HomeMy WebLinkAboutPheasant Run NorthCity of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: August 12, 2020
Subject: Packet Material for the August 20, 2020 Planning Commission Meeting
Agenda Item: Pheasant Run North preliminary plat and easement vacation
Action Deadline: September 16, 2020
BACKGROUND
KJ Walk, Inc. has applied for a preliminary plat and easement vacation to allow the
development of 117 single family residential lots on 56.88 acres to be known as
Pheasant Run North. The Pheasant Run North preliminary plat is located north of 179th
Street (future CSAH 9), east of Pilot Knob Road (CSAH 31), and south of North Creek.
The Pheasant Run 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 Map
B. Zoning Map
C. Easement Vacation
D. Overall Preliminary Plat and Phasing Plan
E. Preliminary Plat (3 pages)
F. Overall Preliminary Grading Plan
G. Preliminary Grading Plans (3 pages)
H. Overall Preliminary Erosion Control Plan
I. Preliminary Erosion Control Plans (3 pages)
J. Preliminary Landscape Plan
K. Tree Preservation Plan
L. Preliminary Utility Plans (3 pages)
M. Plat Commission Letter
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PLANNING ANALYSIS
EASEMENT VACATION
The preliminary plat includes Outlot C, Pheasant Run of Lakeville Fourth Addition.
When the final plat for Pheasant Run of Lakeville Fourth Addition was prepared, a 10
foot wide permanent drainage and utility easement was within Outlot C. Per city
practice, this easement is being vacated and will be replaced with a 10 foot permanent
drainage and utility easement on Lots 8 and 9, Block 4, Pheasant Run North.
PRELIMINARY PLAT
Existing Conditions. The development site consists of three parcels. The use of the
property has been undeveloped agricultural land.
Consistency with the Comprehensive Plan. The Pheasant Run North property is
located in Planning District 3 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 – North Creek (P/OS), single family homes and detached townhomes (North
Creek subdivision) (RST-2)
East – Undeveloped agricultural land (RS-3)
South – Single family homes (Pheasant Run of Lakeville subdivision) (RS-4)
West – Pilot Knob Road (CSAH 31), Country View Manufactured Home Park (RSMH)
Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer
and water improvements for the area of Pheasant Run North will be financed and
constructed by the Developer. The development costs associated with the Pheasant
Run 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 Pheasant Run North preliminary plat
against these criteria finds that it is not a premature subdivision.
MUSA. The Pheasant Run North preliminary plat area is located within the current
MUSA.
Density/Average Lot Size. The Pheasant Run North preliminary plat consists of 117
single family lots on 56.88 acres. This results in a gross density of 2.07 units per acre.
Excluding arterial street right-of-way, wetlands, stormwater management ponds, and
future development areas, the net density is 3.46 units per acre.
Lots/Blocks. The following minimum single-family lot size requirements of the RST-2,
Single and Two-Family Residential District pertain to the Pheasant Run North
preliminary plat:
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Lot Area
(Interior)
Lot Area
(Corner)
Lot Width
(Interior)
Lot Width
(Corner)
Lot Depth
(Abutting Pilot
Knob Road)
RST-2 8,400 s.f. 10,200 s.f. 70 feet 85 feet 150 feet
Single family lot sizes within the Pheasant Run North preliminary plat range from 8,331
square feet to 21,034 square feet in area. Prior to City Council consideration of the
preliminary plat, Lot 19, Block 3 (8,331 sq. ft.) and Lot 2, Block 5 (8,392 sq. ft.) need to
be modified to meet the minimum requirement of 8,400 sq. ft. All of the remaining
single family lots meet the lot area, width and depth requirements of the RST-2
District.
Setbacks. The following minimum requirements for single family building setbacks in
the RST-2 District pertain to the Pheasant Run North preliminary plat:
Front Yard Side Yard
(Interior)
Side Yard
(Corner)
Rear Yard Rear Yard
(Buffer)
RST-2 20 ft (house)
25 ft (garage)
7 feet 20 feet 30 feet 50 feet
The proposed house pads shown on the Pheasant Run North grading, drainage and
erosion control plan indicate that all 117 single family lots have adequate building pad
areas that meet setback requirements for principal structures.
