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HomeMy WebLinkAboutITEM 5 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 13 May 2021 RE: Lakeville – Authentix Lakeville; Preliminary Plat TPC FILE: 135.01 BACKGROUND Continental Properties has submitted applications for development of Outlot F, Morgan Square located north of 210th Street (CSAH 70) and west of Keokuk Avenue. The subject site is 19.55 acres in area. The developer is proposing 288 stacked-flat townhouse dwelling units within 12 buildings, a clubhouse/management building, and a maintenance building. The Planning Commission and City Council previously reviewed the proposed development as a sketch plan application to provide comment on the proposed land use. The proposed development first requires consideration of applications for a Comprehensive Plan amendment to guide the property for Corridor Mixed Use and a Zoning Map amendment to rezone the subject site to M-1, Mixed Use I-35 Corridor District. The developer is also requesting an amendment to modify the text of the Zoning Ordinance to allow townhouse dwellings as a conditional use within the M-1 District and to allow a reduction in minimum floor area for multiple family dwellings meeting Metropolitan Council affordable housing criteria as a conditional use. The developer is requesting approval of a preliminary plat and a c onditional use permit (for M-1 District townhouses, reduction in required floor area, and multiple principal buildings) upon approval of the proposed Comprehensive Plan and Zoning Ordinance (text and map) amendments. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 20 May 2021. 2 Exhibits: A. Site location map B. Proposed 2040 Land Use Plan amendment C. Proposed Zoning Map amendment D. Existing conditions plan E. Preliminary plat F. Site plan (10 pages) G. Fire truck turning movements H Wetland overview I Grading plan J. Erosion control plan, Phases 1 and 2 (2 pages) K. Stormwater and utility plan L. Landscape plan (12 pages) M. Tree inventory and preservation plan N. Photometric plan O. Signage plan (3 pages) P. Building floor and elevation plans (16 pages) ANALYSIS Comprehensive Plan. The subject site is guided by the 2040 Comprehensive Plan for commercial uses. A small area at the northwest corner of the subject site that was anticipated to be bisected by 207th Street is guided for high density residential uses. The proposed residential development of the subject site with a density of 18.2 dwelling units per acre requires consideration of a Comprehensive Plan amendment. The 2040 Land Use Plan establishes the Corridor Mixed Use (CMU) designation to allow for development of high density residential dwellings with a base density allowance of 26 to 45 dwelling units per acre and commercial retail, service, and office uses in standalone or mixed- use buildings. Areas within the I-35 corridor have been guided for CMU uses to provide housing opportunities adjacent to planned nodes of commercial development that are also in proximity to existing or future transit facilities. The subject site is at the west edge of the commercial land uses planned surrounding the I-35/CSAH 70 interchange. Introduction of housing in this location, particularly attainable housing, would provide both market and employment support for businesses in the area, as well as industrial uses farther to the east along CSAH 70. The subject site is also within ¼ mile of the existing City Park and Pool facility located on the east side of I-35, north of CSAH 70. The Economic Development Commission, Planning Commission, and City Council recently reviewed possible amendments of the 2040 Comprehensive Plan to designate the subject site for mixed use to allow for the proposed development. The Economic Development Commission and Planning Commission were strongly supportive of the request for the purposes of economic development, attainable employment housing, and a desirable land use transition. 3 The City Council was generally supportive of the request with some members indicating that they believe the area remains viable for future commercial use. Zoning Ordinance. The subject site is zoned C-3, General Commercial District based on the current guidance of the subject site for commercial uses on the 2040 Land Use Plan. Corresponding to the proposed amendment of the 2040 Land Use Plan discussed above, the Zoning Map is proposed to be amended by rezoning the subject site to M-1, Mixed Use I-35 Corridor District, which is to provide for development of commercial areas with opportunity for incorporating multiple family dwellings within areas guided by the Comprehensive Plan for Corridor Mixed Uses adjacent to the I-35 corridor. The proposed dwelling units are a hybrid of townhouse and apartment style dwellings in that the dwellings include stacked and side-by-side units each with individual exterior entrances for first floor units and shared access for second floor units. The Zoning Ordinance was amended in 2020 to revise the definition of townhouses to include hybrid units such as proposed for this development, which are referred to as stacked-flats. To allow the proposed development, the Zoning Ordinance must be amended to include townhouses as a conditional use along with multiple family dwellings within the M-1 District. Based on the density and character of the proposed development, the Planning Commission and City Council supported the proposed amendment of the M-1 District when discussed as part of the previous sketch plan review and also as part of the 2021 Zoning Ordinance update. Attainable Housing. The Zoning Ordinance provides exception from the exterior building material and enclosed off-street parking requirements of the M-1 District for housing meeting the City's allocation of regional affordable housing as defined by the 2040 Comprehensive Plan. These exemptions require that the developer provide guarantees satisfactory to the City to ensure that “for rent" housing will meet the Metropolitan Council criteria for affordable housing for a minimum of 10 years from the date of initial occupancy. The guarantees that the developer maintain the affordable rate schedule for 10 years will be established as part of the Development Agreement drafted by the City Attorney. Residential Buildings. There are 12 residential buildings shown on the sketch plan, each with 24 dwelling units.  