HomeMy WebLinkAboutITEM 4
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 8 October 2020
RE: Lakeville – Arris Apartments
TPC FILE: 135.01
BACKGROUND
Kami Holdings LLC has submitted applications for development of a 197 unit apartment building
at the northeast quadrant of Kenrick Avenue and 173rd Street. The proposed development
requires consideration of applications for preliminary plat, final plat, a Conditional Use Permit for
multiple family uses within the M-1, Mixed Use I-35 Corridor District, a Conditional Use Permit
for building height greater than 48 feet, site and building plan review, and vacation of existing
public right-of-way and easements. A public hearing to consider the applications has been
noticed for the Planning Commission meeting on 15 October 2020.
Exhibits:
A. Site Location Map
B. Zoning Map
C. Project Narrative
D. Traffic Analysis dated June 13, 2020
E. Pedestrian Crossing Analysis dated September 30, 2020
F. Preliminary Plat
G. Site Plan
H. Utility Plan
I. Grading, Drainage & erosion Control Plan
J. Landscape Plan (6 sheets)
K. Tree Preservation Plan
L. Lighting plan (2 sheets)
M. Site Cross Section
N. Architectural elevations and cross section drawing (5 sheets)
O. Building Floor plans (11 sheets)
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ANALYSIS
Comprehensive Plan. The 2040 Comprehensive Plan guides the subject site for Corridor Mixed
Uses on the 2040 Land Use Plan. Corridor Mixed Use land uses are to provide for development
within the I-35 corridor of commercial areas with opportunity for incorporating multiple family
dwellings nearby to existing and planned transit facilities. The proposed development of the
subject site with a multiple family use is consistent with the objectives of the Corridor Mixed Use
land use designation based on proximity to the existing Metro Transit terminal on I-35 to the
north of the subject site, surrounding businesses and providing for a desirable land use transition
to low density residential uses to the east.
Residential density for parcels guided Corridor Mixed Use is limited to 26 dwelling units per acre.
Density is calculated on the basis of net area of the property to be developed less wetlands and
right-of-way for collector and arterial streets. The subject site consists of 3 parcels east and north
of Kenrick Avenue and 173rd Street, respectively. The net area of Lot 1, Block 1 is 8.31 acres, which
would allow for development of up to 216 dwelling units at 26 dwelling units per acre. The
proposed 197 dwelling units are within the density allowed for the subject site by the 2040
Comprehensive Plan.
Zoning. The subject site is zoned M-1, Mixed Use I-35 Corridor District consistent with the 2040
Land Use Plan. Multiple family dwellings are allowed as a conditional use within the M-1 District
subject to the performance standards established by Section 11-65-5.N of the Zoning Ordinance,
which are reviewed in subsequent paragraphs.
Surrounding Uses. The subject site is surrounded by the existing and planned uses shown in the
table below:
Direction 2040 Land Use Zoning Existing Use
North Commercial C-3 District Fleet Farm
East LD Residential RS-3 District Single family
South Commercial C-3 District Pizza Hut,
Goodyear, Vacant
West -- -- I-35
The M-1 District performance standards require multiple family uses to provide for increased
setbacks from the single family neighborhood to the east and the site plan has been designed to
shift the building as far west as possible to preserve existing trees and plant additional
landscaping as a buffer. The developer provided a cross section drawing of the proposed site plan
illustrating the horizontal perspective of the site topography and site plan with the proposed
building, landscaping and tree preservation to illustrate the relationship with the adjacent single
family neighborhood to the east. The separation of the proposed building and active areas of the
site plan from the adjacent residential uses is much greater than would be required of a
commercial development of the property and adequately addresses potential compatibility
issues.
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Lot Area. Section 11-65-7.N.1.b(1) of the Zoning Ordinance requires multiple family uses to
provide a minimum of 1,675 square feet of net lot area per dwelling unit. The area Lot 1, Block 1
is 8.31 acres or 361,983.6 square feet. Based on 197 dwelling units, the lot area per unit for the
proposed multiple family use is 1,837 square feet per dwelling unit, which complies with the
Zoning Ordinance.
Floor Area Ratio. Section 11-65-7.N.1.b(2) of the Zoning Ordinance limits the floor area ratio for
the proposed multiple family building to 0.7 as the subject site abuts single family lots zoned RS-
3 District to the east. The gross floor area of the proposed building (not including the below grade
parking level) is 203,974 square feet and the area of the proposed lot is 361,983.6 square feet.
The floor area ratio of the proposed development is 0.56, which complies with the limit
established by the Zoning Ordinance.
Setbacks. The table below outlines the setbacks required for development of the subject site by
Section 11-65-7.N.6 and Section 11-65-13 of the Zoning Ordinance. The location of the proposed
multiple family building within the lot exceeds the minimum setbacks required by the Zoning
Ordinance, including an almost 34 foot increase above the setback required from the east
property line abutting the adjacent single family neighborhood. The proposed building setbacks
also take into account the future right-of-way requirements for the realignment of Kenrick
Avenue as part of the I-35/CSAH 50 interchange ultimate design.
Kenrick Ave. 173rd St. North East
Required 30ft. 30ft. 10ft. 50ft.
Proposed 54.3ft. 99.7ft. 32.8ft. 88.9ft.
Dwelling Units. The proposed building has a mix of studio (efficiency), 1-bedroom, 2-bedroom
and 3-bedroom dwelling units summarized in the table below:
Min Floor
Area
Required
Proposed
Floor Area
# of
Units
% of
Total
Units
Studio 500sf. 515-621sf. 23 11.7%
1 Bedroom 700sf. 703-794sf. 80 40.6%
1+ Bedroom 700sf. 863-896sf. 28 14.2%
2 Bedroom 800sf. 1,030-1,199sf. 51 25.9%
3 Bedroom 880sf. 1,331-1,395 15 7.5%
The proposed dwelling units comply with the minimum floor area requirements specified in
Section 11-17-13.B of the Zoning Ordinance. Section 11-17-15 of the Zoning Ordinance further
limits the mix of dwelling units to not more than 30 percent efficiency units, which the proposed
building complies with.
Exterior finish. The exterior materials for the proposed building must comply with Section 11-65-
7.N.3.a of the Zoning Ordinance requiring minimum of 50 percent of the combined area of all
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elevations to have an exterior finish of brick, stucco, and/or natural or artificial stone. The
submitted building elevation plans identify the type of all exterior finish materials and include a
schedule indicating the percent of the total area of the exterior of the principal building using
required materials. The use of brick or stone for the exterior finish of the proposed building is 50
percent of the total wall area and complies with the requirements of the Zoning Ordinance.
Building Height. Multiple family buildings within the M-1 District are limited to a height of four
stories or 48 feet by Section 11-65-7.N.2 of the Zoning Ordinance. Illustrations of the proposed
building indicate a flat roof design except for architectural angled roof elements at the building
entrances. The architectural design includes two, three, and four story sections to create a varied
roof line and wall elevations that minimizes building mass further emphasized by changes in
material texture and color. The developer modified the design of the building and site after
discussions with City staff to keep the tallest sections of the structure as far west as possible as
shown below measured from the east property line
Garage only: 87ft.
2-story section: N/A
3-story section: 138ft.
4-story section 189ft.
The height of the roof above the four story building sections is 46 feet and the height to the tallest
parapet is 48 feet. There are slanted roofs over the section of the building that include the
entrances that have a height of 53 feet to the midpoint of the slanted roof defined in accordance
with Section 11-17-7.A of the Zoning Ordinance. Exceptions to zoning district height limits are
allowed by approval of a conditional use permit under Section 11-17-7.E of the Zoning Ordinance.
The additional building height does not have any effect on the intensity of the use of the property
and the site plan does meet the performance standard for the additional building height to
provide for an additional 5 feet of setback for each 10 feet of building height above 35 feet for
front and side yards. The easterly 53 foot roof section is approximately 400 feet from the property
line abutting the adjacent single family neighborhood to the east. The proposed additional
building height satisfies the criteria for approval of the conditional use permit.
If mechanical equipment is to be located on the building roof, the parapets must be high enough
so as to screen the mechanicals from view of Kenrick Avenue, 173rd Street, and the adjacent
residential uses in accordance with Section 11-21-13 of the Zoning Ordinance.
Streets. The subject site abuts Kenrick Avenue and 173rd Street. Kenrick Avenue is designated as
a Major Collector street and 173rd Street as a local street by the 2040 Transportation Plan. The
developer has provided a traffic study demonstrating that Kenrick Avenue has adequate capacity
for the traffic generated by the proposed development. City staff recommends that 173rd Street
be posted as a no parking zone to minimize conflicts with through traffic for the residential
neighborhood to the east. The developer received feedback from the adjacent single family
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neighborhood that 173rd Street should be closed at the east line of the proposed development
to prevent traffic from entering the low density residential area.