Residential Buffer Yard Requirements. Thirteen (13) single family lots abutting Pilot
Knob Road require increased buffer yard lot depth and setbacks. Pilot Knob Road is
classified as a 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
buffer yard landscape plan includes the installation of two varieties of evergreen trees.
Prior to City Council consideration of the preliminary plat, the minimum planting size
must be increased to 10 feet to meet the ordinance requirement of a 10 foot minimum
visual screen. The trees must also be planted a minimum of 10 feet from the rear
property line to allow room for trees to spread to their mature width and provide clear
space and snow storage from the future trail. The lots abutting Pilot Knob Road must
install sod to the rear property line. A $1,000/lot security will be required with the
building permit.
Outlots. There are seven outlots totaling 20.6 acres in the Pheasant Run North
preliminary plat. The use of the proposed outlots will be as follows:
Outlot A – 0.50 acre outlot consisting of wetlands and a buffer area that will be
deeded to the City with the final plat.
Outlot B – 0.33 acre outlot consisting of a stormwater management basin that will
be deeded to the City with the final plat.
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Outlot C – 2.81 acre outlot consisting of a stormwater management basin that will
be deeded to the City with the final plat.
Outlot D – 9.22 acre outlot for future development that will be retained by the
Developer.
Outlot E – 0.89 acre outlot consisting of a stormwater management basin that will
be deeded to the City with the final plat.
Outlot F – 4.94 acre outlot that contains North Creek and future park area and will
be deeded to the City with the final plat.
Outlot G – 1.91 acre park dedication area that will be deeded to the City with the
final plat.
Streets. The following is a summary of streets proposed with the Pheasant Run North
preliminary plat. Additional detailed information is outlined in the Engineering
Division memorandum dated August 12, 2020.
Pilot Knob Road (CSAH 31) is west of and adjacent to the property and is classified as a
minor arterial in the Comprehensive Transportation Plan. The Developer is dedicating
a small portion (0.08 acres) of required right of way for Pilot Knob Road with the
preliminary plat.
179th Street (future CSAH 9) is south of and will cross the southeast portion of the
preliminary plat, is designated as an A minor arterial road in the Comprehensive
Transportation Plan and will be a future Dakota County road. 179th Street was
constructed as a two-lane street with bituminous trails on both sides of the street
within a 120-foot-wide right of way in the adjacent Pheasant Run of Lakeville Fourth
Addition plat to the south. The Developer is dedicating the required right of way for
179th Street with the preliminary plat.
English Avenue and Embers Avenue are both currently located south of the Pheasant
Run North preliminary plat and will be extended north. They are designed as 32-foot-
wide two lane streets within a 60 foot wide right of way with a five-foot wide sidewalk
along one side of the street.
176th Street, 177th Street, 178th Street, Empire Trail, and Ellsworth Drive will be designed as
32 foot wide two lane streets within a 60 foot wide right of way with a five-foot wide
sidewalk along one side of each street. Barricades and a “Future Street Extension” sign
is required to be placed at the southeast end of Ellsworth Drive.
Emerald Court will be a 32-foot-wide residential street constructed within a 60-foot-
wide right-of-way that will end in a permanent cul-de-sac.
Eclipse Avenue ends in a permanent cul-de-sac, of which only the turnaround portion
of the street is within the Pheasant Run North preliminary plat boundary. The
remainder of the street is within the recently approved Pheasant Run of Lakeville Fifth
Addition final plat.
All streets meet the minimum width and design requirements of the Subdivision
Ordinance.
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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.
A trail will be constructed through Outlot G as a future city project (see Park
Dedication, below, for more details). Pilot Knob Road adjacent to the plat is currently a
rural roadway section, therefore a cash escrow for the future construction of a ten-foot
trail along the east side of Pilot Knob Road adjacent to the plat will be required with
the final plat. Additional information regarding sidewalk and trail construction is
included in the Engineering Memo.
