest at Lakeville 9th Addition
4. Section 11-3-3.E of the City of Lakeville Zoning Ordinance provides that the Planning
Commission shall consider possible effects of the proposed amendment. Its judgment shall
be based upon, but not limited to, the following factors:
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 2040 Comprehensive Plan identifies that development of high density
housing is to be a priority to provide alternatives to single family dwellings, opportunities
for workforce housing, and market support for nearby businesses. The 2040
Comprehensive Plan further outlines policies supporting development of high density
housing within the I-35 corridor. The subject site was not identified by the 2016 Multiple
Family Housing Study as a potential site for location of high density housing but
development of such uses at this location is consistent with the policies of the
Comprehensive Plan.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The subject site is separated from the existing and future land uses to the
northeast that front to Kenwood Trail (CSAH 50) by a railroad right-of-way, steep
topography, extensive vegetation, and wetlands. The primary compatibility issue
presented by the proposed multiple family use is the integration of the residential
development within the surrounding commercial uses of Timbercrest at Lakeville. As seen
at other multiple family developments, proximity to commercial business is considered to
2
be a positive location factor for convenience while both land uses have similar intensity
levels.
Direction Land Use Plan Zoning Map Existing Use
North Commercial PUD District Retail
East Restricted development POS District Undeveloped
South Commercial PUD District Convenience fuel
Future commercial
West Commercial PUD District Retail/restaurant
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed use will conform to all of the requirements of the Zoning Ordinance
except as specifically modified by the PUD District.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The subject site is within the MUSA and planned for urban uses; the City has
adequate existing service capacity to accommodate the proposed use.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The property is accessed from Orchard Trail, which accesses to 185th Street
(CSAH 60) and has adequate capacity to accommodate traffic that will be generated by
the proposed use.
5. The report dated 12 May 2019 prepared by The Planning Company LLC is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the PUD District
amendment conditioned upon compliance with the planning report prepared by The
Planning Company LLC dated 12 May 2020.
DATED: May 21, 2020
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Pat Kaluza, Chair
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Daryl Morey, Planning Director
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
Dave Olson, Community and Economic Development Director
Date: May 14, 2020
Subject: Timbercrest at Lakeville 9th Addition
• Preliminary Plat Review
• Preliminary Grading and Drainage Plan Review
• Preliminary Erosion Control Plan Review
• Preliminary Utility Plan Review
BBAACCKKGGRROOUUNNDD
Roers Investments LLC has submitted a preliminary plat named Timbercrest at Lakeville 9th
Addition, and site plans to construct a 208-unit multiple family building. The parent parcel
consists of Outlot A, Timbercrest at Lakeville 7th Addition zoned PUD, Planned Unit
Development.
The proposed development is located east of and adjacent to Orchard Trail, and north of and
adjacent to 185th Street (CSAH 60). The preliminary plat consists of one lot and one outlot. The
outlot created with the preliminary plat will have the following use:
Outlot A: Future Commercial Development; to be retained by the Developer (2.03
acres)
The proposed development will be completed by:
Developer: Roers Investments LLC
Engineer/Surveyor: Sambatek
TTIIMMBBEERRCCRREESSTT AATT LLAAKK EEVVIILLLL EE 99TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAA RRYY PPLLAATT
MMAAYY 1144,, 22002200
PPAAGGEE 22 OOFF 55
SSIITTEE CCOONNDDIITTIIOONNSS
The existing site contains vacant, undeveloped commercial land that was mass graded with
the Timbercrest at Lakeville development. Existing trees, private driveway entrances, storm
sewer, watermain and sanitary sewer stubs are located on the property.
EEAASSEEMMEENNTTSS
Several easements exist on the parent parcel. The following easements shall remain with the
preliminary plat:
• Conservation easement per Doc. No. 456000
• Drainage and utility easement per Doc. No. 455988 and 730597
• Drainage and utility easement per Timbercrest at Lakeville, Timbercrest at Lakeville 4th
Addition, and Timbercrest at Lakeville 7th Addition.