The traffic study indicates that Kenrick Avenue via 173rd Street is the primary access point for the
proposed use as well as the single family neighborhood to the east based on ease of access. The
report concludes that the single family residential neighborhood will be exposed to minimal
through traffic from the proposed development. In addition, closing 173rd Street would leave the
residential neighborhood with only one way in and out, which is a circuitous route to the north
to Jonquil Avenue/170th Street through another residential neighborhood. Maintaining 173rd
Street is consistent with the transportation policies of the 2040 Comprehensive Plan and best
practices for subdivision design to provide connections between neighborhoods to encourage
interaction, distribute traffic and ensure access for residents, as well as emergency vehicles. City
staff does not recommend closing 173rd Street.
The site plan has been designed to anticipate future realignment of Kenrick Avenue as part of the
City’s long-term plan for the I-35/CSAH 50 interchange for which the City will need to acquire
right-of-way in the future. The City has officially mapped acquisition of future right-of-way from
the subject site that will be required to be platted as an outlot and the landscape plan must be
revised to remove proposed plantings from this outlot such that mature trees are not required
to be removed in the future. Existing public right-of-way for Hibbard Highway that is within the
subject site is to be vacated concurrent with the platting of the subject site as it no longer serves
a public purpose. The dedication of right-of-way for Kenrick Avenue and 173rd Street as shown
on the preliminary plat and final plat is subject to review and approval by the City Engineer.
Sidewalks. There are existing sidewalks on the east side of Kenrick Avenue and north side of 173rd
Street for pedestrian access to the subject site. The sketch plan illustrates a sidewalk from the
west end of the building to Kenrick Avenue and a sidewalk from the east end of the building to
173rd Street. The proposed pedestrian accesses meet the requirements of Section 11-65-7.N.4 of
the Zoning Ordinance.
The submitted plans also indicate provision of a pedestrian crossing from the northeast corner
of the Kenrick Avenue and 173rd Street intersection to the west side of Kenrick Avenue, which
would provide for access to commercial areas to the southeast. The developer has provided an
analysis by a qualified Traffic Engineer of the proposed pedestrian crossing. The analysis finds
that there are adequate sight lines for a crossing at this location based on the design and posted
speed limit on Kenrick Avenue. The pedestrian crossing analysis also concludes that measures
such as installation of button activated flashing crossing signs is not warranted based on
established engineering criteria. Staff has forwarded the pedestrian crossing analysis to the City’s
transportation engineering consultant for review and the pedestrian crossing is to be subject to
review and approval of the City Engineer.
Off-Street Parking. The subject site is proposed to have 2 accesses to 173rd Street. The west
access is setback approximately 170 feet from the Kenrick Avenue and 173rd Street intersection.
The west and east accesses to the subject site are spaced 350 feet apart along 173rd Street and
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the east access is setback approximately 150 feet from the east lot line. The spacing of the
proposed accesses complies with Section 11-19-7.I.6 of the Zoning Ordinance.
The proposed building is to have 197 dwelling units and 278 total bedrooms equal to 1.4
bedrooms per dwelling unit. Section 11-19-13 of the Zoning Ordinance requires multiple family
dwellings to provide 2.0 parking stalls per dwelling unit if there are less than 2.0 bedrooms per
dwelling unit. Section 11-65-7.N.5 of the Zoning Ordinance further requires that a minimum of
1.0 of the required parking stalls per dwelling unit be provided within an attached garage. Based
on 197 dwelling units, 394 parking stalls are required of which 7 must be ADA accessible. The
breakdown of surface and garage parking shown on the submitted plans is summarized below:
Garage stalls 197
Exterior
stalls
Actual 104
Proof-of-Parking 93
Total 394
The site plan illustrates three van accessible stalls on the surface. The building floor plan
illustrates four ADA stalls within the garage. The provision of accessible parking stalls complies
with ADA requirements.
There are 93 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 traffic analysis
submitted by the developer includes an evaluation of off-street parking for the proposed
development based on information from the Institute of Transportation Engineers. The parking
evaluation reasonably concludes that the proposed apartment building, which has 1.4 bedrooms
per dwelling unit, will have adequate off-street parking. A deferred parking agreement will be
required for the proposed development.
The proposed off-street parking areas and drive aisles are setback more than 15 feet from Kenrick
Avenue and 173rd Street as required by Section 11-19-7.I.1 of the Zoning Ordinance and more
than 50 feet from the east lot line as required by Section 11-65-7.N.6 of the Zoning Ordinance.
Section 11-19-7.I.1 of the Zoning Ordinance requires off-street parking stalls to have minimum
dimensions of 9 feet by 20 feet accessed by 24 foot wide drive aisles. The proposed surface
parking stalls comply with these minimum dimensions. The floor plans verify that the enclosed
garage stalls comply with the minimum dimensions specified by Section 11-19-7.I.3 for minimum
9 foot by 18 foot stalls accessed by 25 foot wide drive aisles (two-way).The plans must be revised
to include this information.
Sections 11-19-7.I.7 and 12 of the Zoning Ordinance requires the off-street parking area to be
paved in accordance the specifications approved by the City Engineer. The parking stalls must
striped as required by Section 11-19-7.I.13 of the Zoning Ordinance. The parking area must be
surrounded by perimeter concrete curb as required by Section 11-19-7.I.15 of the Zoning
Ordinance.
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Landscaping. A landscape plan has been submitted as required by Section 11-21-7 of the Zoning
Ordinance and a tree inventory and preservation plan prepared in accordance with Section 10-4-
11.B of the Subdivision Ordinance overlaid upon the grading plan has been submitted. The
landscape plan and tree preservation plan address the perimeter of the site and building
foundation with emphasis for screening along Kenrick Avenue and the north lot line, as well as
the requirements of Section 11-21-9.A of the Zoning Ordinance for the required buffer yard
between the building and existing single family neighborhood to the east as required by Section
11-65-7.N.6 of the Zoning Ordinance. The landscape plan also addresses the provisions of Section
11-21-9.D of the Zoning Ordinance for off-street parking areas.
Specific to the yard between the building and the adjacent single family neighborhood to the
east, the landscape plan preserves existing significant trees within 40 feet of the east property
line and provides for planting of a double row of 20 6-foot black hills spruce and clusters of six-
foot balsam fir trees and complemented by ornamental trees on the apartment side of the
plantings. The developer has provided a cross section drawing illustrating the proposed buildings
and existing single family dwellings to the east relative to tree preservation and proposed
landscaping demonstrating the effectiveness of the proposed screening measures. The height of
the black hills spruce and balsam fir trees (and all other evergreen trees shown on the landscape
plan) must be increased to 8 feet in height to comply with Section 11-21-9.C.1 of the Zoning
Ordinance. The location, type, size of proposed plantings comply with the requirements of the
Zoning Ordinance and are to be subject to review and approval of the City Forester.
Outdoor Amenities. The site plan illustrates a number of outdoor recreation amenities including
a patio that includes a pool, play area, grilling area, pergola, and fire pit. These outdoor amenities
are all located on the east end of the building and are setback 83 feet from the east lot line,
exceeding the 50 foot setback required by Section 11-65-7.N.6 of the Zoning Ordinance. The
building elevation plans show a pool mechanical building constructed of rock face block within
the area. The outdoor area is enclosed by six foot high fencing that is to be a solid privacy fence
on the east side of the patio to block visuals and noise from the area towards the single family
neighborhood to the east. There is also pet exercise area on the west end of the building. Section
11-21-5.A of the Zoning Ordinance requires details regarding fencing for the patio and pool area
to be submitted for review and approval by the Zoning Administrator, including compliance with
Section 11-21-5.G of the Zoning Ordinance related to pools.
Exterior Lighting. The developer has submitted a lighting plan showing the location, height, type,
and illumination pattern of all exterior lighting. The intensity of exterior lighting is limited not to
exceed 115 foot-candles at ground level measured at any point on the subject site and light may
not exceed 1 foot-candle measured at the right of way or property line. The submitted exterior
lighting plan complies with the provisions of Section 11-16-17 of the Zoning Ordinance. The
developer has lowered the height of freestanding poles and added shielding to the fixtures to
minimize visibility of the light sources and the amount of light cast towards the residential
neighborhood to the east, which is demonstrated by the photometric plan as there is almost no
light cast east of the building foot print.