Phasing. Pheasant Run North will be developed in three phases. The first phase is
planned to be the extension of Embers Avenue and the lots along 178th Street,
adjacent to Pheasant Run of Lakeville Fourth Addition. The second phase will be the
central portion of the preliminary plat and the third phase will be the lots along the
north side of the plat.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage,
erosion control, and utilities for the Pheasant Run 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 August 12,
2020 engineering report prepared by Christina Orlowsky, Project Engineer and Mac
Cafferty, Environmental Resources Manager. The Engineering Division recommends
approval of the preliminary plat.
Tree Preservation. A tree preservation plan was submitted by the Developer. There
are 59 significant trees located within the Pheasant Run North preliminary plat
boundaries. The tree preservation plan proposes to save 28 (47.5%) of the significant
trees on site. The trees proposed to be removed are in the area of the extension of
179th Street. Mac Cafferty, Environmental Resources Manager has reviewed the tree
preservation plan. His comments are included in the August 12, 2020 engineering
report.
Wetlands. A wetland delineation has been completed and the information and data
has been incorporated into the preliminary plat plans. No wetland impacts are
proposed with this project. Mac Cafferty has reviewed the wetland delineation report.
His comments are included in the August 12, 2020 engineering report.
Park Dedication. The North Creek Regional Greenway is located on the east side of
the preliminary plat. A trail will be constructed within the greenway corridor as a
future city project. A trail will be constructed from the Eclipse Avenue cul-de-sac to
connect to the greenway trail within Outlot G. Outlot G will be dedicated to the City to
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 August 19, 2020 meeting. Their comments will be
forwarded to the Planning Commission at the public hearing.
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Plat Commission. The Dakota County Plat Commission reviewed and approved the
preliminary plat at their July 22, 2019 meeting. The Plat Commission letter is included
as Exhibit M.
Signs. No subdivision identification monument signs are proposed with the Pheasant
Run North preliminary plat at this time.
RECOMMENDATION
Planning Department staff recommends approval of the Pheasant Run North
preliminary plat and easement vacation, subject to the following stipulations:
1. Implementation of the recommendations listed in the August 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.
4. The Developer shall provide a cash escrow with the final plat for the
construction of a 10 foot wide bituminous tail along the east side of Pilot Knob
Road.
5. Outlots A, B, C, E, F, and G shall be deeded to the City 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 Pilot Knob Road must install sod to the
rear property line and a $1,000 per lot security will be required with the
building permit.
7. Ellsworth Drive must have a future street extension sign and barricades placed
at the southeast end of the street.
8. Prior to City Council consideration of the preliminary plat, Lot 19, Block 3 and
Lot 2, Block 5 must be revised to meet the minimum lot area requirement of
8,400 square feet.
9. Prior to City Council consideration of the final plat, the landscape plan must be
modified to show the minimum planting size to be 10 feet in height.
Easement to be vacated
is highlighted in green.