• Trail, drainage, and utility easement per Doc. No. 455997 and 455999
Staff recommends the Developer deed the conservation easement area to the City as an
outlot with the final plat, the Developer would be reimbursed at $5,500 per acre.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
185th Street (CSAH 60)
Timbercrest at Lakeville 9th Addition is located north of and adjacent to 185th Street, a minor
arterial County roadway as identified by the City’s Transportation Plan. Dakota County
controls the right-of-way requirements and access locations along 185th Street. 185th Street is
currently constructed as a four-lane divided urban roadway adjacent to the plat. A ten-foot
wide bituminous trail is located along both sides of 185th Street. No access is proposed from
the site directly onto 185th Street.
Orchard Trail
Timbercrest at Lakeville 9th Addition is located east of and adjacent to Orchard Trail, a minor
collector roadway as identified in the City’s Comprehensive Transportation Plan. The right-of-
way requirement for a minor collector is 80 feet. Orchard Trail has a total right-of-way width
of 66 feet at this location. In combination with the Timbercrest at Lakeville plat, 6.5-foot wide
trail easements were established adjacent to Orchard Trail right-of-way and granted to the
City, such that the combined right-of-way and trail easement width satisfied the right-of-way
requirement. Therefore, no additional right-of-way is required.
A traffic study was conducted on the 185th Street and Orchard Trail intersection. In the case of
No-Build and Build conditions, 100% traffic signal warrants were not satisfied. In the case of
No-Build and Build conditions, 70% traffic signal warrants were satisfied. The reserve capacity
of the intersection is less than 5% in both the No-Build and Build conditions.
TTIIMMBBEERRCCRREESSTT AATT LLAAKK EEVVIILLLL EE 99TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAA RRYY PPLLAATT
MMAAYY 1144,, 22002200
PPAAGGEE 33 OOFF 55
SSIITTEE PPLLAANN
The development of Lot 1, Block 1, Timbercrest at Lakeville 9th Addition includes the
construction of a four-story 208-unit multiple family building with underground parking
garage and accompanying utilities. Access to the site will be from one driveway entrance
connecting to Orchard Trail. The driveway design must include stop signs and stop bars.
In addition, the concept plan proposes to connect the apartment parking lot and access to
the adjacent Best Buy parking lot to the north, which has an existing access to Orchard Trail
from whi ch the apartment site could also be accessed. The developer must provide
documentation of necessary ingress/egress easements over Lot 1, Block 1, Timbercrest at
Lakeville 4th Addition for the proposed connection of the accesses and parking lots. An
underground parking garage will be access by a drive entrance at the south end of the site.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, and building construction shall be
from a single rock construction entrance on Orchard Trail as shown on the Erosion Control
Plan.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
The Park Dedication requirement for the parent parcels has not been paid and will be
required with the final plat.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Timbercrest at Lakeville 9th Addition is located within subdistrict ML-72530 of the Marion
Lake sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan.
Wastewater will be conveyed via existing sanitary sewer to the Empire Treatment Facility. The
downstream facilities have sufficient capacity to serve the proposed commercial
development.
8-inch public sanitary sewer has been extended within a drainage and utility easement along
Orchard Trail to provide utility service to the parcel. Privately owned and maintained sanitary
sewer will be extended from SAN MH 02 and from an existing stub on the south plat
boundary as shown on the utility plan to provide service to the proposed building.
The Sanitary Sewer Availability Charge has been collected on the parent parcel.
WWAATTEERRMMAAIINN
Development of Timbercrest at Lakeville 9th Addition includes the construction of a private
watermain system. 8-inch privately owned and maintained water main will be extended from
existing 8-inch watermain stubs to provide service to the proposed building. The watermain
TTIIMMBBEERRCCRREESSTT AATT LLAAKK EEVVIILLLL EE 99TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAA RRYY PPLLAATT
MMAAYY 1144,, 22002200
PPAAGGEE 44 OOFF 55
will be connected within the site to existing watermain to provide a looped distribution
system.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the final plat.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Timbercrest at Lakeville 9th Addition is located within subdistrict ML-41 of the Marion Lake
stormwater district as identified in the City’s Water Resources Management Plan.