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Signs. The site plan indicates one freestanding sign to be located adjacent to the west site access
to 173rd Street. Section 11-23-19.D of the Zoning Ordinance allows uses within the M-1 District
one freestanding sign per lot not to exceed 100 square feet in area or 20 feet in height. With
walls facing Kenrick Avenue and 173rd Street, one wall sign not to exceed 100 square feet would
be allowed on each elevation, but none is shown on the submitted plans. A sign permit is required
to be issued prior to placement of any sign upon the property in accordance with Section 11-23-
5 of the Zoning Ordinance.
Waste Storage. The applicant’s narrative describes indoor collection of storage of trash and
recycling stored in 2 rooms at the garage level, shown on the building floor plans, negating the
need to address any outdoor waste containers being enclosed in compliance with Section 11-18-
11.B of the Zoning Ordinance.
Park Dedication. Platting of the subject site requires dedication for the City’s park system in
accordance with Section 10-4-8 of the Subdivision Ordinance. The 2015 Parks, Trails, and Open
Space Plan does not identify acquisition of land from the subject site for public park use.
Satisfaction of park dedication requirements is to be met as a cash fee in lieu of land paid at the
time of final plat approval in accordance with Section 11-4-8.J Of the Subdivision Ordinance.
Easements. Section 10-4-4 of the Subdivision Ordinance requires dedication of drainage and
utility easements at the perimeter of the proposed lot and over public stormwater basins or
utilities. Perimeter easements are shown on the preliminary and final plat. Existing public and
private drainage and utility easements are also proposed to be vacated with approval of the
proposed final plat as they no longer serve a public purpose. These and other easements to
overlay public utilities are subject to review and approval of the City Engineer.
Grading. The submittal includes a preliminary grading plan. All grading, drainage, retaining walls,
erosion control and wetland impact/mitigation issues are to be subject to review and approval
of the City Engineer.
Utilities. The subject site is within the current Municipal Urban Service Area (MUSA). Sewer and
water utilities are available to the subject site. The developer has submitted a utility plan for
connection to municipal sewer and water utilities. All utility issues are subject to review and
approval of the City Engineer.
Outlot A. The preliminary plat and final plat include Outlot A which is the portion of the property
being platted that is located south of 173rd Street. Outlot A is guided by the 2040 Comprehensive
Plan for Commercial uses and is zoned C-3, General Commercial District. Outlot A will be retained
under private ownership for future development.
Development Agreement. A condition of final plat approval will require the developer to enter
into a development agreement as drafted by the City Attorney and approved by the City Council
to guarantee completion of all improvements, posting of required securities, and payment of any
fees.
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CONCLUSION
The proposed Arris apartments 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 the I-35 corridor in proximity to transit facilities to provide market support for
surrounding business and expand housing choices within Lakeville. Furthermore, the proposed
development complies with the performance standards applicable to multiple family uses within
the M-1 District established by the Zoning Ordinance and Subdivision Ordinance. Findings of fact
supporting the approval of a conditional use permit to allow for the proposed multiple family use
and building section height greater than 48 feet has been drafted for consideration by the
Planning Commission. Our office and City staff recommend approval of the applications subject
to the following stipulations:
1. The subject site shall be developed in accordance with the site and building plans as
approved by the City Council.
2. Any mechanical equipment installed on the building roof shall be screened from view of
Kenrick Avenue, 173rd Street, and the adjacent residential uses in accordance with Section
11-21-13 of the Zoning Ordinance.
3. Dedication of right-of-way for Kenrick Avenue and 173rd Street as shown on the
preliminary and final plat and revision of the final plat to include an outlot for the public
right-of-way to be acquired for the Ultimate I-35/CSAH 50 Interchange shall be subject to
review and approval by the City Engineer.
4. A no parking zone on 173rd Street within the plat shall be designated by resolution of the
City Council to be adopted at the time of final plat approval.
5. The proposed Kenrick Avenue pedestrian crossing at 173rd Street shall be subject to
review and approval of the City Engineer.
6. A deferred parking agreement shall be approved for the 93 proof-of-parking stalls shown
on the site plan.
7. The dimensions and construction specifications for enclosed off-street parking stalls and
drive aisles shall comply with the provisions of Section 11-19-7.I.3 of the Zoning
Ordinance.
8. The landscape plan shall be revised to remove proposed plantings from areas of the
subject site the City has identified for acquisition of right-of-way for Kenrick Avenue and
all plantings shall comply with Section 11-21-9.C of the Zoning Ordinance subject to
review and approval of the City Forester.
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9. All fences shall comply with Section 11-21-5 of the Zoning Ordinance and require issuance
of a permit subject to review and approval of the Zoning Administrator prior to
installation of any fence upon the property.
10. All signs shall comply with Section 11-23-19.D of the Zoning Ordinance and require a sign
permit prior to placement upon the property, subject to review and approval of the
Zoning Administrator.
11. Any exterior storage of waste containers shall require an enclosure meeting the
requirements of Section 11-18-11.B of the Zoning Ordinance.
12. The final plat shall require satisfaction of park dedication requirements as a cash fee in
lieu of land in accordance with in accordance with Section 11-4-8.J Of the Subdivision
Ordinance.
13. All drainage and utility easements shall be subject to review and approval of the City
Engineer.
14. All grading, drainage, erosion control, and wetland impact/mitigation plans shall be
subject to review and approval of the City Engineer.
15. All utility plans shall be subject to review and approval of the City Engineer.
16. The developer shall enter into a development agreement drafted by the City Attorney and
subject to approval of the City Council prior to approval of a final plat.
c. Justin Miller, City Administrator
David Olson, Community and Economic Development Director
Alex Jordon, Assistant City Engineer
Andrea McDowell-Poehler, City Attorney
EXHIBIT C
EXHIBIT D
1 | P a g e L a k e v i l l e A p a r t m e n t s A d d e n d u m , L a k e v i l l e , M N
September 30, 2020
To: Matthew Knutson, AMCON
From: Vernon Swing, PE
Re: Pedestrian Crossing Analysis Addendum – Lakeville Apartments, Lakeville, MN
Per your request, Swing Traffic Solutions, LLC has conducted a pedestrian crossing analysis as an
addendum to the original traffic analysis dated July 13, 2020, which was completed on behalf of the
proposed 196-unit Lakeville Apartments Multi-family Housing development in Lakeville, MN. The
proposed project will develop the property at 17296 Kenrick Avenue which is approximately 8.31 acres
in size and is located on the north side of 173rd Street West and east side of Kenrick Avenue, just south
of the Fleet Farm store. This memorandum summarizes an investigation of pedestrian crossing traffic
control options for a proposed crossing of Kenrick Avenue from the north side of 173 rd Street W. In
particular, a safety analysis regarding sight distance, and a warrant analysis regarding potential
upgraded crossing conditions were investigated.
Sight Distance
Several issues can affect the appropriateness of a location’s selection for a pedestrian crosswalk,
including travel speed, traffic volumes, pedestrian volumes and sight distance. The need for enhanced
traffic control at crossing locations varies depending on the speed of motor vehicle traffic in the area. In
this case, Kenrick Avenue is signed for 30 mph.
With a 30 mph speed limit we can determine the necessary sight distance for drivers of vehicles to able
to see a pedestrian crossing the street and safely stop without striking the pedestrian. This is referred to
as stopping sight distance and it is based on the distance travelled while reacting to first seeing an
object, or pedestrian in this case, in the road and then stopping. The minimum stopping sight distances
for various speed are summarized by the American Association of State Highway and Transportation
Officials (AASHTO) and are shown in the Table below.
EXHIBIT E
2 | P a g e L a k e v i l l e A p a r t m e n t s A d d e n d u m , L a k e v i l l e , M N
In this case, the stopping sight distance exceeds the 200-foot minimum in each direction from the
anticipated crossing location, with field measurements confirming the actual sight distance is 467 feet to
the west northwest, and 500+ feet to the south. Therefore, a crossing at this location can be considered
and the type of crossing, whether signalized, augmented with flashing beacons or augment with warning
signs was investigated.
Pedestrian Signal Warrants
The MNMUTCD has identified traffic signal warrants for installation of traffic signals to allow pedestrians
to cross. According to the MNMUTCD, “The need for a traffic control signal at an intersection or mid-
block crossing shall be considered if an engineering study finds that one of the following criteria is met:
A. For each of any 4 hours of an average day, the plotted points representing the vehicles per hour
on the major street (total of both approaches) and the corresponding pedestrians per hour
crossing the major street (total of all crossings) all fall above the curve in Figure 4C-5; or
B. For 1 hour (any four consecutive 15-minute periods) of an average day, the plotted point
representing the vehicles per hour on the major street (total of both approaches) and the
corresponding pedestrians per hour crossing the major street (total of all crossings) falls above
the curve in Figure 4C-7.”