EXHIBIT C
June 18, 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: Revision:Preliminary Plat SetCoverRegistration #: 51362SHEET 1 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg06/04/19 OriginalOWNER / DEVELOPER / DESIGNER:KJ Walk, Inc.Luke Israelson, PEReg #: 513626001 Egan Drive, Suite 100Savage, MN 55378(952) 226-3200luke@kjwalk.comwarren@kjwalk.comPHEASANT RUN NORTHSHEET INDEX1 - Cover2 - Preliminary Plat West3 - Preliminary Plat4 - Preliminary Plat East5 - Preliminary Grading6 - Preliminary Grading Northwest7 - Preliminary Grading Southwest8 - Preliminary Grading East9 - Erosion Control10 - Erosion Control Northwest11 - Erosion Control Southwest12 - Erosion Control East13 - SWPPP14 - Landscaping15 - Tree Preservation Plan16 - Preliminary Utilities Northwest17 - Preliminary Utilities Southwest18 - Preliminary Utilities East0120 240 360LegendExisting watermainProposed watermainExisting sanitaryProposed sanitaryExisting stormProposed stormExisting hydrantProposed hydrantExisting gate valveProposed gate valveExisting manholeProposed manholeProposed catchbasinSilt fence5' SidewalkBituminous pathExisting treeContactsDeveloper/ KJ Walk, Inc.Luke IsraelsonEngineer/ 6001 Egan Drive, Ste 100 952.826.9068Contractor Savage, MN 55378CityCity of LakevilleZachary Johnson20195 Holyoke Avenue 952.985.4400Lakeville, MN 55044Charter 16900 Cedar Ave. South Tyler NelsonCommunications Rosemount, MN 55068 651.318.8975Dakota Electric 4300 220th Street West Rick SiebenalerFarmington, MN 55024 651.463.6373Frontier 14450 Burnhaven Drive James LancasterCommunications Burnsville, MN 55306 952.435.4661MN Energy 2665 145th Street West Alan BraithResources Corp. PO Box 455651.322.8932Rosemount, MN 55068Gigabit 656 Mendelssohn Ave NMinnesota Golden Valley, MN 55427 651.888.4444GOPHER STATE ONE CALL: 651.454.0002CALL 48 HRS BEFORE EXCAVATIONPHASE 1PHASE 2PHASE 3PHASE 1NORTHLAKEVILLE, MN06/06/19 Revised05/11/2020 Revised06/18/2020 RevisedEXHIBIT D
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:Preliminary Plat SetPreliminary Plat (West)Registration #: 51362SHEET 2 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg5'7'10'30'25'10'ROWTYPICAL SINGLE FAMILY LOTSETBACKS AND EASEMENTSROW20'HOUSE SETBACKGARAGE SETBACK20'10'10'30'25'10'20'HOUSE SETBACKGARAGE SETBACK ROW050100 1505'7'5'7'SEE SHEET 3 OF 18NORTHLAKEVILLE, MN30'25'10'ROWTYPICAL DETACHED TOWNHOME LOTSETBACKS AND EASEMENTSROW20'10'10'30'25'ROW14'34'80'SINGLE FAMILY LOT REQUIREMENTS (RS-4)MIN. LOT AREA - INTERIOR LOTS8,400 S.F.MIN. LOT WIDTH AT SETBACK - INTERIOR LOTS 70 FEETMIN. LOT AREA - CORNER LOTS10,200 S.F.MIN. LOT WIDTH AT SETBACK - CORNER LOTS 85 FEETMIN. LOT DEPTH - DOUBLE FRONTAGE 150 FEETZONING CLASSIFICATION RM1SINGLE FAMILY MINIMUM SETBACKS (RS-4)FRONT25 FEETSIDE (HOUSE/GARAGE) 7 FEETSIDE (STREET)20 FEETREAR30 FEETREAR (Pilot Knob Road)50 FEETTOWNHOMES MINIMUM SETBACKS (RM-1)ROW TO FRONT 25 FEETBETWEEN BLDGS14 FEETSIDE (STREET)20 FEETREAR30 FEETSITE DATATOTAL SITE AREA56.882 AC.RIGHT OF WAY AREA (179TH STREET WEST)2.416 AC.OUTLOT D9.224 AC.GROSS DEVELOPMENT AREA(TOTAL - 179TH - OUTLOT D)45.242 AC.RIGHT OF WAY AREA (LOCAL STREET)7.170 AC.WETLAND AREA3.468 AC.WETLAND/CREEK BUFFER AREA0.713 AC.NET DEVELOPABLE AREA(GROSS DEV. AREA - ROW - WETLAND - BUFFER) 33.891 AC.SINGLE FAMILY LOTS117 LOTSUNIT DENSITYGROSS2.59 UNITS PER AC.NET3.45 UNITS PER AC.06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT E
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:Preliminary Plat SetPreliminary Plat (West)Registration #: 51362SHEET 3 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg050100150SEE SHEET 2 OF 18SEE SHEET 4 OF 18NORTHLAKEVILLE, MN06/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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:Preliminary Plat SetPreliminary Plat (East)Registration #: 51362SHEET 4 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg050100150SEE SHEET 3 OF 18
NORTHLAKEVILLE, MN06/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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:Preliminary Plat SetPreliminary GradingRegistration #: 51362SHEET 5 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg0100 200 300NORTHLAKEVILLE, MN06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT F
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:Preliminary Plat SetPreliminary Grading(Northwest)Registration #: 51362SHEET 6 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg050100 150NORTHLAKEVILLE, MN06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT G
