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HomeMy WebLinkAboutItem 5 RedstoneCity of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: January 13, 2021 Subject: Packet Material for the January 21, 2021 Planning Commission Meeting Agenda Item: 1) Preliminary plat of 47 single family lots to be known as Redstone. 2) Comprehensive Plan amendment to bring approximately 20 acres of land into the current Municipal Urban Service Area (MUSA) Action Deadline: February 19, 2021 BACKGROUND Winkler Land Company, LLC has applied for a preliminary plat and comprehensive plan amendment to allow the development of 47 single family residential lots on 19.62 acres to be known as Redstone. The comprehensive plan amendment would bring the entire parcel into the current Municipal Urban Service Area (MUSA). The Redstone preliminary plat is located east of Highview Avenue and south of Dodd Boulevard (CSAH 9). The Redstone preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee, and the Dakota County Plat Commission. EXHIBITS A. Aerial Location Map B. Zoning Map C. Comprehensive Plan Amendment Map D. Existing Conditions E. Preliminary Plat F. Preliminary Site Plan G. Preliminary Grading Plan H. Preliminary Erosion Control Plan I. Preliminary Landscape Plan 2 PLANNING ANALYSIS COMPREHENSIVE PLAN AMENDMENT The Comprehensive Plan’s 2040 MUSA Staging Plan shows the proposed Redstone plat area as part of Expansion Area “B”, which is for areas to be brought into the MUSA from 2029 – 2038. In 2020, the City determined that the Redstone plat area could be served with sanitary sewer. The east portion of the parcel (14 lots) will be temporarily served by the North Creek sanitary sewer district until such time that the Farmington Outlet sanitary sewer line is extended to serve those 14 lots. Please see the January 13, 2021 engineering memo for additional information. As a part of the Metropolitan Council’s Comprehensive Plan Amendment process, notification of the proposed comprehensive plan amendment was sent on November 17, 2021 to adjacent and affected jurisdictions. At this time, eight of the 10 adjacent/affected jurisdictions have indicated that they have no comment about the MUSA amendment. An amendment to the Comprehensive Plan for the above-referenced action is required and will be submitted to the Metropolitan Council for their approval following an action by the City Council to approve the amendment. The proposed Redstone development is consistent with the policies of the Comprehensive Plan to provide a variety of housing types and housing options that are responsive to market needs. Findings of Fact for the Comprehensive Plan amendment is attached. PRELIMINARY PLAT Existing Conditions. The property is currently vacant and was previously farmed. Consistency with the Comprehensive Plan. The Redstone property is located in Planning District 5 of the 2040 Comprehensive Plan, which guides the subject property for low density residential development. Adjacent Land Uses. Adjacent land uses and zoning are as follows: North – 185th Street half ROW, Vacant land, preliminary platted as detached townhome lots (PUD) East – Single Family Homes (PUD) South – Former homestead, outbuilding (RS-4) West – Highview Avenue, Undeveloped land (RS-4) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Redstone will be financed and constructed by the developer. The development costs associated with the Redstone development are not programmed in the 2021 – 2025 CIP. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain 3 to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Redstone preliminary plat against these criteria finds that it is not a premature subdivision provided the comprehensive plan (MUSA) amendment is approved. Phasing. The Developer is planning to develop this plat in a single phase. Following City Council approval of the preliminary plat and Met Council approval of the comprehensive plan amendment, Winkler Land Company plans to submit a final plat for the entire development. Density/Average Lot Size. The Redstone preliminary plat consists of 47 single family lots on 19.6 acres. This results in a gross density of 2.4 units per acre. Excluding arterial road right-of-way and outlots, the net density is 3.19 units per acre. Lot sizes range from 8,722 square feet to 23,418 square feet in area. Lots/Blocks. The Redstone preliminary plat consists of 47 lots on three blocks. The lots are subject to the lot area and width requirements of the RS-4 District. The lot area, width and depth requirements for the RS-4 district lots in the Redstone preliminary plat are as follows: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) Lot Width (Buffer) Lot Depth (Buffer) RS-4 8,400 s.f. 10,200 s.f. 70 feet 85 feet 95 feet 150 feet All 47 lots in the preliminary plat meet the RS-4 district lot area, width, and