HomeMy WebLinkAboutItem 06.j
Date: Item No.
KNOB HILL OF LAKEVILLE SECOND ADDITION FINAL PLAT
Proposed Action
Staff recommends adoption of the following motion: Move to approve a resolution approving the
Knob Hill of Lakeville Second Addition final plat.
Overview
KJ Walk, Inc. has submitted a final plat application for 36 single family lots and 42 detached
townhome lots to be known as Knob Hill of Lakeville Second Addition, located west of Pilot Knob
Road (CSAH 31) and north of 179th Street (future CSAH 9). The Knob Hill of Lakeville Second
Addition final plat is consistent with the Knob Hill North preliminary plat approved by the City
Council on May 18, 2020. This will be the only phase of the Knob Hill North preliminary plat.
Primary Issue to Consider
• Will 179th Street be completed this year? The Developer has provided the City with a schedule
that indicates that they intend to complete construction of 179th Street from Eventide Way to
the current terminus in Autumn Meadows Fourth Addition by November 30, 2020.
Completion of this segment of the street opens the connection from Pilot Knob Road to Cedar
Avenue.
Supporting Information
• Resolution
• Signed development contract
• Signed stormwater maintenance agreement
• September 18, 2020 Planning and Engineering reports
Financial Impact: $ Budgeted: Y☐ N☐ Source:
Related Documents: (CIP, ERP, etc.):
Envision Lakeville Community Values: A Home for All Ages and Stages of Life
Report Completed by: Kris Jenson, Associate Planner
October 5, 2020
None
Zoning Ordinance
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. ______
RESOLUTION APPROVING THE FINAL PLAT OF KNOB HILL OF LAKEVILLE SECOND
ADDITION
WHEREAS, the owner of the property described as KNOB HILL OF LAKEVILLE SECOND
ADDITION has requested final plat approval; and
WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks,
Recreation and Natural Resources Committee and approved by the City Council; and
WHEREAS, the final plat is consistent with the preliminary plat; and
WHEREAS, the final plat is acceptable to the City;
NOW THEREFORE BE IT RESOLVED by the Lakeville City Council:
1. KNOB HILL OF LAKEVILLE SECOND ADDITION final plat is approved subject to
the development contract and security requirements.
2. The Mayor and City Clerk are hereby authorized to sign the development
contract, the final plat mylars, and the stormwater maintenance agreement.
3. The City Clerk is directed to file a certified copy of this resolution with the
Dakota County Recorder.
ADOPTED by the Lakeville City Council this 5th day of October 2020.
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CITY OF LAKEVILLE
Douglas P. Anderson, Mayor
ATTEST:
_______________________
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
CITY OF LAKEVILLE )
I hereby certify that the foregoing Resolution No. _________is a true and correct copy of
the resolution presented to and adopted by the City Council of the City of Lakeville at a
duly authorized meeting thereof held on the 5th day of October 2020 as shown by the
minutes of said meeting in my possession.
__________________________
Charlene Friedges
City Clerk
(SEAL)
Drafted By:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
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City of Lakeville
Planning Department
Memorandum
To: Daryl Morey, Planning Director
From: Kris Jenson, Associate Planner
Date: September 18, 2020
Subject: Knob Hill of Lakeville Second Addition Final Plat
Application Action Deadline: October 16, 2020
INTRODUCTION
KJ Walk, Inc. has submitted an application and plans for the final plat of Knob Hill of Lakeville
Second Addition, which includes 36 single family lots and 42 detached townhome lots
located west of Pilot Knob Road (CSAH 31) and north of 179th Street (future CSAH 9). This plat
was preliminary platted as Knob Hill North, which was approved by the City Council on May
18, 2020. The lot, block and street design of the Knob Hill of Lakeville Second Addition of
Lakeville final plat is consistent with the approved Knob Hill North preliminary plat. The final
plat plans have been reviewed by Engineering and Parks and Recreation staff.
EXHIBITS
A. Aerial Location Map
B. Approved Preliminary Plat (2 pages)
C. Final Plat (3 Pages)
D. Grading Plan
E. Dakota County Plat Commission Letter dated February 6, 2019
PLANNING ANALYSIS
Zoning. The property is zoned RST-2, Single and Two-Family Residential District. Single family
homes and detached townhomes are a permitted use within the RST-2 District.
Existing Conditions. The Knob Hill of Lakeville Second Addition final plat area consists of one
parcel that was previously platted as Outlot E, Knob Hill of Lakeville. Grading of the site began
this summer and additional grading has been done as a part of the 179th Street construction.