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:Preliminary Plat SetPreliminary Grading(Southwest)Registration #: 51362SHEET 7 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwgNORTHLAKEVILLE, MN05010015006/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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:Preliminary Plat SetPreliminary Grading (East)Registration #: 51362SHEET 8 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwgNORTHLAKEVILLE, MN05010015006/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg0100 200 300NORTHLAKEVILLE, MNCB & DROP IN INLET PROTECTORSSEED & BLANKETLEGENDRIP 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.Silt Fence to be installed along perimeter ofconstruction area prior to the start of work.Preliminary Plat SetErosion Control06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT H
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 10 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg050100 150NORTHLAKEVILLE, MNPreliminary Plat SetErosion Control (Northwest)06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT I
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 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwgNORTHLAKEVILLE, MN050100150Preliminary Plat SetErosion Control (Southwest)06/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwgNORTHLAKEVILLE, MN050100150Preliminary Plat SetErosion Control (East)06/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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:Preliminary Plat SetLandscape PlanRegistration #: 51362SHEET 14 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg050100 150Spruce TreesLEGENDNOTES:* TREES MINIMUM 5' FROM PROPERTY LINE* TREES STAGGERED WITH 15' SPACING* TREES ON A 2' MINIMUM BERM
1/3 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#BHS BLACK HILLS SPUCE 8'-0" 35ATARBORVITAE"TECHNY"8'-0" 34TOTAL691-8' AT4-8' BHS3-8' AT1-8' AT4-8' BHS3-8' AT4-8' BHS3-8' AT1-8' AT4-8' BHS3-8' AT1-8' AT4-8' BHS3-8' AT1-8' AT4-8' BHS3-8' AT1-8' AT4-8' BHS3-8' AT1-8' AT4-8' BHS3-8' AT1-8' AT3-8' BHS2-8' ATNORTHLAKEVILLE, MN06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT J
6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate: Revision:Preliminary Plat SetTree Preservation PlanSHEET 15 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg0100 200 3004010 ELM 224010 ELM 22EXISTING TREE TO BE SAVEDEXISTING TREE TO BE REMOVEDLEGENDI hereby certify that this plan was prepared by me,or under my direct supervision, and that I am acertified forester.Lawrence Westerberg CF1011NORTHLAKEVILLE, MN07/12/19 OriginalJuly 12, 2019TOTAL # TREES59TREES SAVED28TREES REMOVED31EXHIBIT K
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 16 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwg050100 150NORTHLAKEVILLE, MNPreliminary Plat SetPreliminary Utilities(Northwest)06/04/19 Original06/06/19 Revised05/11/2020 RevisedJune 18, 202006/18/2020 RevisedEXHIBIT L
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 17 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwgNORTHLAKEVILLE, MN050100150Preliminary Plat SetPreliminary Utilities(Southwest)06/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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 18 of 18Date: 6/18/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Pheasant Run North\Drawings\DWGs\Pheasant Run North-1.dwgNORTHLAKEVILLE, MN050100150Preliminary Plat SetPreliminary Utilities (East)06/04/19Original06/06/19Revised05/11/2020RevisedJune 18, 202006/18/2020Revised
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
July 24, 2019
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: PHEASANT RUN NORTH
The Dakota County Plat Commission met on July 22, 2019, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CSAH 31 (Pilot Knob Rd.), and is therefore subject to the Dakota
County Contiguous Plat Ordinance.
The proposed property includes a replat of a future plat as Outlot D, NORTH CREEK. The right-of-way needs
for a 6-lane divided roadway for CSAH 31 are 100 feet of half right of way from existing centerline. Outlot D
should dedicate 25-feet in the plat of NORTH CREEK to meet the right-of-way needs. Restricted access is
shown along all of CSAH 31. The quit claim deed for restricted access will be required with the plat of NORTH
CREEK; therefore, no quit claim deed will be required.