depth requirements. In addition, a maximum building coverage of 40% is allowed for the RS- 4 District lots. Setbacks. The house setback requirements for the RS-4 district lots in the Redstone preliminary plat are as follows: Front Side (Interior) Side (Corner) Side (Buffer) Rear Rear (Buffer) RS-4 20 feet (house) 25 feet (garage) 7 feet 20 feet 30 feet 30 feet 50 feet The proposed house pads shown on the Redstone grading and drainage plan indicate that all 47 lots in the preliminary plat meet the RS-4 district building setback requirements. Residential Buffer Yard Requirements. Twelve (12) lots abutting Highview Avenue and future 185th Street (CSAH 60) require increased buffer yard lot depth, lot width, and setbacks in the Redstone preliminary plat. Highview Avenue is classified as a major collector and future 185th Street is classified as a minor arterial in the Comprehensive Transportation Plan. The buffer yard screening along the roadway must provide an effective minimal visual screen of 10 feet in height. The landscape plans include a mix of overstory and evergreen trees generally placed in a double row 4 pattern to provide an effective screen. The landscape plan also includes the installation of plantings along the stormwater management ponds in Outlots A and B. The number of trees proposed and their locations are acceptable. Two modifications are required to the landscaping plan. The minimum planting size for the evergreen trees must be eight feet, not six feet as shown on the plans. The other modification is that at least two additional species of evergreens must be added to the proposed Black Hills Spruce. The revised landscape plan must be submitted prior to City Council consideration of the preliminary plat. Outlots. There are two outlots totaling 1.95 acres in the Redstone preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 1.33 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot B – 0.62 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Streets. The following is a summary of streets proposed with the Redstone preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated January13, 2021. 185th Street (CSAH 50) – 185th Street will be located along the north boundary of the development and is classified as a minor arterial in the Comprehensive Transportation Plan. 185th Street requires a total of 150 feet of right-of-way. This plat will dedicate 75 feet of south half right of way for 185th Street. Lots 4, 5, 13, 14, 27, and 28 are prohibited from having driveway access to 185th Street. Highview Avenue – Highview Avenue is located at the west boundary of the property and is classified as a major collector in the Comprehensive Transportation Plan. Highview Avenue requires 100 feet of right of way and the plat will dedicate 50 feet of east half right of way. Driveway access to Highview Avenue from Lots 28 to 34 is prohibited. 186th Street – 186th Street will be extended west from the Avonlea 5th Addition. 186th Street will be a 32-foot-wide street within a 60-foot-wide right of way and will include a concrete sidewalk on one side of the street. Hexham Lane – Hexham Lane will be a local residential street that will provide access to the development from 185th Street. Hexham Lane will be a 32-foot-wide street within a 60-foot-wide right of way and will include a concrete sidewalk on one side of the street. Hidden Way – Hidden Way will be a local residential street with a permanent cul de sac on the north end of the street. Hidden Way will be a 32-foot-wide street within a 60- foot-wide right of way and will include a concrete sidewalk on one side of the street south of 186th Street. The street will end at the south plat boundary to allow for future extension to the south. A “Future Street Extension” sign and barricade must be placed at the end of the street until it is extended. Haven Court – Haven Court is a residential street constructed with a 60 foot right-of- way, a 32 foot wide street and 45 foot radius cul-de-sac. 5 Prior to City Council approval of the preliminary plat, the street widths on the plan set must be revised to show all streets to have a minimum width of 32 feet. With this change, all streets will meet the minimum width and design requirements of the Subdivision Ordinance. Sidewalks/Trails. The developer will construct five (5) foot wide concrete sidewalks along one side of most streets, except Haven Court and the Hidden Way cul de sac. A 10 foot wide bituminous trail will be constructed along both sides of 185th Street. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Redstone preliminary plat is shown on the grading, drainage and erosion control, and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the January 13, 2021 engineering report prepared by Logan Vlasaty, Civil Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. There are no significant trees within the plat boundary. Wetlands. A wetland delineation must be completed and approved prior to final plat consideration by the City Council. Park Dedication. The City’s 2006 Comprehensive Parks, Trails, and Open Space Plan does not identify a need for park land within the Redstone preliminary plat area. Staff is recommending a cash contribution to satisfy the park dedication requirements for the Redstone plat. The park dedication fee will be based on the rate in effect at the time of final plat approval. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their January 20, 2021 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. MUSA. Provided that the Comprehensive Plan Amendment is approved by the City Council and the Metropolitan Council, the Redstone preliminary plat area will be located within the current MUSA. Signs. At this time, there are no subdivision monument signs proposed for the development. Dakota County Plat Commission. The Dakota County Plat Commission will review the preliminary plat at their January 20, 2021 meeting. RECOMMENDATION Planning Department staff recommends approval of the Redstone preliminary plat and Comprehensive Plan amendment, subject to the following stipulations: 1. The recommendations listed in the January 13, 2021 engineering report. 2. The developer shall construct five foot wide concrete sidewalks along one side of Hexham Lane, 186th Street, and Hidden Way south of 186th Street. 3. A “Future Street Extension” sign and barricade must be placed at the south end of Hidden Way. 6 4. Driveway access to 185th Street from Lots 4, 5, 13, 14, 27, and 28 is prohibited. 5. Driveway access to Highview Avenue from Lots 28-34 is prohibited. 6. Outlots A and B shall be deeded to the City with the final plat. 7. Prior to City Council consideration of the preliminary plat, the plans must be revised to show street widths of 32 feet, back to back. 8. Prior to City Council consideration of the preliminary plat, the landscape plan shall be revised to show a minimum planting height of eight feet for evergreen trees and to include at least an additional two species of evergreen trees to be used within the buffer yards. A security for the buffer yard landscaping shall be submitted with the final plat. 9. A wetland delineation must be completed and approved prior to final plat consideration by the City Council. Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community DODD B L V D (C S A H 9 )HIGHVIEW AVE185TH ST (FUTURE CSAH 60)HAMBURG AVEHOLYOKE AVE190TH ST City of Lakeville Redstone Preliminary Plat Comp Plan Amend/MUSA Exp.± Redstone plat location & 190TH ST EXHIBIT A DODD B LVD (CSA H 9 )HIGHVIEW AVE185TH ST (FUTURE CSAH 60)HAMBURG AVEHOLYOKE AVE190TH ST City of Lakeville Redstone Preliminary Plat Zoning Map± Redstone plat location & 190TH ST EXHIBIT B RS-4 RS-4 RS-4 RS-3 RS-4RS-4 PUD PUD PUD RS-3 RST-2 RS-3 RS-4 P/OS P/OS P/OS DODD B L V D (C S A H 9 )HIGHVIEW AVE185TH ST (FUTURE CSAH 60)HAMBURG AVEHOLYOKE AVE190TH ST Expansion Area A (Before 2028) Expansion Area B (2029-2038) Parcel proposed to be brought into MUSA &Comp Plan Amendment 2040 MUSA Staging Plan Winkler Land Company, LLC± Current MUSA Current MUSA Current MUSA EXHIBIT C c OFREDSTONE LAKEVILLE, MINNESOTA WINKLER LAND COMPANY, LLC 10519 165TH STREET WEST 10-8-2020 NAP NAP/MSN Name Reg. No.Date Revisions 1. 12-7-2020 City Comments Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-8-2020 LAKEVILLE, MINNESOTA 55044 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson EX-SURV- 119188 - BASE.DWG 131.1EXISTING CONDITIONS EXHIBIT D c OFREDSTONE LAKEVILLE, MINNESOTA WINKLER LAND COMPANY, LLC 10519 165TH STREET WEST 10-8-2020 NAP NAP/MSN Name Reg. No.Date Revisions 1. 12-7-2020 City Comments Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-8-2020 LAKEVILLE, MINNESOTA 55044 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV- 119188 - BASE.DWG 131.2PRELIMINARY PLAT EXHIBIT E SETBACKS RS-4 FRONT: GARAGE FOUNDATION TO R.O.W.=25' HOUSE FOUNDATION TO R.O.W.=20' SIDE=7' SIDE TO 185TH=20' REAR=30' CORNER=20' LOW OPENING 1' + EOF LOW FLOOR 3' + HWL MIN. AREA: LOT AREA=8,400 SF CORNER LOT AREA=10,200 SF LOT WIDTH: LOT WIDTH=70' CORNER LOT WIDTH=85' 00-ENG-119188-SHEET-SITE 3.1PRELIMINARY SITE PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c OFREDSTONE LAKEVILLE, MINNESOTA WINKLER LAND COMPANY, LLC 10519 165TH STREET WEST 10-8-2020 NAP NAP/MSN Name Reg. No.Date Revisions 1. 12-7-2020 City Comments Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-8-2020 LAKEVILLE, MINNESOTA 55044 13 EXHIBIT F SETBACKS RS-4 FRONT: GARAGE FOUNDATION TO R.O.W.=25' HOUSE FOUNDATION TO R.O.W.