Timbercrest at Lakeville 9th Addition 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 Timbercrest at Lakeville 9th Addition includes the construction of a private
storm sewer system including a subsurface filtration system providing water quality, volume,
and rate control. Private storm sewer constructed within the lot will collect and convey
stormwater runoff to the public storm sewer system on Orchard Trail.
Roof drains shall be connected to the private stormwater system, no runoff from the building
or any impervious surfaces shall drain into the conservation easement. A stormwater
maintenance agreement will be required for the subsurface filtration system with the final
plat.
The Trunk Storm Sewer Area Charge has been satisfied and will not be required with the final
plat.
FEMA FLOODPLAIN ANALYSIS
Timbercrest at Lakeville 9th Addition 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.
WETLANDS
No wetlands have been identified in this development.
TTIIMMBBEERRCCRREESSTT AATT LLAAKK EEVVIILLLL EE 99TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAA RRYY PPLLAATT
MMAAYY 1144,, 22002200
PPAAGGEE 55 OOFF 55
TTRREEEE PPRREESSEERRVVAATTIIOONN
The significant trees located on the site are within the existing conservation easement. No
grading or fill shall be placed within the conservation easement. The property owner must
develop a plan to protect the trees along the construction boundary. The plan must be
developed by certified forester and included with the final plat.
EERROOSSIIOONN CCOONNTTRROOLL
The plans include a detailed erosion and control plan. The Developer is responsible for
meeting all the requirements of the MPCA Construction Permit. Additional erosion control
measures may be required during construction as deemed necessary by City staff. Any
additional measures required shall be installed and maintained by the Developer.
SSEECCUURRIITTIIEESS AANNDD CCAASSHH FFEEEESS
The securities and cash fees for the development will be calculated prior to City Council
consideration of the final plat.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary plat, grading and drainage plan,
erosion control plan, and utility plan for Timbercrest at Lakeville 9th Addition, subject to the
requirements and stipulations within this report.
1
Morey, Daryl
Subject:FW:
-----Original Message-----
From: Paula Cummings <pcummings52@yahoo.com>
Sent: Thursday, May 7, 2020 12:04 PM
To: Oehme, Paul <poehme@lakevillemn.gov>
Subject:
I’m sorry but living in Lakeville is really starting to suck! It feels like the city won’t be happy until it has used up ever y inch
of available land. Lakeville no longer has a small town feel. Now, an apartment building between speedway and what
once was Best Buy????? You have got to be kidding me!!!! I’ve never seen such horrible city planning in my life! Thanks
bunches for yet more lights, more traffic and more vandalism!!
Paula Cummings, 11033 181ST St. W
Sent from my iPhone
1
Morey, Daryl
From:jaschobel@aol.com
Sent:Tuesday, May 12, 2020 4:38 PM
To:Morey, Daryl
Subject:Planning commission meeting May 21, 2020
Hi Daryl, We have a few questions regarding the proposed apartment complex located north of 185 st & East of Orchid
Trail.
1) concerned that “vacation of public drainage, utility, & trail easement is part of project. As residents in Kenwood Hills
we are concerned this will be a negative factor for us. Is it usual to let developers off the hook on these items?
2) Without seeing the map where the units will be built it is impossible to determine the visual impact of the
buildings. Also, 208 units seems excessively large for the area. Ambient lighting, traffic noise, & other disturbances
aren’t desirable anywhere.
3). While there may not be many folks on the meeting that night, there is concern in this neighborhood. On the map
when we bought here we thought we were backing up to a park system that was undeveloped. Hope that’s still so.
Thanks for your help with these questions. We will hope some of these items are considered when & if this is
permitted. With a glut of rental (according to the Star Tribune) & A new set of apartments on Kenwood Traill across
from entrance to our development, do we want to build more?
Sincerely, Jim & Jane Schobel 18259 July Court, Lakeville Mn.