The ghost property to the east is along 179th Street (future County Road), lying westerly of the creek. As
discussed with the City, the County Transportation Department should study the vertical and horizontal
alignment of 179th Street to the east to Diamond Path and probably easterly to the railroad tracks to
understand the grading for future development along 179th Street. This should also include looking at the
future trail location/design and the structure recommendation for creek crossing on 179th Street.
The Plat Commission has approved the preliminary plat provided that the described conditions are met. The
Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is
made to the County Board of Commissioners.
Traffic volumes on CSAH 31 are 23,200 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.
EXHIBIT M
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: Christina Orlowsky, Project Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Daryl Morey, Planning Director
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Date: August 12, 2020
Subject: Pheasant Run North
• Preliminary Plat Review
• Preliminary Grading and Erosion Control Plan Review
• Preliminary Utility Plan Review
BBAACCKKGGRROOUUNNDD
KJ Walk, Inc. has submitted a preliminary plat named Pheasant Run North. The proposed
subdivision is located east of and adjacent to Pilot Knob Road (CSAH 31), north of 179th Street
and south of and adjacent to North Creek. The parent parcels include Outlot D, North Creek,
Outlot C, Pheasant Run of Lakeville Fourth Addition and a metes and bounds parcel (PID
220120051010). The parent parcels are zoned RST-2, Single and Two Family Residential
District.
The plat consists of one hundred seventeen (117) single-family lots and seven (7) outlots
within seven (7) blocks on 54.38 acres.
The proposed development will be completed by:
Developer: KJ Walk, Inc.
Engineer/Surveyor: KJ Walk, Inc.
The outlots created with the plat shall have the following use:
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Outlot A: Wetlands and buffer area; to be deeded to the City (0.50 acres)
Outlot B: Stormwater management basin; to be deeded to the City (0.33 acres)
Outlot C: Stormwater management basin; to be deeded to the City (2.81 acres)
Outlot D: Future development; to be retained by the Developer (9.22 acres)
Outlot E: Stormwater management basin; to be deeded to the City (0.89 acres)
Outlot F: VRWJPO Water Quality Corridor and park dedication area; to be deeded to the
City (4.94 acres)
Outlot G: Park dedication area; to be deeded to the City (1.91 acres)
SSIITTEE CCOONNDDIITTIIOONNSS
The Pheasant Run North site is undeveloped agricultural land. The Developer is utilizing a
portion of the south eastern parent parcel to stockpile materials per the stockpile permit
approved May 2, 2019.
EEAASSEEMMEENNTTSS
The parent parcel contains the following existing temporary public easements that will be
vacated or expire with the plat:
• Temporary Perimeter Drainage and Utility Easement on Outlot C, Pheasant Run of
Lakeville Fourth Addition, in favor of the City of Lakeville recorded with Pheasant Run
of Lakeville Fourth Addition final plat.
• Temporary Drainage and Utility Easement on the metes and bounds parcel (PID
220120051010) in favor of the City of Lakeville recorded with Pheasant Run of Lakeville
Fourth Addition final plat.
• Temporary Turnaround Easement on the metes and bounds parcel (PID
220120051010) in favor of the City of Lakeville recorded with Pheasant Run of Lakeville
Fourth Addition final plat.
The parent parcel contains the following easements that will remain with the plat:
• Sanitary Sewer Easement on Outlot D, North Creek, per Document No. 430995, in favor
of the City of Farmington.
• Sanitary Sewer Easement on the metes and bounds parcel (PID 220120051010), per
Document No. 421438, in favor of the Metropolitan Sewer Board.
• Utility Easement on the metes and bounds parcel (PID 220120051010), per Document
No. 3283150, in favor of Dakota Electric Association.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Pilot Knob Road (CSAH 31)
Pheasant Run North is located east 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
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AAUUGGUUSSTT 1122,, 22002200
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Knob Road to a six-lane roadway is not identified in the City’s or County’s current Capital
Improvement Plans. The Developer needs to dedicate 0.08 acres of required right-of-way for
Pilot Knob Road. The Pheasant Run North preliminary plat was reviewed and recommended
for approval by the Dakota County Plat Commission at its July 22, 2019 meeting.