Floor Area. The proposed development includes 288 dwelling units within 12 buildings, which are summarized below: Min. Floor Area Proposed Floor Area # of Units % of Units Efficiency 500sf. 544-622sf. 32 11% 1 Bedroom 700sf. 650-712sf. 112 39% 2 Bedroom 800sf. 923-1,028sf. 112 39% 3 Bedroom 830sf. 1,277-1,348sf. 32 11% 4 The minimum 650 square feet for some of the one bedroom units is less than the 700 square feet required by Section 11-17-13 of the Zoning Ordinance. City staff supports a Zoning Ordinance amendment to allow for an exception to the minimum floor area requirement by conditional use permit for dwelling units meeting regional attainability criteria. The conditional use permit would include a requirement that the developer provide guarantees that the dwelling units will continue to be offered at a rate schedule compliant with regional affordability criteria for a 10 year period consistent with other exemptions allowed by the Zoning Ordinance to encourage attainable housing development. The number of efficiency units within the proposed development is less than the 30 percent limit established by Section 11-17-15 of the Zoning Ordinance.  Exterior Finish. The building architecture includes articulated building sections, large windows, roof gables, and sectioned roof-lines to minimize building mass and the horizontal length of the buildings creating an aesthetically pleasing appearance. The proposed buildings are shown to have a board-and-batten style vinyl siding. Vinyl siding is an allowed exterior building material listed in Section 11-17-9.B.6 of the Zoning Ordinance that may be used in accordance with the exception provided by the proposed Zoning Ordinance amendment from the exterior building requirements of the M-1 District for developments meeting the City’s attainable housing goals.  Building Height. Residential dwellings within the M-1 District are allowed to be up to four stories in height. The proposed residential buildings are to be two story structures with pitched roofs. The clubhouse building and maintenance building are both one story structures. The proposed buildings shown on the preliminary plat plan submittal comply with the height limits of the M-1 District. Clubhouse Building. The proposed development includes a clubhouse building with management office space, an exercise room, sitting areas, and a kitchen. A full floor plan for the clubhouse must be provided. The architecture for the clubhouse building is distinct from the residential buildings with various different colored sections having slanted or flat roofs. The exterior materials use vinyl and cement-fiber panels with a board-and-batten pattern consistent with that used for the residential buildings. The clubhouse includes an outdoor pool. Specifications for the fence surrounding the pool must be provided at the time a building permit is applied for to verify compliance with Section 11-21-5.G of the Zoning Ordinance. Maintenance Building. The preliminary plat plans include a maintenance building that also includes an outdoor car wash area, FHA garage stall, and parcel storage room. The maintenance building uses vinyl horizontal lap siding with colors similar to that of the proposed residential dwellings. Lot Area. Lot area requirements are based on the net area of the subject site less street rights- of-way and wetland, wetland buffer, and stormwater basin outlots. The net area of the subject site is 13.87 acres or 604,136 square feet. The proposed 288 dwelling units would have 2,097 square feet of lot area per dwelling unit. Townhouses within the M-1 District are proposed to 5 require a minimum of 1,675 square feet of lot area per dwelling unit. The lot area for the development complies with the proposed standards for townhouses within the M-1 District. Setbacks. The table below summarizes setback requirements of the M-1 District applicable to the subject site. The site plan complies with these setback requirements. CSAH 70 West 207th St. East Wetland Buffer Parking ROW Side/Rear Required 30ft. 30ft. 30ft. 10ft. 10ft. 15ft. 5ft. Access. The subject site abuts 210th Street (CSAH 70). Right-of-way dedication for 210th Street (CSAH 70) was reviewed by the Dakota County Plat Commission at its April 28, 2021 meeting and the preliminary plat was recommended for approval. The segment of 210th Street (CSAH 70) adjacent to the subject site is planned to be a principal arterial roadway, which requires spacing of ½-mile full access and ¼ mile for restricted access. Dakota County will allow the proposed public street access to 210th Street at Keswick Loop for full turning movements at this time but may require future intersection improvements to restrict access and turning movements due to safety concerns, operational issues, or when 210th Street is officially designated as a principal arterial roadway. All issues related to construction of the Keswick Loop access at 210th Street are subject to review and approval of Dakota County. Keswick Loop is proposed to be extended north of 210th Street (CSAH 70) to provide access to the subject site and abutting property to the west. The developer will construct Keswick Loop within an existing roadway easement located outside the Authentix plat boundary to their private drive access. Keswick Loop will be extended in the future, if necessary, with the development of the adjacent properties to the west. The design and specifications for Keswick Loop north of 210th Street (CSAH 70) is subject to review and approval of the City Engineer. The submitted plans show extension and realignment of 207th Street, which is designated by the 2040 Comprehensive Plan as a major collector street, along the north line of the subject site and includes dedication of right-of-way. Section 10-4-3.A of the Subdivision Ordinance requires the street to be constructed to the plat line to provide connection to the adjacent undeveloped property and the developer will escrow funds for the segment of the street not constructed now for