According to a certificate of survey, there are encroachments such as sheds, garden beds, fire
pits, etc. from the adjacent Country View manufactured home park to the north. These
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encroachments into the plat shall be removed with the development and the developer must
post a security with the final plat to ensure their removal.
SINGLE FAMILY LOT REQUIREMENTS
Lots/Blocks. The following minimum single-family lot size requirements of the RST-2, Single
and Two-Family Residential District pertain to the Knob Hill of Lakeville Second Addition final
plat:
Lot Area
(Interior)
Lot Area
(Corner)
Lot Width
(Interior)
Lot Width
(Corner)
Lot Width
(Abutting
179th St)
RST-2 8,400 s.f. 10,200 s.f. 70 feet 85 feet 95 feet
Single family lot sizes within the Knob Hill of Lakeville Second Addition final plat range from
8,400 square feet to 15,953 square feet in area. All of the single family lots meet the lot area
and width requirements of the RST-2 District.
Setbacks. The following minimum requirements for single family building setbacks in the
RST-2 District pertain to the Knob Hill of Lakeville Second A ddition final plat:
Front Yard Side Yard
(Interior)
Side Yard
(Corner)
Side Yard
(buffer)
Rear Yard
RST-2 20 feet (house)
25 feet (garage)
7 feet 20 feet 30 feet 30 feet
The proposed house pads shown on the Knob Hill of Lakeville Second Addition grading,
drainage and erosion control plan indicate that all 36 single-family lots have adequate
building pad areas that meet setback requirements for principal structures.
DETACHED TOWNHOME DEVELOPMENT STANDARDS
Lot Requirements.
The proposed unit lots shown on the Knob Hill of Lakeville Second Addition final plat have
sufficient area to accommodate detached units. A homeowner’s association will be required
to be established for ownership and maintenance of Lot 49, Block 1 and Lot 12, Block 4.
The RST-2 District requires at least 7,500 square feet per unit. The Knob Hill of Lakeville
Second Addition final plat has an average of 10,494 square feet per unit for the detached
townhomes area, which exceeds the minimum lot area per unit requirements of the RST-2
District.
Setbacks. The f ollowing minimum requirements for detach ed townhome building setbacks
in the RST-2 District pertain to the Knob Hill of Lakeville Second Addition final plat:
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Base Lot Between Buildings
(Detached Units)
Front Yard
(to ROW)
RST-2 30 feet 14 feet 20 feet (front), 25 feet (garage)
The proposed building pads shown on the Knob Hill of Lakeville Second Addition grading,
drainage and erosion control plan indicate that all 42 detached townhomes have adequate
building pad areas that meet setback requirements.
Development Density. The Knob Hill of Lakeville Second Addition final plat consists of 78
single family lots and detached townhome units on 29.81 acres. This results in a gross density
of 2.62 units per acre. The net density, excluding the public stormwater ponds and future park
area, is 3.4 units per acre.
Phasing. Knob Hill of Lakeville Second Addition is the only phase of the Knob Hill North
preliminary plat.
Outlots. There are two outlots proposed with the Knob Hill of Lakeville Second Addition final
plat.
• Outlot A is 4.52 acres in area and will be deeded to the City for park purposes.
• Outlot B is 2.32 acres in area and will be deeded to the City for stormwater
management purposes.
Access. Knob Hill of Lakeville Second Addition will have three access points from 179th Street
as well as connect with 178th Street in Autumn Meadows Third Addition.
Plat Commission. The Dakota County Plat Commission reviewed and approved the final plat
at their February 4, 2019 meeting. The Plat Commission letter is included as Exhibit E.
Streets & Right-of-Way. Knob Hill of Lakeville Second Addition will include the construction
of local residential streets.
Pilot Knob Road (CSAH 31) is an arterial road in the City’s Transportation Plan. Right of way was
previously platted with the Knob Hill of Lakeville final plat.
179th Street (Future CSAH 9) is an arterial road in the City’s Transportation Plan. The full right of
way was dedicated with the Knob Hill of Lakeville final plat. 179th Street is currently
constructed between Pilot Knob Road and Eventide Way. 179th Street is currently being
constructed from Eventide Way to its current terminus at Fieldcrest Avenue in Autumn
Meadows Second Addition.