3 | P a g e L a k e v i l l e A p a r t m e n t s A d d e n d u m , L a k e v i l l e , M N
The traffic volumes present on Kenrick Avenue assuming the Build out of the proposed project are
shown on Figure 6 in the original traffic impact analysis and total 954 vehicles in the highest peak hour.
From Figure 4C-7 (Peak Hour) the pedestrian traffic crossing Kenrick Avenue would need to be 300 per
hour to warrant a traffic signal. Similarly, from Figure 4C-5 (4 Hour), if the Kenrick Avenue traffic were
to total at least an average of 900 vehicles per hour for four hours the pedestrian crossing demand
would need to be 160 per hour. Based on field investigations conducted in September of 2020 there is
no pedestrian demand during the PM Peak hour today, thus it is very unlikely a traffic signal would be
warranted for this crossing.
Similarly, MNMUTCD includes warrants for a hybrid rapid flashing beacon to alert drivers to the
presence of pedestrians crossing roadways. The MNMUTCD states, “If a traffic control signal is not
justified under the signal warrants of Chapter 4C and if gaps in traffic are not adequate to permit
pedestrians to cross, or if pedestrian delay is excessive, the need for a pedestrian hybrid beacon should
be considered on the basis of an engineering study that considers major-street volumes, speeds, widths,
and gaps in conjunction with pedestrian volumes, walking speeds, and delay. For a major street where
the posted or statutory speed limit or the 85th-percentile speed is 35 mph or less, the need for a
pedestrian hybrid beacon should be considered if the engineering study finds that the plotted point
representing the vehicles per hour on the major street (total of both approaches) and the corresponding
total of all pedestrians crossing the major street for 1 hour (any four consecutive 15-minute periods) of
an average day falls above the applicable curve in Figure 4F-1 for the length of the crosswalk.” In this
case the pedestrian crossing distance is 42 feet.
4 | P a g e L a k e v i l l e A p a r t m e n t s A d d e n d u m , L a k e v i l l e , M N
Again the traffic volume on Kenrick Avenue totals 954 vehicles during the PM Peak hour, and based on a
crossing distance of 42 feet the pedestrian traffic would need to exceed 120 per hour to justify the
installation of a hybrid rapid flashing beacon. It is very unlikely this treatment will be warranted.
It is suggested that advanced crosswalk warning signs (W11-2) and crosswalk signs (W11-2 plus W16-7P)
be installed to alert drivers of potential pedestrian activity. Please contact Vernon Swing at
vswingtraffic@gmail.com or 612-968-4142 with any questions.
EXHIBIT F
EXHIBIT G
EXHIBIT H
EXHIBIT I
17
ARB
7
BH
3
CH
3
BO
3
CH
3
CA
1
JL
2
BF
3
JL
3
FM 3
RM
1
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1
JL
3
CA
3
SB 3
CA
1
BL
3
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1
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JL
1
BF
1
HL
1
BO
5
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5
BF
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SB
5
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RB
1
JL
20
BH
3
SB
5
BL
5
BL
1
BO
3
HL
2
BO
5
CA
1
JL
3
JL
6
SB
1
FM
5
WP
20
MKL
14
BF
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_landscape.dwgSave Date:08/14/20ofKAMI HOLDINGS LLC3120 Woodbury Drive, Suite 100Woodbury, MN 55125REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:08/12/20ARRIS APARTMENTSLakeville, MinnesotaName:
Signature:
Date: 08/12/20 License #:
1. 08/14/20 Per Owner
Ryan J. Ruttger, RLA
56346
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 Landscape Architect under the
laws of the State of Minnesota.
RJR
RJR
6
PRELIM
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2'(MIN.)6"12"
UNDISTURBED SUBSOIL
( SEE LANDSCAPE NOTES
FOR TYPE OF MULCH )
REMOVE BURLAP & ROPE
FROM TOP 1/3 OF BALL
IF SHRUB IS B & B, THEN
BACKFILL MIX
4 INCHES MULCH
EXISTING GRADE
GUY WIRE WITH WEBBING
FLAGGING- ONE PER WIRE
PLANTING SOIL MIXTURE (SEE SPEC.)
MINIMUM 1/2 WIDTH OF ROOT BALL
4"-6" SHREDDED BARK
MULCH
UNDISTURBED OR STABILIZED
SUBSOIL
NOTE: GUY ASSEMBLY OPTIONAL BUT
CONTRACTOR ASSUMES FULL
RESPONSIBILITY FOR MAINTAINING TREE
IN A PLUMB POSITION FOR THE
DURATION OF THE GUARANTEE PERIOD
GUY ASSEMBLY- 16"
POLYPROPYLENE OR POLYETHYLENE
(40 MIL) 1-1/2" WIDE STRAP (TYP)
DOUBLE STRAND 10 GA. WIRE, 2-7"
ROLLED STEEL POSTS (MnDOT 3401)
@ 180° O.C. (SEE STAKING DIAGRAM)
COORDINATE
STAKING TO INSURE
UNIFORM
ORIENTATION OF GUY
LINES AND STAKES
2. TRIM OUT DEAD WOOD AND WEAK AND/OR
DEFORMED TWIGS. DO NOT CUT A LEADER. DO
NOT PAINT CUTS.
4. PLACE PLANT IN PLANTING HOLE WITH
BURLAP AND WIRE BASKET, (IF USED), INTACT.
BACKFILL WITHIN APPROXIMATELY 12" OF THE
TOP OF ROOTBALL, WATER PLANT. REMOVE
TOP 1/3
OF THE BASKET OR THE TOP TWO
HORIZONTAL RINGS, WHICHEVER IS GREATER.
REMOVE ALL BURLAP AND NAILS FROM TOP
1/3 OF THE BALL. REMOVE ALL TWINE.
3. SET PLANT ON UNDISTURBED NATIVE SOIL
OR THOROUGHLY COMPACTED BACKFILL SOIL.
INSTALL PLANT SO THE ROOT FLARE IS AT OR
UP TO 2" ABOVE THE FINISHED GRADE.
6. WATER TO SETTLE PLANTS AND FILL
VOIDS.
5. PLUMB AND BACKFILL WITH
BACKFILL SOIL.
7. WATER WITHIN TWO HOURS OF
INSTALLATION. WATERING MUST BE
SUFFICIENT TO THOROUGHLY SATURATE
ROOT BALL AND PLANTING HOLE.
8. PLACE MULCH WITHIN 48 HOURS OF
THE SECOND WATERING UNLESS SOIL
MOISTURE IS EXCESSIVE.
1. SCARIFY BOTTOM AND SIDES OF HOLE
PRIOR TO PLANTING
PLAN
TREE WRAP
BACKFILL MIX
PAINTED FLUORESCENT ORANGE
WHITE FLAGGING (TYP.)
DOUBLE STRAND 12 GAUGE WIRE
8" 2-PLY NYLON STRAPS
8' STEEL TEE POST-
4 INCHES HARDWOOD MULCH
FROM TOP 1/3 OF THE BALL
REMOVE BURLAP & ROPE
UNDISTURBED SUBSOIL
4 INCH DEEP SAUCER
NOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.
12"6"2'(MIN.)6"6"3 REQUIRED AT 120
L1PRELIMINARY LANDSCAPE PLANEXHIBIT J
SHRUBS CODE COMMON NAME
BCB Autumn Magic Black Chokeberry
SSC Summersweet
RTD Dwarf Red Twig Dogwood
DBH Dwarf Bush Honeysuckle
CWH Common Witch Hazel
ABH Annabelle Hydrangea
NBS Summer Wine Seward Ninebark
LLA Lemon Lights Azalea
APC Alpine Currant
SPG Goldflame Spirea
MKL Miss Kim Lilac
VBC Bailey`s Compact American Cranberry Bush
EVERGREEN SHRUBS CODE COMMON NAME
JSG Sea Green Juniper
YEW Tauton Yew
ARB Little Giant Arborvitae
GRASSES CODE COMMON NAME
KFG Feather Reed Grass
PDS Prairie Dropseed
PERENNIALS CODE COMMON NAME
MSY Moonshine Yarrow
NEA Purple Dome New England Aster
MBC Moonbeam Coreopsis
PCF Prairie Splendor Coneflower
DLB Baja Daylily
DLS Stella De Oro Daylily
BSC Berry Smoothie Coral Bells
SGF Spike Gayfeather
WLC Walkers Low Catmint
LRS Little Spire Russian Sage
BES Goldsturm Coneflower
SCS Stonecrop
PLANT KEY
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_landscape.dwgSave Date:08/14/20ofKAMI HOLDINGS LLC3120 Woodbury Drive, Suite 100Woodbury, MN 55125REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:08/12/20ARRIS APARTMENTSLakeville, MinnesotaName:
Signature:
Date: 08/12/20 License #:
1. 08/14/20 Per Owner
Ryan J. Ruttger, RLA
56346
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 Landscape Architect under the
laws of the State of Minnesota.