=20' SIDE=7' SIDE TO 185TH=20' REAR=30' CORNER=20' LOW OPENING 1' + EOF LOW FLOOR 3' + HWL MIN. AREA: LOT AREA=8,400 SF CORNER LOT AREA=10,200 SF LOT WIDTH: LOT WIDTH=70' CORNER LOT WIDTH=85'00-ENG-119188-SHEET-GRAD 4.1PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c OFREDSTONE LAKEVILLE, MINNESOTA WINKLER LAND COMPANY, LLC 10519 165TH STREET WEST 10-8-2020 NAP NAP/MSN Name Reg. No.Date Revisions 1. 12-7-2020 City Comments Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-8-2020 LAKEVILLE, MINNESOTA 55044 13 EXHIBIT G SETBACKS RS-4 FRONT: GARAGE FOUNDATION TO R.O.W.=25' HOUSE FOUNDATION TO R.O.W.=20' SIDE=7' SIDE TO 185TH=20' REAR=30' CORNER=20' LEGEND 00-ENG-119188-SHEET-EROS 5.1PRELIMINARY EROSION CONTROL PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c OFREDSTONE LAKEVILLE, MINNESOTA WINKLER LAND COMPANY, LLC 10519 165TH STREET WEST 10-8-2020 NAP NAP/MSN Name Reg. No.Date Revisions 1. 12-7-2020 City Comments Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-8-2020 LAKEVILLE, MINNESOTA 55044 13 EXHIBIT H c OF WINKLER LAND COMPANY, LLC 10519 165TH STREET WEST 10-8-2020Name Reg. No.Date Revisions 1. 12-7-2020 City Comments Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-8-2020 LAKEVILLE, MINNESOTA 55044 I hereby certify that this plan 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 44763 Jennifer L. Thompson LANDSCAPE PLAN 1L1 00-PLAN-119188-SHEET-LAND REDSTONE LAKEVILLE, MINNESOTA JLT/TLM JLT/TLM EXHIBIT I 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA REDSTONE COMPREHENSIVE PLAN AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On January 21, 2021, the Lakeville Planning Commission met at its regularly scheduled meeting to consider an application to amend the 2040 MUSA Staging Plan of the Comprehensive Plan to bring land into the current MUSA, located south of 185th Street (future CSAH 60) and east of Highview Avenue in conjunction with the Redstone preliminary plat. The Planning Commission conducted a public hearing on the proposed amendments 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. Per the 2040 Comprehensive Plan, the subject property is located in Planning District 5, which guides the Redstone property for Low Density Residential. 2. The subject site is zoned RS-4, Single Family Residential District. 3. Legal description of the property is as follows: The North One-Half (N ½) of the Northwest Quarter of the Southwest Quarter (NW ¼ of SW ¼) of Section Sixteen (16), Township One Hundred Fourteen (114), Range Twenty (20), excepting therefrom the West Thirty-three (33) feet thereof in Dakota County, Minnesota. 4. The applicant is requesting an amendment to the 2040 Land Use Plan to bring 19.6 acres into the Municipal Urban Service Area (MUSA). 5. The 2040 Lakeville Comprehensive Land Use Plan and Chapter 3 of the City of Lakeville Zoning Ordinance establish criteria by which the Planning Commission is to consider the applications. The criteria and our findings regarding them are: 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 site was originally intended to be served by trunk sewer lines from two districts. A review of the sanitary sewer system has determined that the east 14 lots of the Redstone 2 plat can be served from the North Creek district until such time that the Farmington district line is extended to the plat boundary. The proposed single family housing style is consistent with the following policies established by the 2040 Lakeville Comprehensive Plan: • Existing, undeveloped, single family residential land shall be developed in a manner consistent with Lakeville’s priorities, compatible with surrounding development and responsive to determined market needs. 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 following existing and planned land uses shown in the table below. The proposed land use will be compatible with existing and planned land uses surrounding the subject site. Direction Land Use Plan Zoning Map Existing Use North Low/Medium Density Residential P/OS District, PUD District Public open space, future detached townhomes East Low/Medium Density Residential PUD District Single family homes South Low Density Residential RS-4 District Undeveloped land West Low Density Residential RS-3 District Single family home, undeveloped land c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed development will comply with applicable provisions of the Zoning Ordinance, Subdivision Ordinance and City Code, subject to the conditions outlined in the January 13, 2021 Planning Report prepared by Associate Planner Kris Jenson. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: Thirty-three of the proposed lots were to be served by the North Creek sanitary sewer district trunk line, while the remaining 14 lots are within the Farmington Outlet sanitary sewer district. These 14 lots can be served by the North Creek district until such time that the Farmington Outlet trunk line is extended; therefore the entire 19.6 acres of the subject property can be added to the current MUSA. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The subject site has access to 185th Street (future CSAH 60). The City of Lakeville and Dakota County are currently working on engineering design plans for the intersection of 3 185th Street and Highview Avenue, with construction of 185th Street planned to begin in the Spring of 2021. The Redstone plat will dedicate the remaining right of way required for the 185th Street connection between Highview Avenue and Cedar Avenue. 6. The report dated January 13, 2021 prepared by Kris Jenson, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Comprehensive Plan Amendment conditioned upon compliance with the January 13, 2021 Planning Report prepared by Associate Planner Kris Jenson. DATED: January 21, 2021 LAKEVILLE PLANNING COMMISSION BY: ________________________ Pat Kaluza, Chair 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: January 13, 2021 Subject: Redstone • Preliminary Plat Review • Preliminary Grading and Drainage Plan Review • Preliminary Erosion Control Plan Review • Preliminary Utility Plan Review BBAACCKKGGRROOUUNNDD Winkler Land Company, LLC has submitted a preliminary plat and comprehensive plan amendment to allow the development to be known as Redstone. The proposed subdivision is located east of and adjacent to Highview Avenue, and south of and adjacent to future 185th Street (Future CSAH 60). The parent parcel consists of a metes and bounds property (PID No. 220160051010) zoned RS-4 Single Family Residential District. The preliminary plat consists of forty-seven (47) single family lots within three (3) blocks, and two (2) outlots on 19.62 acres. The outlots created with the preliminary plat shall have the following use: Outlot A: Stormwater management basin; to be deeded to the City (1.33 acres) Outlot B: Stormwater management basin; to be deeded to the City (0.62 acres) The proposed development will be completed by: Developer: Winkler Land Company, LLC Engineer/Surveyor: Pioneer Engineering RREEDDSSTTOONNEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJAANNUUAARRYY 1133,, 22002211 PPAAGGEE 22 OOFF 77 SSIITTEE CCOONNDDIITTIIOONNSS The Redstone site consists of undeveloped agricultural land with tree lines along the west and north boundaries. The site is located within the Farmington Stormwater District with the western half of the site draining to the north and the eastern half draining to the south. The site is bordered to the east by the Avonlea 5th Addition residential development, which has been final platted and is under construction. The Pinnacle Reserve at Avonlea 4th Addition development is located north of and adjacent to Redstone and will include the construction of the extension of 185th Street which will separate the two developments. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOO UUTT Highview Avenue Redstone is located east of and adjacent to Highview Avenue, a major collector roadway as identified in the City’s Transportation Plan. Highview Avenue is currently constructed as a two-lane undivided rural roadway adjacent to the plat. The preliminary plat includes a proposed access from the future 185th Street which will intersect Highview Avenue. The Developer is dedicating the necessary 50-foot ½ right-of-way along Highview Avenue. The ultimate intersection improvements for 185th Street and Highview Avenue will be determined when a detailed engineering analysis has been completed for the intersection. The ultimate intersection improvements may impact the grading and drainage easements along the west lots abutting Highview Ave. Modifications to the grading plan and easement areas may be required with the final plat as the preliminary design is completed. 185th Street (Future CSAH 60) Redstone is located south of and adjacent to 185th Street, a future minor arterial County roadway, as identified in the City’s Transportation Plan. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a future four-lane divided urban roadway over its entire length adjacent to the plat. 185th Street will be initially constructed as a two-lane divided urban roadway with a 10-foot wide bituminous trail along the north and south sides of the road consistent with Dakota County’s standards, access locations and spacing requirements. 185th Street will provide a full access for the development at Hamel Drive east of the parent parcel. The alignment and design for 185th Street will be reviewed and approved by the Dakota County Transportation Department. 