178th Street is a 32-foot-wide street within a 60 foot right-of-way with a five (5) foot wide
sidewalk on the south side of the street that will be extended from its current terminus in the
Autumn Meadows Third Addition and will provide a full connection to 179th Street. Lot 13,
Block 3 is not permitted to have driveway access to 179th Street.
Euclid Avenue will be a 32-foot-wide street within 60 feet of right-of-way with a five (5) foot
wide sidewalk along the west side of the street and will provide a right-in/right-out access to
179th Street.
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Everest Avenue will be a 32 foot wide street within 60 feet of right-of-way that will extend from
178th Street and end in a permanent cul de sac. A five (5) foot wide concrete sidewalk will be
constructed along the south side of Everest Avenue between 178th Street and Euclid Avenue.
Evershed Way will be a 32 foot wide street within a 60 foot right of way that will provide a
right-in/right-out connection to 179th Street. A five (5) foot wide concrete sidewalk will be
constructed along the east side of the street. Lot 6, Block 2 is not permitted to have driveway
access to 179th Street.
Trails. Trails along 179th Street were approved with the Knob Hill of Lakeville final plat. There
are no trails proposed to be constructed as part of the Knob Hill of Lakeville Second Addition
final plat.
Buffer Yard/Landscaping. Knob Hill of Lakeville Second Addition is adjacent to Pilot Knob
Road and 179th Street, both arterial roadways. Two single family lots have a side yard adjacent
to 179th Street as does the townhome common areas (Lot 12, Block 4 and Lot 49, Block 1). The
landscape plan for the buffer yard was approved with the Knob Hill North preliminary plat
and includes staggered rows of evergreen trees to meet the buffer yard landscaping
requirements. A security for $84,000 is required to guarantee installation of the landscaping.
In addition, a $1,000 per lot escrow is required with the building permits for Lot 6, Block 2 and
Lot 13, Block 3 for the installation of sod in the side yards to the edge of the trail.
Park Dedication. Park dedication for Knob Hill of Lakeville Second Addition will be satisfied
through land dedication. The amount of land being dedicated for park purposes with Outlot
A exceeds the park dedication requirement established by the Subdivision Ordinance so the
Developer will receive a credit to the final plat cash fees. See the September 18, 2020
Engineering report for more information.
Tree Preservation. A tree preservation plan was submitted with the Knob Hill of Lakeville
preliminary plat. Fifteen trees were proposed to be saved but none of those trees were within
the Knob Hill of Lakeville Second Addition plat boundary.
Wetlands. A site investigation was conducted in April 2017. No wetlands were identified
within the project boundaries.
Grading, Drainage and Erosion Control. The final plat includes grading, drainage and
erosion control plans. Grading, drainage and erosion control is discussed in more detail in the
September 18, 2020 engineering report.
Subdivision Identification Sign. The developer is not proposing a subdivision identification
sign within this phase of the final plat.
RECOMMENDATION
The Knob Hill of Lakeville Second Addition final plat is consistent with the approved
preliminary plat and complies with the requirements of the Zoning and Subdivision
Ordinances. Planning Department staff recommends approval of the Knob Hill of Lakeville
Second Addition final plat subject to the following conditions:
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1. The recommendations listed in the September 18, 2020 engineering report.
2. Outlots A and B shall be deeded to the City with the Knob Hill of Lakeville Second
Addition final plat.
3. A homeowner’s association must be created for the ownership and maintenance of the
Lots 1-49, Block 1 and Lots 1-12, Block 4 prior to issuance of building permits for the
townhome units.
4. Five-foot-wide concrete sidewalks shall be constructed at the developer’s expense as
shown on the approved final plat plans.
5. Landscaping shall be installed consistent with the approved landscape plan. An $82,000
security shall be submitted to guarantee installation of the approved landscaping.
6. A $1,000 cash escrow must be submitted with the building permit applications for Lot 6,
Block 2, and Lot 13, Block 3 to guarantee installation of the buffer rear yard sod to the
edge of the trail. This escrow will be in addition to the two trees/lot and front yard sod
escrow required at the time of building permit.