RJR
RJR
6
PRELIM
I
N
A
R
Y
L2PRELIMINARY LANDSCAPE PLAN
SHRUBS CODE COMMON NAME
BCB Autumn Magic Black Chokeberry
SSC Summersweet
RTD Dwarf Red Twig Dogwood
DBH Dwarf Bush Honeysuckle
CWH Common Witch Hazel
ABH Annabelle Hydrangea
NBS Summer Wine Seward Ninebark
LLA Lemon Lights Azalea
APC Alpine Currant
SPG Goldflame Spirea
MKL Miss Kim Lilac
VBC Bailey`s Compact American Cranberry Bush
EVERGREEN SHRUBS CODE COMMON NAME
JSG Sea Green Juniper
YEW Tauton Yew
ARB Little Giant Arborvitae
GRASSES CODE COMMON NAME
KFG Feather Reed Grass
PDS Prairie Dropseed
PERENNIALS CODE COMMON NAME
MSY Moonshine Yarrow
NEA Purple Dome New England Aster
MBC Moonbeam Coreopsis
PCF Prairie Splendor Coneflower
DLB Baja Daylily
DLS Stella De Oro Daylily
BSC Berry Smoothie Coral Bells
SGF Spike Gayfeather
WLC Walkers Low Catmint
LRS Little Spire Russian Sage
BES Goldsturm Coneflower
SCS Stonecrop
PLANT KEY
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_landscape.dwgSave Date:08/14/20ofKAMI HOLDINGS LLC3120 Woodbury Drive, Suite 100Woodbury, MN 55125REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:08/12/20ARRIS APARTMENTSLakeville, MinnesotaName:
Signature:
Date: 08/12/20 License #:
1. 08/14/20 Per Owner
Ryan J. Ruttger, RLA
56346
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 Landscape Architect under the
laws of the State of Minnesota.
RJR
RJR
6
PRELIM
I
N
A
R
Y
L3PRELIMINARY LANDSCAPE PLAN
SHRUBS CODE COMMON NAME
BCB Autumn Magic Black Chokeberry
SSC Summersweet
RTD Dwarf Red Twig Dogwood
DBH Dwarf Bush Honeysuckle
CWH Common Witch Hazel
ABH Annabelle Hydrangea
NBS Summer Wine Seward Ninebark
LLA Lemon Lights Azalea
APC Alpine Currant
SPG Goldflame Spirea
MKL Miss Kim Lilac
VBC Bailey`s Compact American Cranberry Bush
EVERGREEN SHRUBS CODE COMMON NAME
JSG Sea Green Juniper
YEW Tauton Yew
ARB Little Giant Arborvitae
GRASSES CODE COMMON NAME
KFG Feather Reed Grass
PDS Prairie Dropseed
PERENNIALS CODE COMMON NAME
MSY Moonshine Yarrow
NEA Purple Dome New England Aster
MBC Moonbeam Coreopsis
PCF Prairie Splendor Coneflower
DLB Baja Daylily
DLS Stella De Oro Daylily
BSC Berry Smoothie Coral Bells
SGF Spike Gayfeather
WLC Walkers Low Catmint
LRS Little Spire Russian Sage
BES Goldsturm Coneflower
SCS Stonecrop
PLANT KEY
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_landscape.dwgSave Date:08/14/20ofKAMI HOLDINGS LLC3120 Woodbury Drive, Suite 100Woodbury, MN 55125REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:08/12/20ARRIS APARTMENTSLakeville, MinnesotaName:
Signature:
Date: 08/12/20 License #:
1. 08/14/20 Per Owner
Ryan J. Ruttger, RLA
56346
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 Landscape Architect under the
laws of the State of Minnesota.
RJR
RJR
6
PRELIM
I
N
A
R
Y
L4PRELIMINARY LANDSCAPE PLAN
SHRUBS CODE COMMON NAME
BCB Autumn Magic Black Chokeberry
SSC Summersweet
RTD Dwarf Red Twig Dogwood
DBH Dwarf Bush Honeysuckle
CWH Common Witch Hazel
ABH Annabelle Hydrangea
NBS Summer Wine Seward Ninebark
LLA Lemon Lights Azalea
APC Alpine Currant
SPG Goldflame Spirea
MKL Miss Kim Lilac
VBC Bailey`s Compact American Cranberry Bush
EVERGREEN SHRUBS CODE COMMON NAME
JSG Sea Green Juniper
YEW Tauton Yew
ARB Little Giant Arborvitae
GRASSES CODE COMMON NAME
KFG Feather Reed Grass
PDS Prairie Dropseed
PERENNIALS CODE COMMON NAME
MSY Moonshine Yarrow
NEA Purple Dome New England Aster
MBC Moonbeam Coreopsis
PCF Prairie Splendor Coneflower
DLB Baja Daylily
DLS Stella De Oro Daylily
BSC Berry Smoothie Coral Bells
SGF Spike Gayfeather
WLC Walkers Low Catmint
LRS Little Spire Russian Sage
BES Goldsturm Coneflower
SCS Stonecrop
PLANT KEY
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_landscape.dwgSave Date:08/14/20ofKAMI HOLDINGS LLC3120 Woodbury Drive, Suite 100Woodbury, MN 55125REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:08/12/20ARRIS APARTMENTSLakeville, MinnesotaName:
Signature:
Date: 08/12/20 License #:
1. 08/14/20 Per Owner
Ryan J. Ruttger, RLA
56346
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 Landscape Architect under the
laws of the State of Minnesota.
RJR
RJR
6
PRELIM
I
N
A
R
Y
L5PRELIMINARY LANDSCAPE PLAN
TREES CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
RM 3 Acer rubrum `Northwood`Northwoods Red Maple 2.5" Cal. B&B
FM 4 Acer x freemanii `Sienna`Sienna Glen Maple 3.5" Cal. B&B
RB 3 Betula nigra
Clump Form, 2.5" Cal Equivalent
River Birch Multi-Trunk 10` Ht.B&B
HL 4 Gleditsia triacanthos inermis `Harve`Northern Acclaim Thornless Honey Locust 2.5" Cal. B&B
BO 8 Quercus macrocarpa Bur Oak 2.5" Cal. B&B
BL 11 Tilia americana `Boulevard`Boulevard Linden 2.5" Cal. B&B
CONIFEROUS TREES CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
BF 25 Abies balsamea Balsam Fir 6` Ht.B&B
BH 37 Picea glauca densata Black Hills Spruce 6` Ht.B&B
WP 5 Pinus strobus White Pine 8` Ht.B&B
CH 6 Tsuga canadensis Canadian Hemlock 6` Ht.B&B
ORNAMENTAL TREES CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
SB 25 Amelanchier x grandiflora `Autumn Brilliance`
Clump Form, 1.5" Cal Equivalent
Autumn Brilliance Serviceberry 7` Ht.B&B
CA 14 Malus x `Prairifire`
Red Flowers
Prairifire Crabapple 1.5" Cal. B&B
JL 14 Syringa reticulata `Ivory Silk`
White Flowers
Ivory Silk Japanese Tree Lilac 1.5" Cal. B&B
BOTANICAL NAME COMMON NAME
PLANT SCHEDULE
SHRUBS CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
BCB 14 Aronia melanocarpa `Autumn Magic`Autumn Magic Black Chokeberry #5 Cont.
SSC 18 Clethra alnifolia `Hummingbird`Summersweet #5 Cont.
RTD 30 Cornus sericea `Alleman`s Compact`Dwarf Red Twig Dogwood #5 Cont.
DBH 17 Diervilla lonicera Dwarf Bush Honeysuckle #5 Cont.
ABH 68 Hydrangea arborescens `Annabelle`Annabelle Hydrangea #5 Cont.
NBS 42 Physocarpus opulifolius `Seward` TM Summer Wine Seward Ninebark #5 Cont.
LLA 56 Rhododendron x `Lemon Lights`Lemon Lights Azalea #5 Cont.
APC 53 Ribes alpinum Alpine Currant #5 Cont.
SPG 76 Spiraea x bumalda `Goldflame`
Gold Foliage, Red Flowers
Goldflame Spirea #5 Cont.