185th Street will be a city road until jurisdiction is transferred to Dakota County. Construction of 185th Street requires the dedication of the south 75-foot right-of-way as shown on the Redstone preliminary plat. Construction of these improvements will be completed by Forestar (USA) Real Estate Group, Inc. with the Pinnacle Reserve 4th Addition development and is anticipated to begin spring of 2021. If the Redstone final plat is not approved by the City Council on or before May 17, 2021, the Developer shall grant to the City a temporary roadway easement over the future right-of-way necessary for construction of the improvements. RREEDDSSTTOONNEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJAANNUUAARRYY 1133,, 22002211 PPAAGGEE 33 OOFF 77 With the Redstone final plat, the Developer shall reimburse the City for its share of the construction of 185th Street, calculated as ½ the cost of a 40-foot wide City major collector roadway and 5/8ths the costs of the bituminous trail to be constructed on the south side of the roadway. The reimbursement will be based on actual construction costs of 185th Street, based on bid prices received from Forestar (USA). The preliminary plat will be reviewed by the Dakota County Plat Commission on January 20th. 186th Street Development of Redstone includes the extension of 186th Street, a local roadway. 186th Street shall be designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along the south side of the street. Prior to City Council consideration of the preliminary plat, the plans must be redesigned to show the 32-ft wide roadway. 186th Street is designed as a 28-foot wide roadway east of Haven Court to match the existing 28-foot wide 186th St roadway within Avonlea 5th Addition. 186th Street will terminate with a T-intersection at Hidden Way, and will provide access to Hexham Lane, Haven Court, and Hidden Way. The Developer is dedicating 60-feet of right-of-way along the entire length of 186th Street. Hexham Lane Development of Redstone includes the construction of Hexham Lane, a local roadway. Hexham Lane must be designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along the east side of the street. Hexham Lane will terminate with a T intersection at 186th Street to the south, and a right-in/right-out restricted access at 185th Street. The intersection design at 185th Street will be further coordinated with the County and City prior to City Council consideration of the final plat. The Developer is dedicating 60-feet of right-of-way along the entire length of Hexham Lane. Haven Court Development of Redstone includes the construction of Haven Court, a local roadway. Haven Court must be designed as a 32-foot wide, two-lane urban roadway with full access at 186th St where it terminates with a T intersection. Haven Court terminates to the north with a permanent cul-de-sac. The Developer is dedicating 60-feet of right-of-way along the entire length of Haven Court. Hidden Way Development of Redstone includes the construction of Hidden Way, a local roadway. Hidden Way must be designed as a 32-foot wide, two-lane urban roadway intersecting with 186th Street and terminating with a permanent cul-de-sac to the north. Hidden Way will be constructed to provide access for future development of the property south of Redstone. The Developer must install a “Future Street Extension” sign and barricades at the south end of Hidden Way until it is extended in the future. A 5-foot wide concrete sidewalk will be constructed on the east side of Hidden Way from 186th Street to the south boundary of the Redstone plat. The Developer is dedicating 60-feet of right-of-way along the entire length of Hidden Way. RREEDDSSTTOONNEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJAANNUUAARRYY 1133,, 22002211 PPAAGGEE 44 OOFF 77 CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction will be determined with the final construction plans. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDD EEWWAALLKKSS Development of Redstone includes the construction of public sidewalks. Five-foot wide concrete sidewalks with pedestrian curb ramps will be installed along one side of all local streets, except for Haven Court and the cul-de-sac portion of Hidden Way. A bituminous trail will be constructed along both sides of 185th Street with the Pinnacle Reserve at Avonlea 4th Addition development. The Developer shall provide a cash escrow for its 5/8ths share of the future trail along Highview Avenue adjacent to the parent parcel with the final plat. The Park Dedication requirement has not been collected on the parent parcel and will be satisfied through a cash contribution to be calculated with the final plat. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Redstone is located within subdistrict NC-20170 of the North Creek sanitary sewer district and FO-60460 of the Farmington Outlet sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. For the North Creek sanitary sewer district (westernmost 33 lots), wastewater will be conveyed through sanitary sewer to be constructed with Pinnacle Reserve at Avonlea 4th Addition to the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment Facility. The City will not consider approval of a final plat for Redstone until the Pinnacle Reserve at Avonlea 4th Addition development is approved by the City Council and a security is furnished for the sanitary sewer extension. For the Farmington Outlet sanitary sewer district (easternmost 14 lots), wastewater will be conveyed to the sanitary sewer under construction with Avonlea 5th Addition. The portion of the Farmington Outlet district will be temporarily served by sanitary sewer in the North Creek district until the Farmington Outlet has been extended to the property. The Developer constructed a diversion manhole with the Avonlea 4th Addition improvements to allow for the future re-route of the sanitary sewer when available. Development of Redstone includes the extension of public sanitary sewer. 8-inch sanitary sewer will be constructed within the subdivision and connect to two existing sewer stubs, one within Avonlea 5th Addition on 186th Street and one to the north on the future 185th Street. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and will be required with the final plat. The fee will be based on the current rate in effect at the time of final plat approval. RREEDDSSTTOONNEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJAANNUUAARRYY 1133,, 22002211 PPAAGGEE 55 OOFF 77 WWAATTEERRMMAAIINN Development of Redstone includes the extension of public watermain. 8-inch watermain will be extended within the development to provide water service to the subdivision. Watermain to serve the development will be extended from Pinnacle Reserve at Avonlea 4th Addition and Avonlea 5th Addition (both to be completed in 2021). Consistent with the City’s Water Plan, the Developer shall provide an escrow with the final plat for its share of the future 24-inch watermain along Highview Avenue adjacent to the plat, calculated as ½ of the cost of an 8-inch watermain. The lateral watermain access charge will be required with the final plat for the existing 20- inch watermain along 185th Street adjacent to the plat. OOVVEERRHHEEAADD LLIINNEESS There are no overhead utility lines located on the existing parcel. DDRRAAIINNAAGGEE AANNDD GG RR AADDIINN GG Redstone is primarily located within subdistricts FO-6 and FO-18 of the Farmington stormwater district, as identified in the City’s Water Resources Management Plan. Development of Redstone includes the construction of two City owned and maintained stormwater management basins to collect and treat the stormwater runoff generated from the site. The basins will be located within Outlot A and Outlot B and will provide water quality treatment and rate control of the stormwater runoff generated from the subdivision. The basin within Outlot A will outlet to the north under 185th Street, further coordination with the Pinnacle Reserve at Avonlea 4th Addition development will be needed to ensure adequate downstream capacity. The basin within Outlot B will outlet to the east into the existing water quality corridor located within the Avonlea 5th Addition development. The stormwater management basin design is consistent with City requirements. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. Redstone 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. RREEDDSSTTOONNEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJAANNUUAARRYY 1133,, 22002211 PPAAGGEE 66 OOFF 77 SSTTOORRMM SSEEWWEERR Development of Redstone 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 basins located within Outlot A and Outlot B. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be collected with the Redstone final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A and Outlot B to the City, consistent with City policy. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RESIDENTIAL BUFFER YARD REQUIREMENTS Highview Avenue is a major collector roadway and 185th Street is a minor arterial county roadway as identified in the City’s Transportation Plan. A buffer yard containing earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to Highview Avenue and 185th Street. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. FEMA FLOODPLAIN ANALYSIS Redstone 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 A wetland delineation must be performed and approved prior to City Council consideration of a final plat. No grading can take place until a wetland delineation has been submitted and approved by the City. TTRREEEE PPRREESSEERRVVAATT IIOONN No tree preservation plan is needed for the Redstone preliminary plat. EERROOSSIIOONN CCOO NNTTRROOLL 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. Additional erosion control measures may be required RREEDDSSTTOONNEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJAANNUUAARRYY 1133,, 22002211 PPAAGGEE 77 OOFF 77 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 Redstone preliminary plat, grading and drainage plan, erosion control plan, and utility plan.