7. The following lots are not permitted to have driveway access to 179th Street:
• Lot 6, Block 2
• Lot 13, Block 3
EVENTIDEWAY±
Knob Hill of Lakeville Second Addition
final plat area PILOTKNOBRD(CSAH31)City of LakevilleLocation MapKnob Hill of LakevilleSecond AdditionFinal PlatEXHIBIT A
1 7 9 T H S T (F U T U R E C S A H 9 )
CITY OF FARMINGTON
E V E N I N G LN
177TH ST
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate: Revision:Registration #: 51362SHEET 2 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120 180Preliminary Plat SetPreliminary Plat (West)5'7'10'30'25'10'ROWTYPICAL LOTSETBACKS AND EASEMENTSROW20'HOUSE SETBACK
GARAGE SETBACK20'10'10'30'25'10'20'HOUSE SETBACK
GARAGE SETBACK ROWSITE DATATOTAL SITE AREA29.807 AC.NUMBER OF SINGLE FAMILY LOTS36 LOTSNUMBER OF DETACHED TOWNHOME LOTS 42 LOTSLOT AREA18.065 AC.RIGHT OF WAY AREA (LOCAL STREET)4.900 AC.OUTLOT AREA (OUTLOT A-B)6.842 AC.UNIT DENSITYGROSS2.62 UNITS PER AC.NET4.32 UNITS PER AC.SINGLE FAMILY LOT REQUIREMENTS (RS-4)MIN. LOT AREA - INTERIOR LOTS8,400 S.F.MIN. LOT WIDTH AT SETBACK - INTERIOR LOTS 70 FEETMIN. LOT AREA - CORNER LOTS10,200 S.F.MIN. LOT WIDTH AT SETBACK - CORNER LOTS 85 FEETMIN. LOT WIDTH AT SETBACK - CORNERLOTS ABUTTING 179TH ST W. 110 FEETMIN. LOT DEPTH - LOTSABUTTING 179TH ST W. 150 FEETDETACHED TOWNHOME MINIMUM SETBACKS (RM-1)ROW SETBACKS20' HOUSE25' GARAGEBASE LOT SETBACKS30' HOUSE20' PATIO/DECK179TH AND PILOT KNOB SETBACKS50' HOUSE30' PATIO/DECK LAST SAVED: April 22, 2020Lakeville, MNROWTYPICAL DETACHED TOWNHOME LOTSETBACKS AND EASEMENTSROW20'10'10'30'25'10'ROW14'20'DECK/PATIOSETBACKD&U EASEMENTBUILDING SETBACK5'7'01/07/19 OriginalRevised02/11/1950'70'40'70'01/28/20 Revised04/15/2020 RevisedFor ReviewApril 22, 202004/22/2020 Revised Street NamesEXHIBIT B
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate: Revision:Registration #: 51362SHEET 3 of 13Date: 4/22/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KHN SFDTH.dwg060120 180Preliminary Plat SetPreliminary Plat (East) LAST SAVED: April 22, 2020Lakeville, MN01/07/19 OriginalRevised02/11/1901/28/20 RevisedLegendOpen Space04/15/2020 RevisedFor ReviewApril 22, 202004/22/2020 Revised Street Names
EXHIBIT C
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.comRegistration #: 51362SHEET 2 of 21Date: 7/31/2020FILE PATH: G:\My Drive\Work Files\Lakeville Projects\Knob Hill\Engineering\CAD\DWGs\KH2.dwgGrading LAST SAVED: July 31, 20200100 200 300For ReviewJuly 22, 2020Date:07/22/2020Revision:OriginalOF LAKEVILLELAKEVILLE, MNSECOND ADDITIONEXHIBIT D
Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 55124
952.891-7087 Fax 952.891-7127 www.co.dakota.mn.us
February 6, 2019
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: KNOB HILL NORTH
The Dakota County Plat Commission met on February 4, 2019, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to County State Aid Highway 31 (Pilot Knob Rd.) and future County Road
179th St. W., and is therefore subject to the Dakota County Contiguous Plat Ordinance.
This is a replat of OUTLOT E, KNOB HILL OF LAKEVILLE. Restricted access symbols should be shown along all of
CSAH 31 (shown as Lot 54 on the proposed plat). Restricted access should be shown along all of 179th Street
(future County Road) except for the three access openings as shown on the proposed plat. A quit claim deed
to Dakota County for restricted is required to be recorded with the plat mylars.
The Plat Commission has approved the preliminary plat provided that the described conditions are met, and
reviewed the final plat and recommends approval to the County Board of Commissioners provided that the
described conditions are met.
Traffic volumes on CASH 31 are 28,000 ADT and are anticipated to be 39,000 ADT by the year 2030. These
traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for
the proposed plat. Residential developments along County highways commonly result in noise complaints.