The Developer is responsible for any improvements to Pilot Knob Road, as required by Dakota
County.
179th Street (Future CSAH 9)
Development of Pheasant Run North includes the dedication of the full right-of-way for the
future construction of 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 Roadway, as
identified in 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 three-lane roadway over its entire length
adjacent to the plat. The Developer is dedicating the necessary right-of-way, as shown on the
plat. 179th Street will be constructed in the future when the property to the east develops. The
Developer shall provide an escrow with the final plat for the portion of future 179th Street to
be constructed within the plat.
The Developer must grade the right-of-way area of future 179th Street to its ultimate profile to
avoid future grading impacts on the adjacent lots. The Developer shall also design the plat’s
storm sewer and stormwater management basins with sufficient capacity to convey and treat
the runoff generated from future 179th Street adjacent to the plat. Additionally, the Developer
shall grant to the City temporary grading easements with the final plat the future
construction of 179th Street.
176th Street, 177th Street, 178th Street, Ellsworth Drive, Embers Ave, Empire Trail, and English
Ave
Development of Pheasant Run North includes the construction of 176th Street, 177th Street,
178th Street, Ellsworth Avenue, Embers Avenue, Empire Trail, and English Avenue, local
roadways. The local roadways are designed as a 32-foot wide, two-lane urban roadway with a
5-foot wide concrete sidewalk along one side of the street. The Developer is dedicating 60-
feet of right-of-way for the local roadways.
A “Future Street Extension” sign and barricades must be placed at the southeastern terminus
of Ellsworth Drive until it is extended in the future.
Emerald Court
Development of Pheasant Run North includes the construction of Emerald Court, a local
roadway terminating in a cul-de-sac. The local roadway is designed as 32-foot wide, two-lane
urban roadway. The Developer is dedicating 60-feet of right-of-way for Emerald Court.
Eclipse Avenue
Development of Pheasant Run of Lakeville Fifth Addition included the construction of Eclipse
Avenue, a local roadway with a 5-foot wide concrete sidewalk along the north and west side
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AAUUGGUUSSTT 1122,, 22002200
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of the street except the section that terminates in a cul-de-sac. The portion of the roadway
that terminates in a cul-de-sac is located within Pheasant Run North.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
A single construction traffic access and egress for grading, utility and street construction shall
be allowed from Pheasant Run of Lakeville Fourth Addition from the south.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
Development of Pheasant Run North includes the construction of public sidewalks. A 5-foot
wide concrete sidewalk, with pedestrian curb ramps, will be installed along one side of the
local roadways, except cul-de-sacs.
Pilot Knob Road adjacent to the plat is currently a rural roadway section, therefore a cash
escrow for the future construction of a ten-foot trail along the east side of Pilot Knob Road
adjacent to the plat will be required with the final plat.
The North Creek Regional Greenway is located on the east side of the parent parcel. The City
and County are partnering on a feasibility study to determine the location and design of the
179th Street trail crossing. The trail and trail crossing within the greenway corridor will be
constructed with a future City Project. The Pheasant Run North preliminary plat identifies 3.12
acres of park area to be dedicated to the City for a future park and the future North Creek
Regional Greenway. The trail design and park needs will be finalized and calculated with the
final plat.