MKL 45 Syringa patula `Miss Kim`Miss Kim Lilac #5 Cont.
VBC 9 Viburnum trilobum `Bailey Compact`
Red Fall Color
Bailey`s Compact American Cranberry Bush #5 Cont.
EVERGREEN SHRUBS CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
JSG 36 Juniperus chinensis `Sea Green`Sea Green Juniper #5 Cont.
YEW 41 Taxus x media `Tauntonii`Tauton Yew #5 Cont.
ARB 17 Thuja occidentalis `Little Giant`Little Giant Arborvitae #5 Cont.
GRASSES CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
KFG 105 Calamagrostis x acutiflora `Karl Foerster` Feather Reed Grass #5 Cont.
PDS 91 Sporobolus heterolepis Prairie Dropseed #5 Cont.
PERENNIALS CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
MSY 39 Achillea x `Moonshine`Moonshine Yarrow #1 Cont.
NEA 37 Aster novae-angliae `Purple Dome`Purple Dome New England Aster #1 Cont.
MBC 27 Coreopsis x `Moonbeam`Moonbeam Coreopsis #1 Cont.
PCF 31 Echinacea purpurea `Prairie Splendor` Prairie Splendor Coneflower #1 Cont.
DLB 72 Hemerocallis x `Baja`
Red Flowers
Baja Daylily #1 Cont.
DLS 25 Hemerocallis x `Stella De Oro`
Yellow / Gold Flowers
Stella De Oro Daylily #1 Cont.
BSC 20 Heuchera x `Berry Smoothie`Berry Smoothie Coral Bells #1 Cont.
SGF 67 Liatris spicata `Kobold`
Purple Flowers
Spike Gayfeather #1 Cont.
WLC 40 Nepeta x faassenii `Walkers Low`Walkers Low Catmint #1 Cont.
LRS 46 Perovskia atriplicifolia `Little Spire`Little Spire Russian Sage #1 Cont.
BES 40 Rudbeckia fulgida `Goldsturm`Goldsturm Coneflower #1 Cont.
SCS 37 Sedum spectabile `Autumn Joy`Stonecrop #1 Cont.
GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER
WOOD 5,713 sf Hardwood Mulch
Non-Woven Geotextile Incidental
Double Shredded Hardwood Mulch 4" Depth
ROCK 10,346 sf Rock Mulch
Non-Woven Geotextile Incidental
1.5" Trap Rock Mulch 4" Depth
SOD 146,453 sf Turf Sod Bluegrass Kentucky Bluegrass sod
TIII 22,348 sf Type III - Dry Basin Seed Mix
Refer to notes for acceptable seeding
methods. Seeding Rate 66.0 lb/ac
MnDOT Seed Mix 33-262 seed
TIV 45,483 sf Type IV - Native Seed Mix
Refer to notes for acceptable seeding
methods. Seeding Rate 50.0 lb/ac
MnDOT Seed Mix 35-241 seed
DG 1,500 sf Decomposed Granite
Compacted, Non-woven Geotextile Incidental
Decomposed Granite 4" Depth
BOTANICAL NAME COMMON NAME
PLANT SCHEDULE
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_landscape.dwgSave Date:08/14/20ofKAMI HOLDINGS LLC3120 Woodbury Drive, Suite 100Woodbury, MN 55125REVISIONS
DRAWN BY:
DESIGNED BY:
ISSUE DATE:08/12/20ARRIS APARTMENTSLakeville, MinnesotaName:
Signature:
Date: 08/12/20 License #:
1. 08/14/20 Per Owner
Ryan J. Ruttger, RLA
56346
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 Landscape Architect under the
laws of the State of Minnesota.
RJR
RJR
6
PRELIM
I
N
A
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Y
L6PRELIMINARY LANDSCAPE PLAN
f:\jobs\8681 - 8700\8689 - kami - lakeville apartments\cad c3d\landscape\8689_tree preservation.dwgSave Date:08/12/20of KAMI HOLDINGS LLC
3120 Woodbury Drive, Suite 100
Woodbury, MN 55125REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:08/12/20ARRIS APARTMENTS
Lakeville, MinnesotaName:Signature:Date: 08/12/20 License #:1. Ryan J. Ruttger, RLA56346I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.RJRRJRPRELIMINARY3TREE PRESERVATION PLANTP1EXHIBIT K
PROPOSED APARTMENTS
4 STORIES
P.L.
173rd St W
PROPERTY LINE PROPERTY LINEPROPERTY LINE
EXHIBIT L
32'16'8'0'
ENLARGED SITE CROSS SECTION 1
A306 3/32" = 1' - 0"
32'16'8'0'
SITE CROSS SECTION 2
A306 1/32" = 1' - 0"DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091EXHIBIT M
SOUTH ELEVATION #11
A301 3/32" = 1'-0"
32'16'8'0'
EXTERIOR BUILDING ELEVATIONS - MATERIAL CALCULATIONS
SOUTH ELEVATION #22
A301 3/32" = 1'-0"
32'16'8'0'
SOUTH ELEVATION #2 CONT.2
A301 3/32" = 1'-0"
32'16'8'0'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091EXHIBIT N
SOUTH ELEVATION #42
A302 3/32" = 1'-0"
32'16'8'0'SOUTH ELEVATION #31
A302 3/32" = 1'-0"
32'16'8'0'
SOUTH ELEVATION #52
A302 3/32" = 1'-0"
32'16'8'0'
EXTERIOR BUILDING ELEVATIONS - MATERIAL CALCULATIONS DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
NORTH ELEVATION #11
A303 3/32" = 1'-0"
32'16'8'0'
NORTH ELEVATION #22
A303 3/32" = 1'-0"
32'16'8'0'
NORTH ELEVATION #2 CONT.2
A303 3/32" = 1'-0"
32'16'8'0'
EXTERIOR BUILDING ELEVATIONS - MATERIAL CALCULATIONS DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
EAST ELEVATION2
A304 3/32" = 1'-0"
32'16'8'0'
WEST ELEVATION #13
A304 3/32" = 1'-0"
32'16'8'0'
WEST ELEVATION #24
A304 3/32" = 1'-0"
32'16'8'0'
NORTH ELEVATION #31
A304 3/32" = 1'-0"
32'16'8'0'
EXTERIOR BUILDING ELEVATIONS - MATERIAL CALCULATIONS DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
POOL BUILDING SOUTH ELEV1
A305 3/32" = 1'-0"
32'16'8'0'
POOL BUILDING EAST ELEV2
A305 3/32" = 1'-0"
32'16'8'0'
POOL BUILDING NORTH ELEV3
A305 3/32" = 1'-0"
32'16'8'0'
POOL BUILDING WEST ELEV4
A305 3/32" = 1'-0"
32'16'8'0'
EXTERIOR BUILDING ELEVATIONS - MATERIAL CALCULATIONS
MONUMENT SIGN ELEVATION 15
A305 3/32" = 1'-0"
32'16'8'0'
MONUMENT SIGN ELEVATION 26
A305 3/32" = 1'-0"
32'16'8'0'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
GARAGE FLOOR PLAN 'A'1
A101 1/16" = 1'-0"
GARAGE
FLOOR PLAN 'A'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091EXHIBIT O
GARAGE FLOOR PLAN 'B'1
A101 1/16" = 1'-0"
GARAGE
FLOOR PLAN 'B'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
STOR.
ELEC./
DATA
MAINT.CLOS.
1ST FLOOR PLAN 'A'1
A103 1/16" = 1'-0"
1ST
FLOOR PLAN 'A'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
1,059 SF
COMMUNITY
POOL
EQUIPMENT
PACKAGE
OFFICE MAILPET
LOBBY
TWO STORY
COFFEE
LOBBY
HOSPITALITY
ELEC.
DATA
TRASH &MAILMAILSTOR
RECYCLE
1,115 SF
FITNESS
WORK RM
RECEPT.
1ST FLOOR PLAN 'B'1
A104 1/16" = 1'-0"
1ST
FLOOR PLAN 'B'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
ELEC./
DATA
STOR.
2ND FLOOR PLAN 'A'1
A105 1/16" = 1'-0"
2ND
FLOOR PLAN 'A'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
BELOW
STOR.
ELEC./DATA
STOR
TRASH &
RECYCLE
OPEN TO
ROOF
OF
UNDERGROUND
PARKING
2ND FLOOR PLAN 'B'1
A106 1/16" = 1'-0"
2ND
FLOOR PLAN 'B'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
ELEC./
DATA
ELEC./
DATA
MAINT.
CLOS.
2 STORY
ROOF
STOR.
3RD FLOOR PLAN 'A'1
A107 1/16" = 1'-0"
3RD
FLOOR PLAN 'A'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
STOR.