In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial
building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this
development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please
contact Butch McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat
Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
EXHIBIT E
Secretary, Plat Commission
c:
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Kris Jenson, Associate Planner
From: Logan Vlasaty, Civil Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Daryl Morey, Planning Director
Date: September 18, 2020
Subject: Knob Hill of Lakeville Second Addition
• Final Plat Review
• Final Grading and Drainage Plan Review
• Final Erosion Control Plan Review
• Final Utility Plan Review
BBAACCKKGGRROOUUNNDD
KJ Walk, Inc. has submitted a final plat named Knob Hill of Lakeville Second Addition. This is
the first and only phase of the Knob Hill North preliminary plat approved by the City Council
on May 18, 2020. The proposed subdivision is located west of and adjacent to Pilot Knob
Road (CSAH 31), north of and adjacent to 179th Street (future CSAH 9). The parent parcel
consists of Outlot E, Knob Hill of Lakeville and is zoned RST-2, Single and Two-Family
Residential District.
The final plat consists of thirty-six (36) single family lots and forty-two (42) detached town
home lots and two (2) common HOA lots wit hin four (4) blocks, and two (2) outlots on 29.8
acres.
The outlots created with the final plat shall have the following use:
Outlot A: Park area; to be deeded to the City (4.52 acres)
Outlot B: Stormwater management basin; to be deeded to the City (2.32 acres)
The proposed development will be completed by:
Developer: KJ Walk, Inc.
KKNNOOBB HHIILLLL OOFF LLAAKKEEVVIILLLLEE SSEECCOONNDD AADDDDIITTII OONN –– FFIINNAALL PPLLAATT
SSEEPPTTEEMMBBEERR 1188,, 22002200
PPAAGGEE 22 OOFF 1100
Engineer/Surveyor: KJ Walk, Inc.
SSIITTEE CCOONNDDIITTIIOONNSS
The Knob Hill of Lakeville Second Addition site consists of undeveloped agricultural land with
some encroachments along the northern property line. The land generally slopes west to east
and drains into the North Creek branch of the Vermillion River Watershed. The Developer
began grading the site in July with a grading permit following City Council approval of the
preliminary plat, additional grading was performed as part of the construction of 179th Street.
Fencing, sheds and any encroachments on the existing parcel shall be removed with the
Knob Hill of Lakeville Second Addition development. The Developer must post a $20,000
security with the final plat for the removal of the encroachments.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Pilot Knob Road (CSAH 31)
Knob Hill of Lakeville Second Addition is located west of and adjacent to Pilot Knob Road, a
minor arterial County highway, as identified in the City’s Transportation Plan. Pilot Knob Road
adjacent to the site is a four-lane divided urban roadway. The current Dakota County Plat
Review Needs Map indicates a half right-of-way requirement of 100-feet and designates it as a
future six-lane divided urban roadway over its entire length adjacent to the plat. The
expansion of Pilot Knob Road to a six-lane roadway is not identified in the City’s or County’s
current Capital Improvement Plans. The Developer dedicated 100-feet of west half right-of-
way for Pilot Knob Road adjacent to the parent parcel with the Knob Hill of Lakeville final plat.
The Developer is responsible for any improvements to Pilot Knob Road, as required by Dakota
County.
179th Street (Future CSAH 9)
Knob Hill of Lakeville Second Addition is located north of and adjacent to 179th Street (future
CSAH 9), a minor arterial highway, as identified in the City’s Transportation Plan. 179th Street is
designated as a future County Road, as identified by the Dakota County East-West Corridor
Preservation Study completed in 2006. The current Dakota County Plat Review Needs Map
indicates a 120-foot wide right-of-way requirement and designates this roadway as a two-
lane divided roadway over its entire length adjacent to the plat. The Developer dedicated the
necessary right-of-way with the Knob Hill of Lakeville final plat.
179th Street is designed as a two-lane divided urban roadway with 10-foot wide bituminous
trails along both sides of the road, and is consistent with Dakota County’s standards, access
locations, and spacing requirements. 179th Street will provide a full access for the
development at Pilot Knob Road. Right and left turn lanes will be provided at the roadway
connections within the plat, as required by Dakota County. The alignment and design for
179th Street was reviewed and approved by the Dakota County Transportation Department.
The City will maintain 179th Street until jurisdiction is transferred to Dakota County.
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The Knob Hill of Lakeville Development Contract requires the construction and extension of
179th Street from Fieldcrest Avenue to Pilot Knob Road by November 30, 2020. 179th St is
being constructed from Pilot Knob Road to Eventide Way with the development of the Knob
Hill of Lakeville plat.