The total park area required with the preliminary plat is 7.13 acres, which is calculated as 14%
of the net area of the property (excluding arterial right-of-way and wetlands to remain)
estimated as follows:
Gross Area of Preliminary Plat 56.88 Acres
Less Pilot Knob Road Right-of-way
Less 179th Street Right-of-way
Less wetlands to remain
Total Buildable Area
0.08
2.42
3.47
50.91
Acres
Acres
Acres
Acres
Land Dedication Requirement (14%) 7.13 Acres
The total park area estimated to be dedicated within the preliminary plat is 3.12 acres. This
satisfies an estimated 43.76% or 51.20 lots of the required park dedication for the preliminary
plat. The park dedication requirement for the remaining 56.24% or 65.80 lots will be required
to be paid with cash with the final plat. Only area outside of wetlands, wetland buffers,
VRWJPO corridors and buffers, stormwater basins, and arterial road right-of-way is to be
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AAUUGGUUSSTT 1122,, 22002200
PPAAGGEE 55 OOFF 77
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.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Pheasant Run North is located within subdistrict NC-20020 and NC-20030 of the North Creek
sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Public sanitary
sewer will be extended within the subdivision from sanitary sewer constructed with the
development to provide sewer service to the development. Wastewater will be conveyed to
the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall
be paid with the final plat. The fee will be based on the rate in effect at the time of final plat
approval.
WWAATTEERRMMAAIINN
Development of Pheasant Run North includes the extension of public watermain. Watermain
will be extended within the development from watermain constructed in Essex Lane with
Pheasant Run of Lakeville Fourth Addition to provide water service to the subdivision.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Pheasant Run North is located within subdistrict NCL-71, NCL-72 and NCL-84 of the North
Creek stormwater district as identified in the City’s Water Resources Management Plan.
Development of Pheasant Run North includes 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 Pheasant Run North subdivision and from future 179th Street adjacent to
the plat. The stormwater management basins will be located within Outlots B, C and E which
will be deeded to the City with the final plat. Final design of all stormwater management
facilities will be reviewed by City staff with the final construction plans.
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.
Pheasant Run North contains more than one acre of site disturbance. A National Pollution
Discharge Elimination System General Stormwater Permit for construction activity is required
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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.
SSTTOORRMM SSEEWWEERR
Development of Pheasant Run North includes the construction of a public storm sewer
system. 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 B, C and E.
Draintile construction is required in areas of non-granular soils within Pheasant Run North for
the street sub-cuts and lots. Any 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 parcel, and must be
paid with the final plat. The fee will be based on the rate in effect at the time of final plat
approval.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
FEMA FLOODPLAIN ANALYSIS
Pheasant Run North is shown on the Flood Insurance Rate Map (FIRM) as Zone X with some
northern portions as Zone AE by the Federal Emergency Management Agency (FEMA). Areas
in Zone AE will be contained within Outlots deeded to the City. Based on this designation,
there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as
determined by FEMA.
WWEETTLLAANNDDSS
The wetland delineation for the site was approved on 04/11/2018. The delineation was
completed by Kjolhaug Environmental Services. No wetland impacts are proposed with the
development. The Developer will be responsible for the installation of the required Natural
Area signs (15 locations). Final locations will be identified in the field. All stormwater basins
and buffer areas that were previously disturbed must be seeded with a native seed mix that is
approved by the City and maintained and managed by the Developer for 3 years or until
established. All required wetlands, creeks and buffers are placed in City owned outlots. A
management plan including a schedule for the establishment and a minimum of 3 years of
maintenance must be submitted to the City for review prior to issuance of any building
permits. The Developer shall provide a $15,000.00 security to ensure proper seeding and
maintenance.
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TTRREEEE PPRREESSEERRVVAATTIIOONN
A tree preservation plan has been submitted. The plan shows a total of 59 significant trees
within the site. The plan proposes to save 28 trees (47.5%).
All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per
the Lakeville Subdivision Ordinance. Prior to any removals the tree protection fence line must
be staked and reviewed by City Staff.
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for meeting all the requirements of the MPCA Construction
Permit. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s
SWPPP. Changes made throughout construction must be documented in the SWPPP.
Erosion control blanket and seeding is required in all rear yard lot swales and ditches that are
within 200 feet of a storm sewer inlet. It is the Developer’s responsibility to establish all
stormwater basins and City owned Outlots with the appropriate native seed mix. The
Developer must install silt fence around the basins once the basins are graded.
All erosion control measures may be required during construction as deemed necessary by
City staff. Any additional measures required shall be installed and maintained by the
Developer.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the Pheasant Run North preliminary plat, grading and
erosion control plan, and utility plan subject to the requirements and stipulations within this
report.