ELEC./DATA
ELEC./DATA
STOR
TRASH &
RECYCLE
ROOF
OF
UNDERGROUND
PARKING
2 STORY
ROOF
3RD FLOOR PLAN 'B'1
A108 1/16" = 1'-0"
3RD
FLOOR PLAN 'B'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
2 STORY
ROOF
3 STORY
ROOF
ELEC./
DATA
STOR.
4TH FLOOR PLAN 'A'1
A109 1/16" = 1'-0"
4TH
FLOOR PLAN 'A'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
CLUB ROOM
1073 SF
GAME ROOM
485 SF
STOR.
ELEC./DATA
TRASH &
RECYCLE
ROOF
OF
UNDERGROUND
PARKING
3 STORY
ROOF
2 STORY
ROOF
4TH FLOOR PLAN 'B'1
A110 1/16" = 1'-0"
4th
FLOOR PLAN 'B'DESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091
ONE BEDROOM2
A111 1/4" = 1'-0"730 SF
ONE BEDROOM + DEN3
A111 1/4" = 1'-0"730 SF
STUDIO ALCOVE1
A111 1/4" = 1'-0"559 SF
TWO BEDROOM4
A111 1/4" = 1'-0"1,060 SF
THREE BEDROOM5
A111 1/4" = 1'-0"1,331 SF
TYPICAL UNIT
FLOOR PLANSDESIGN/BUILD | CONSTRUCTION MANAGEMENT | GENERAL CONTRACTING6121 BAKER ROADMINNETONKA, MINNESOTA 55345PHONE: 651-379-9090 FAX: 651-379-9091UNIT COUNT AND MIX
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
ARRIS APARTMENTS
CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On 15 October 2020, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider the application of Kami Holdings, LLC for a conditional use permit to allow
development of a multiple family use within a M-1 District and exception to building height limit
for a principal building within the M-1 District. 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 guided for Corridor Mixed Use land uses by the 2040 Comprehensive
Plan.
2. The subject site is zoned M-1, Mixed Use I-35 Corridor District.
3. Legal description of the property is attached as Exhibit A.
4. Section 11-4-3.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 proposed land use is consistent with the 2040 Comprehensive Plan goals for
inclusion of multiple family land uses within commercial developments adjacent to the I-
35 corridor in proximity to transit facilities to provide market support for surrounding
business and expand housing choices within Lakeville.
b. The proposed use is or will be compatible with present and future land uses of the area.
Finding: The subject site is surrounded by the existing and planned uses shown in the
table below:
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Direction 2040 Land Use Zoning Existing Use
North Commercial C-3 District Fleet Farm
East LD Residential RS-3 District Single family
South Commercial C-3 District Pizza Hut, Goodyear,
Vacant
West -- -- I-35
The M-1 District performance standards, site topography, and site plan establishing
location of the proposed building, landscaping and tree preservation provides for
separation of the proposed building and active areas of the site plan from the adjacent
uses being much greater than would be required of a commercial development of the
property and adequately addresses potential compatibility issues.
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed use will comply with all performance standards of the Zoning
Ordinance and City Code applicable to the subject site including the provisions of Section
11-17-7.E of the Zoning Ordinance for exception to height limit of the M-1 District for the
principal building.
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 the proposed use can be accommodated
within the City’s existing public service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The subject site is accessed by Kenrick Avenue, which is designated as a Major
Collector street by the 2040 Transportation Plan. The traffic analysis and pedestrian
crossing analysis submitted by the developer demonstrate that existing streets accessing
the property have adequate capacity to accommodate traffic generated by the proposed
use.
5. The report dated 8 October 2020 prepared by The Planning Company LLC (TPC) is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve a Conditional Use Permit
allowing development of the Arris Apartments within the M-1 District with an exception to the
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building height limits of the M-1 District for the principal building conditioned upon compliance
with the planning report prepared by TPC dated 8 October 2020.
DATED: October 15, 2020
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Pat Kaluza, Chair
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Exhibit A
Parcel 1:
Outlot D, ARGONNE ESTATES, according to the recorded plat thereof, Dakota County,
Minnesota.
Parcel 2:
Outlot E, ARGONNE ESTATES, according to the recorded plat thereof, Dakota County,
Minnesota.
Together with that part of vacated Hibbard Highway, as created and dedicated in ARGONNE
FARMS, according to the recorded plat thereof, Dakota County, Minnesota, accruing thereto by
reason of street vacation.
Parcel 3:
The East one-half of Lot Four (4), ARGONNE FARMS, according to the recorded plat thereof,
Dakota County, Minnesota.
Together with that part of vacated Hibbard Highway, as created and dedicated in ARGONNE
FARMS, according to the recorded plat thereof, Dakota County, Minnesota, accruing thereto by
reason of street vacation.
Parcel 4:
Lot Four (4), ARGONNE FARMS, EXCEPT the East One-half thereof;
Lot Five (5), ARGONNE FARMS, EXCEPTING from said Lot Five (5), the following:
Commencing at the Northwest corner of Lot Five (5), thence East seventy-eight and nine tenths
(78.9) feet; thence South Twenty-seven degrees Thirty-five minutes West Forty-one and Fifty-
four hundredths (41.54) feet; thence South Eighty-eight degrees Twelve minutes West Fifty-
eight and Twenty-two hundredths (58.22) feet to the West line of Lot Five (5); thence North to
the point of beginning, Dakota County, Minnesota.
Together with that part of vacated Hibbard Highway, as created and dedicated in ARGONNE
FARMS, according to the recorded plat thereof, Dakota County, Minnesota, accruing thereto by
reason of street vacation.
EXCEPT that part as described in Final Certificate filed September 9, 1970, per Document No.
55652.
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Parcel 5:
All of Lot Eight (8) except that part of Lot Eight (8), Argonne Farms, lying North of a line drawn
from a point on the East line of said Lot Eight (8) distant 250 feet North of the Southeast corner
thereof to a point on the West line of said Lot Eight (8) distant 286.27 feet Northerly of the
Southwest corner thereof, and East of a line drawn from a point on the aforesaid described line
distant 136.65 feet East of the Westerly line of said Lot Eight (8) to a point on the Northerly line
of said Lot Eight (8) distant 246 feet Easterly from the Northwest corner thereof, according to
the recorded plat thereof, Dakota County, Minnesota.
Together with that part of vacated Hibbard Highway, as created and dedicated in ARGONNE
FARMS, according to the recorded plat thereof, Dakota County, Minnesota, accruing thereto by
reason of street vacation.
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Daryl Morey, Planning Director
From: Alex Jordan, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Dave Olson, Community and Economic Development Director
Date: October 8, 2020
Subject: Arris Apartments
• Preliminary Plat Review
• Final Plat Review
• Site Plan Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
• Easement and Right-of-Way Vacation
• Conditional Use Permit
BBAACCKKGGRROOUUNNDD
Kami Holdings, LLC has submitted a preliminary and final plat named Arris Apartments and a
site plan and conditional use permits to construct a four-story 197-unit apartment building.
The proposed development is located east of and adjacent to Kenrick Avenue and north of
and adjacent to 173rd Street. The parent parcels consist of portions of Lots 4, 5 and 8, Argonne
Farms and Outlots D and E, Argonne Estates zoned M-1, Mixed Use I-35 Corridor District.
The preliminary and final plat consists of one lot within one block and one outlot on 15.36
acres.
The proposed development will be completed by:
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Developer: Kami Holdings, LLC
Engineer/Surveyor: Carlson McCain
SSIITTEE CCOONNDDIITTIIOONNSS
The existing site consists of multiple previous uses since removed, such as a hotel and
associative parking improvements, and single-family homesteads. The Developer shall
remove the existing retaining walls, fence, driveway entrances on Kenrick Avenue and any
other encroachments with the development of the site. The Developer shall post a security to
guarantee the removal of the site improvements with the final plat. The site contains
significant trees scattered throughout the site, including buffer yard landscaping along the
east portion of the parent parcels.