178th Street
Development of Knob Hill of Lakeville Second Addition includes the extension of 178th Street,
a local roadway. 178th Street is designed as a 32-foot wide, two-lane urban roadway with a 5-
foot wide concrete sidewalk along the south side of the street. 178th Street will provide a full
access to 179th Street. The Developer is dedicating 60-feet of right-of-way along the entire
length of 178th Street. The Developer shall remove the temporary cul-de-sac and restore the
easement area with the extension of 178th Street, including sodding any disturbed areas and
replacing any irrigation/encroachments. The City will reimburse the Developer $2,634.52
(Escrow No. 8357) for the removal of the 178th Street Temporary Cul-de-sac.
Evershed Way
Development of Knob Hill of Lakeville Second Addition includes the construction of Evershed
Way, a local roadway. Evershed Way is designed as a 32-foot wide, two-lane urban roadway
with a 5-foot wide concrete sidewalk along the east side of the street. Evershed Way will
provide a right-in-right out access to 179th Street and terminate with a T intersection at 178th
Street. The Developer is dedicating 60-feet of right-of-way along the entire length of Evershed
Way.
Everest Avenue
Development of Knob Hill of Lakeville Second Addition includes the construction of Everest
Avenue, a local roadway. Everest Avenue is designed as a 32 -foot wide, two-lane urban
roadway with a 5-foot wide concrete sidewalk along the south side of the street from 178th
Street to Euclid Avenue. Everest Avenue will terminate to the west with a T intersection at
178th Street and to the east with a permanent cul-de-sac. The Developer is dedicating 60-feet
of right-of-way along the entire length of Everest Avenue.
Euclid Avenue
Development of Knob Hill of Lakeville Second Addition includes the construction of Euclid
Avenue, a local roadway. Euclid Avenue is designed as a 32-foot wide, two-lane urban
roadway with a 5-foot wide concrete sidewalk along the west side of the street. Euclid Avenue
will provide a right-in-right out access to 179th Street and terminate with a T intersection at
Everest Avenue. The Developer is dedicating 60-feet of right-of-way along the entire length of
Euclid Avenue.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility and street construction shall be from
a single rock construction entrance at 178th Street from 179th Street, west of Pilot Knob Road.
No construction access shall be allowed from the existing streets to the south within the City
of Farmington or from the existing streets to the west within Autumn Meadows.
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PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
Development of Knob Hill of Lakeville Second Addition includes the construction of public
trails and sidewalks. Five-foot wide concrete sidewalks, with pedestrian curb ramps will be
installed along one side of all local streets, except for the cul-de-sac portion of Everest
Avenue. A bituminous trail will be constructed along both sides of 179th Street with the Knob
Hill of Lakeville development.
The Park Dedication requirement has not been collected on the parent parcel and will be
satisfied through land dedication that shall be dedicated with the final plat.
The density of Knob Hill of Lakeville Second Addition final plat is 2.6 units/acre (78 proposed
lots/29.8 acres). The land dedication requirement for subdivisions with a density less than 3.0
lots/acre is 12%. The land dedication and cash contribution requirements are estimated as
follows:
Gross Area of Knob Hill of Lakeville Second Addition 29.8 Acres
Total Buildable Area 29.8 Acres
Land Dedication Requirement (12%) 3.6 Acres
The Developer will dedicate 4.52 acres in Outlot A to the City for park land. This exceeds the
3.6 acres park dedication requirement by 0.92 acres. The Developer shall receive a credit to its
final plat cash fees for the park dedication that exceeds to land dedication requirements,
calculated as follows:
0.92 acres x $50,000 = $46,000.00
Excess Park Dedication Credit per Acre Credit to Cash Fees
The Developer shall mass grade the area of the future park, including Oulot X, Autumn
Meadows Third Addition (existing City property west of the plat boundary) as shown on the
Grading Plan. The restoration specifications for the park area will be determined with the final
construction plans.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Knob Hill of Lakeville Second Addition is located within subdistrict NC-20030 of the North
Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan.
Wastewater will be conveyed to the MCES Elko/New Market Interceptor and continue to the
Empire Wastewater Treatment Facility.
Development of Knob Hill of Lakeville Second Addition includes the extension of public
sanitary sewer. 8-inch sanitary sewer will be constructed within the subdivision and connect
to an existing sewer stub to the north of 179th Street to provide sanitary sewer service to the
development.
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The Sanitary Sewer Availability Charge has not been collected on the parent parcel and will
be required with the final plat. The fee will be based on the rate in effect at the time of final
plat approval, calculated as follows:
78 units x $327.00 = $25,506.00
Total Units
in Knob Hill of Lakeville Second Addition
Sanitary Sewer Availability Charge
Per Unit
Sanitary Sewer
Availability Charge required
WWAATTEERRMMAAIINN
Development of Knob Hill of Lakeville Second Addition includes the extension of public
watermain. 8-inch watermain will be extended within the development to provide water
service to the subdivision. Existing watermain stubs are present at the west, south, and east
borders of the plat.
The Lateral Watermain Access Charge is due for the portion of 12-inch watermain within Pilot
Knob Road right-of-way and shall be paid with the final plat. The Lateral Watermain Access
Charge will be based on the rate in effect at the time of final plat approval, calculated as
follows:
388.49 x $41.50/Front Foot = $16,122.34
Front Footage along
Pilot Knob Road
Lateral Watermain Access Charge
Total
OOVVEERRHHEEAADD LLIINNEESS
There are no overhead utility lines located on the existing parcel.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Knob Hill of Lakeville Second Addition is primarily located within subdistrict NCL-70 of the
North Creek stormwater district as identified in the City’s Water Resources Management Plan.
Development of Knob Hill of Lakeville Second Addition includes the construction of one City
owned and maintained stormwater management basins to collect and treat the stormwater
runoff generated from the site. The basin will be located within Outlot B and will provide
water quality treatment and rate control of the stormwater runoff generated from the
subdivision. The s tormwater management basin design is consistent with City requirements.
Development of Knob Hill of Lakeville Second Addition includes the construction of one
privately owned landscaped drainage swale. The Developer shall enter into a stormwater
maintenance agreement with the final plat.
The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building permits will not be issued until
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a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
Knob Hill of Lakeville Second 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 Knob Hill of Lakeville Second Addition includes the construction of public
storm sewer systems. Storm sewer will be installed within the subdivision to collect and
convey stormwater runoff generated from within the public right-of-way and lots to the
public stormwater management basin located within Ou tlot B.
The Trunk Storm Sewer Area Charge h as not been collected on the parent parcel and must be
collected with the Knob Hill of Lakeville Second Addition final plat. The Trunk Storm Sewer
Area Charge is calculated as follows:
Gross Area of Knob Hill of Lakeville Second Addition 1,298,392.92 s.f.
Less Area of Outlot A (Park Area) (-) 196,990.00 s.f.
Less Area of Outlot B (Stormwater Management Basin) (-) 101,065.00 s.f.
Total = 1,000,337.92 s.f.
1,000,337.92 s.f. x $0.178/s.f. = $178,060.14
Net Area of Knob Hill
of Lakeville Second Addition
Single Family
Area Charge
Total Trunk
Storm Sewer Area Charge
The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot
B to the City, consistent with City policy. The credit is based on the area of the outlot, and is
calculated at the rate of $5,500 per acre, and will be applied to the final plat cash fees,
calculated as follows:
2.32 acres x $5,500/acre = $12,760.00
Total Area of Outlot B Per Acre Credit Total
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS
179th Street and Pilot Knob Road are minor arterial County roadways as identified in the City’s
Transportation Plan. A buffer yard screen containing a combination of earth berms, plantings,
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or privacy fencing of sufficient density to provide a minimum visual screen shall be provided
adjacent to 179th Street and Pilot Knob Road.
FEMA FLOODPLAIN ANALYSIS
Knob Hill of Lakeville Second 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.
WWEETTLLAANNDDSS
Jacobson Environmental conducted a site investigation on April 28, 2017. Eight areas within
the Knob Hill of Lakeville plat were investigated, including the area that is Knob Hill of
Lakeville Second Addition. No wetlands were identified within the project boundaries. The
Notice of Application was sent out 6/27/2017. No comments were received during the
comment period.
Based on the information provided in the report dated 5/11/2017 and site visit, the wetland
delineation for the area has been determined to be acceptable for use in implementing the
Wetland Conservation Act.
TTRREEEE PPRREESSEERRVVAATTIIOONN
A tree preservation plan was submitted and approved with the Knob Hill of Lakeville
development. The plan proposed to save 15 trees, none of which were in the Knob Hill of
Lakeville Second Addition final plat boundaries. No tree preservation plan is needed for the
Knob Hill of Lakeville Second Addition final plat.
EERROOSSIIOONN CCOONNTTRROOLL
The developer is responsible for obtaining a MPCA Construction Permit for the site as well as
developing a SWPPP for the site prior to construction. The permit requires that all erosion and
sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction
should be documented in the SWPPP.