EEAASSEEMMEENNTT VVAACCAATTIIOONN
Several existing public and private easements exist on the parent parcels. The Developer shall
vacate the following public easements with the preliminary plat, contingent on City Council
approval of the final plat:
• Utility Easement per Document No. 119477 (as embraced within the surveyed
boundary)
• Utility Easement per Document No. 121195 (as embraced within the surveyed
boundary)
• Utility Easement per Document No. 118342 (as embraced within the surveyed
boundary)
• Road, drainage and utility easement per Doc. No. 268360 (as embraced within the
surveyed boundary)
• Slope easement per Doc. No. 176067
• Temporary Easement No. 1, as shown on Lakeville Right of Way Map No. 4
• Hibbard Highway Right-of-Way
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Kenrick Avenue
Arris Apartments is located east of Kenrick Avenue, a major collector roadway as identified by
the City’s Transportation Plan. Kenrick Avenue is currently constructed as a three-lane urban
roadway with a five-foot wide concrete sidewalk on the west side of the roadway and a five-
foot wide concrete sidewalk on the east side of the roadway north of 173rd Street. The
Developer is dedicating the necessary right-of-way for the interim Kenrick Avenue
improvements, as shown on the preliminary plat. The Developer prepared a traffic study
which has been reviewed by the City’s Traffic Engineering consultant. The study identifies
that the adjacent roadways have adequate capacity to support the traffic generated by the
proposed development.
The City of Lakeville adopted an Official Map for CSAH 50/CSAH 5 on March 9, 2004. The
Official Map was developed to identify the ultimate right of way needs for the future I-
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35/CSAH 50 Ultimate Interchange Improvements. The Official Map allows the City to control
proposed development in the interchange area and to influence development of the
adjacent parcels.
The City provided the Developer with the linework for the future right-of-way for Kenrick
Avenue, as adopted and shown on the Official Map. The proposed building location was
established to meet the future set-back requirements from the future right-of-way necessary
for construction of the Ultimate Interchange improvements. The Developer shall dedicate
Preserve Area Easement or plat the area of the future right-of-way as an outlot on the final
plat prior to City Council consideration of the final plat. The ultimate right -of-way would be
acquired by the City in the future at the time the Ultimate Interchange Improvements are
included in the City’s Capital Improvement Plan.
173rd Street
Arris Apartments is located north of 173rd Street, a local roadway as identified by the City’s
Transportation Plan. 173rd Street is currently constructed as a two-lane urban roadway with a
five-foot wide concrete sidewalk on the north side of the roadway. The Developer is
dedicating the necessary right-of-way for 173rd Street as shown on the preliminary and final
plat. The City shall approve a resolution establishing no parking along both sides of 173rd
Street with the final plat and the Developer shall install no-parking signs.
SSIITTEE PPLLAANN
Arris Apartments includes the construction of a 197-dwelling unit four-story apartment
building. Access to the site will be from two driveway entrances along 173rd Street. The
driveway design includes commercial concrete driveway aprons, stop signs, stop bars and
pedestrian curb ramps. The Developer shall provide a security with the final plat for the
construction of the commercial driveway entrances.
An underground parking garage for the apartment building and an at-grade parking lot will
be constructed to provide for resident, employee and guest parking. Access to the
underground parking garage will be from the west and east sides of the apartment building.
The Developer will construct private sidewalk improvements connecting to the public
sidewalk along 173rd Street.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, building and street construction
shall be from a single rock construction entrance on 173rd Street. No construction traffic will
be permitted east of the development along 173rd Street.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
The Park Dedication requirement for the parent parcels has not been paid and will be satisfied
through a cash contribution with the final plat.
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Kenrick Avenue is a major collector roadway and consistent with the City’s Transportation
Plan, the City has requested the Developer construct an eight-foot wide sidewalk along the
east side of Kenrick Avenue from 173rd Street to 175th Street. The sidewalk improvements
would provide a pedestrian connection from the proposed high-density housing to the
existing commercial retail in Argonne Village. The Developer requested that the City consider
delaying the sidewalk construction until Outlot A is final platted into lots and blocks and in
lieu of this connection provide an at-grade pedestrian crossing at 173rd Street. The crossing
would connect to the existing sidewalk network along the west side of Kenrick Avenue. City
Planning and Engineering staff are concerned with potential safety issues of this marked
crossing and requested the Developer complete and engineering analysis for the requested
crossing. The City’s Traffic Engineering consultant is currently reviewing the analysis provided
by the Developer. The final pedestrian improvements shall be determined prior to City
Council consideration of the final plat.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Arris Apartments is located within subdistrict OL-54100 of the Orchard Lake sanitary sewer
district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be
conveyed via existing trunk sanitary sewer to the Empire Wastewater Treatment Facility. The
downstream facilities have sufficient capacity to serve the proposed commercial
development.
Development of Arris Apartments includes construction of a private sanitary sewer service
connecting to existing sanitary sewer manhole within 173rd Street. The Developer shall
provide a security with the final plat for the connection to the public sanitary sewer and
restoration of the public roadway and right-of-way.
Two of the parent parcels were previously assessed for sanitary sewer lateral, area and unit
charges. City staff are currently reviewing previous assessment agreements to determine if
additional lateral sanitary sewer access or availability charges will be required with the final
plat and/or building permit. The fees will be determined prior to City Council consideration of
the final plat.
WWAATTEERRMMAAIINN
Development of Arris Apartments includes the construction of a private watermain
connecting to the existing watermain along 173rd Street at the proposed east driveway
entrance. The Developer shall loop the watermain within the site to provide a second
connection to the watermain within 173rd Street. These improvements must be shown on the
final utility plan prior to City Council consideration of the final plat. The Developer must
remove the existing water service stubs located within the parent parcels that will not be
used and post a security with the final plat for their removal, consistent with City’s
Construction Specifications.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the building permit application and final construction plans.
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Two of the parent parcels were connected to City utilities and paid the sanitary sewer and
watermain unit fees. The Developer is eligible to receive City SAC Unit and Watermain Unit
credits for the property that was connected to City utilities. The amount of the credits will be
determined prior to City Council consideration of the final plat.
OOVVEERRHHEEAADD LLIINNEESS
There are no overhead utilities located within the final plat.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Arris Apartments is located within subdistrict CL-030a of the Crystal Lake stormwater district
and OL-060 of the Orchard Lake stormwater district as identified in the City’s Water and
Natural Resources Managemen t Plan.
Development of Arris Apartments includes the construction of two privately owned and
maintained filtration basins. The private filtrations basin will be located on Lot 1, Block 1 and
will treat runoff generated from the proposed improvements. The Developer shall sign a
private maintenance agreement for the filtration basin and dedicate a maintenance easement
over the basin areas prior to City Council consideration of the final plat. The stormwater
management design is consistent with City requirements.
Following completion of the site improvements and restoration, the Developer shall conduct
two double ring infiltrometer tests in the location of the filtration basins to demonstrate that
the design infiltration rates have been achieved. The Developer shall provide a security with
the final plat to ensure that this testing is completed.
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 Certificates of Occupancy will
not be issued until a soils report and an as-built certified grading plan have been submitted
and approved by City staff.
Arris Apartments 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 Arris Apartments includes the construction of a privately owned and
maintained storm sewer system. The Developer shall modify the utility plan prior to City
Council consideration of the final plat to remove the proposed storm sewer within the future
reserve right-of-way area for Kenrick Avenue.
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The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must
be paid with the final plat.
The Crystal Lake Surcharge has not been collected on the parent parcels and must be paid
with the final plat.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the
building permit application and final construction plans.
RREETTAAIINNIINNGG WWAALLLLSS
Development of Arris Apartments includes the construction of two privately owned and
maintained retaining walls. Retaining walls with a combined height greater than four feet
shall be designed by a registered geotechnical or structural engineer and constructed in
accordance with plans and specifications consistent with MnDOT requirements. A separate
building permit from the City’s Building Official is required prior to the construction of the
wall. The walls shall be inspected during construction and certified by the design engineer
following construction.
FEMA FLOODPLAIN ANALYSIS
Arris Apartments 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
The wetland delineation for the site was conducted on 05/30/2019 by Kjolhaug
Environmental Services. An onsite visit occurred 7/15/2019. There were several areas
investigated on the property. One wetland was identified within the project boundaries. No
wetland impacts are proposed with the preliminary plat. The wetland on the site is located in
Outlot A and will be dedicated to the City at the time Outlot A is developed.
TTRREEEE PPRREESSEERRVVAATTIIOONN
A tree preservation plan has been submitted. The plan shows a total of 748 significant trees
within the project area. The plan proposes to remove 698 trees (93.3%). The tree totals do not
include any tree within Outlot A. A tree preservation plan will be required to be prepared for
Outlot A when developed.
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All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per
the Lakeville Subdivision Ordinance. If there are any additional trees that are identified as
needed to be removed during the construction process the developer will be responsible for
the removal.
EERROOSSIIOONN CCOONNTTRROOLL
The plans include a detailed erosion and sediment 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.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary plat, site plan, grading and erosion
control plan, utility plan, tree preservation plan and easement/right-of-way vacation for Arris
Apartments, subject to the requirements and stipulations within this report.