A native seed mix for the basins must be used and a maintenance schedule for the first 2
years must be included in the plans. This must include mowing 2 to 3 times, 30 days apart
during the first year with the mower deck set about 6-8 inches off the ground. The second
year, the pond areas must be mowed once before weeds set their seeds. This will reduce
weed establishment and help stimulate the desirable vegetation. This will cut down on
maintenance in the long-term.
The rear swale along the north property line must be stabilized with erosion control blanket
once graded and storm sewer is installed. Additional erosion control measures may be
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required during construction as deemed necessary by City staff. Any additional measures
required shall be installed and maintained by the developer.
SECURITIES
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Knob Hill of Lakeville Second Addition. Construction costs are
based upon estimates submitted by the Developer’s engineer on August 8, 2020.
CONSTRUCTION COSTS
Sanitary Sewer $ 237,551.00
Watermain 319,820.00
Storm Sewer 338,052.00
Street Construction 367,807.00
Erosion Control and Restoration 89,400.00
SUBTOTAL - CONSTRUCTION COSTS $ 1,352,630.00
SUBTOTAL - CONSTRUCTION COSTS REQUIRED $ 1,263,230.00
The Developer provided the City with a Letter of Credit in the amount of $89,400.00 for
Erosion Control, Restoration, Grading, and Grading Certification following City Council
approval of the preliminary plat.
OTHER COSTS
Developer’s Design (3.0%) $ 40,578.90
Developer’s Construction Survey (2.5%) 33,815.75
City’s Legal Expense (0.5%) 6,763.15
City Construction Observation (5.0%) 67,631.50
Developer’s Record Drawing (0.5%) 6,763.15
Landscaping
Encroachment Removal
42,000.00
20,000
Street Lights 14,400.00
Lot Corners/Iron Monuments 8,200.00
SUBTOTAL - OTHER COSTS $240,152.45
TOTAL PROJECT SECURITY $ 1,503,382.45
The street light security totals $14,400 which consists of twelve (12) post-top street lights at
$1,200 each.
The Developer shall post a security to ensure the final placement of iron monuments at
property corners with the final plat. The security is $100.00 per lot and outlot for a total of
$8,200.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all
irons have been placed following site grading, street and utility construction.
CCAASSHH FFEEEESS
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A cash fee for traffic control signs is due with Knob Hill of Lakeville Second Addition. Street
signing consists of five (5) stop and street blade combinations at $550 each, one (1) dead end
markers at $125 each, and a mobilization fee of $150 for a total of $3,025.00. If the street signs
are installed during frost conditions, the developer shall pay an additional $150 for each
street sign location.
A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat
approval and is calculated as follows:
78 units x $10.12/unit/qtr. x 4 qtrs. = $3,157.44
Dwelling Units Streetlight Operating Fee Total
A cash fee for one-year of the Environmental Resources Fee shall be paid at the time of final
plat approval and is calculated as follows:
78 units x $16.54/unit/qtr. x 4 qtrs. = $5,160.48
Dwelling Units Environmental Resources Fee Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
82 units x $90.00/unit = $7,380.00
Lots/Outlots City Base Map Updating Fee Total
The Developer shall submit the final plat and construction drawings in an electronic format.
The electronic format shall be in either .dwg (AutoCAD) or .dxf format.
The Developer shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction cost, or $40,578.90.
CASH REQUIREMENTS
Sanitary Sewer Availability Charge 25,506.00
Lateral Watermain Access Charge 16,122.34
Trunk Storm Sewer Area Charge 178,060.14
Traffic Control Signs 3,025.00
Streetlight Operating Fee 3,157.44
Environmental Resources Fee 5,160.48
City Base Map Updating Fee 7,380.00
City Engineering Administration (3.00%) 40,578.90
SUBTOTAL - CASH REQUIREMENTS $278,990.30
CREDITS TO THE CASH REQUIREMENTS
Outlot B (Deeded to the City) (Trunk Storm Sewer) $ 12,760.00
Removal of 178th St Temporary Cul-de-sac (Escrow No. 8357) 2,634.52
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Park Dedication Credit (Park Dedication) 46,000.00
SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 61,394.52
TOTAL CASH REQUIREMENTS WITH THE FINAL PLAT $217,595.78
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the Knob Hill of Lakeville Second Addition final plat,
grading and drainage plan, erosion control plan, and utility plan.