when it is extended west in the future. The site access to 207th Street includes realignment of the section of Keystone Avenue to the north to provide a four-way intersection. A third access to the subject site is proposed over Lot 1, Block 2, Lakeville Commerce Center to Keokuk Avenue via a shared private driveway. The developer must provide an ingress/egress easement for the proposed shared access. The City Engineer indicates that this shared access will require construction of medians on Keokuk Avenue to limit access to right-in/right-out only. 6 Off-Street Parking. The proposed development has 1.6 bedrooms per dwelling unit making the off-street parking requirement 2.0 stalls per dwelling unit in accordance with Section 11-19- 13 of the Zoning Ordinance. The sketch plan provides for 2.0 parking stalls per dwelling unit as follows: Surface stalls 505 Garage stalls 70 Total 575 The surface parking stalls and drive aisles are shown to comply with the minimum dimensions of Section 11-19-7.I.1 of the Zoning Ordinance. The floor plans for the garage buildings demonstrate that the proposed enclosed parking stalls comply with the minimum dimensional requirements of Section 11-19-7.I.3 of the Zoning Ordinance. Concrete curb is required by Section 11-19-7.I.15 of the Zoning Ordinance at the perimeter of all off street parking stalls and drive aisles. The construction specifications of the parking areas and drive aisles are subject to review and approval of the City Engineer. The setback of the drive aisle east of Building 1 at the southeast corner of the subject site is setback from the east property line less than the five feet required by Section 11-19-7.I.1 of the Zoning Ordinance. Based on the shared access between the subject site and Lot 1, Block 2, Lakeville Commerce Center to Keokuk Avenue, a reduction of the site yard setback to less than five feet is allowed. The access easement over Lot 1, Block 2, Lakeville Commerce Center must address maintenance of the private drive at the property line within the subject site. Sidewalks/Trails. There is an existing trail along the north side of 210th Street (CSAH 70) abutting the subject site. A concrete sidewalk is to be provided along the south side of 207th Street from the east plat line to the extent the street is constructed to the west with a temporary cul-de-sac, which should be eight feet wide consistent with the requirements for mixed use development. A pedestrian connection from the subject site is made on the east side of the Keswick Loop segment to the trail on 210th Street (CSAH 70). City staff is recommending that a sidewalk be added along the south side of the shared private drive across Lot 1, Block 2, Lakeville Commerce Center to provide pedestrian access to Keokuk Avenue. Landscaping. The submitted plans include a landscape plan. No residential buffer yard is required for the subject site in the yards abutting 210th Street (CSAH 70) based on M-1 District zoning. Notwithstanding the requirements of the Zoning Ordinance, the landscape plan provides for a single row of deciduous trees within the subject site along the 210th Street (CSAH 70). The landscape plan also provides for deciduous trees along the south side of the east segment of 207th Street, which are continued to the west lot line. Similar trees are shown to be provided along Keswick Loop. The landscape plan is subject to review and approval of the City Forester. Exterior Lighting. A photometric lighting plan indicating the type, location, height, and illumination pattern of all proposed exterior lighting has been submitted. All exterior lighting is 7 required to be shielded as required by Section 11-16-17.B.1 of the Zoning Ordinance. The intensity of the exterior fixtures must be revised to comply with the limits as established by Section 11-16-17.A.2 of the Zoning Ordinance for review by the Zoning Administrator. Waste Storage. The sketch plan indicates a structure for trash storage south of Building 10. The submitted architectural plans include details regarding the waste storage building, which is an enclosed structure that exceeds the requirements of Section 11-18-11.B of the Zoning Ordinance. Utilities. The subject site is included within the current MUSA. The developer has submitted plans for extension of sewer and water utilities. All utility issues are subject to review and approval of the City Engineer. Grading Plan. The developer has prepared plans for grading and drainage. Existing wetlands within the subject site and required wetland buffers are shown to be platted within outlots to be deeded to the City. All wetland, grading , drainage, and erosion control issues are subject to review and approval of the City Engineer. Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage and utility easements at the perimeter of the proposed lot are shown on the preliminary plat. Drainage and utility easements are also to be required to overlay internal utility pipes and/or stormwater drainage facilities. All drainage and utility easements are subject to review and approval of the City Engineer. Outlots. The proposed preliminary and final plat includes three outlots. Outlots A, B, and C encompass wetlands and required wetland buffers. The outlots are to be deeded to the City. Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify dedication of land to the City for public parks from the area of the subject site. Park dedication requirements are to be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision Ordinance. Development Agreement. Section 10-5-1.A of the Subdivision Ordinance requires the developer to provide construction and warranty securities for the public improvements within the final plat that are to be outlined within a development agreement. The development agreement will be drafted by the City Attorney and is to be executed by the applicant prior to City Council consideration of the final plat. 8 CONCLUSION The City Council, Planning Commission, and Economic Development Commission previously considered the proposed Comprehensive Plan and Zoning Map amendments as part of a sketch plan application for the subject site. Based on the support for the sketch plan, City staff recommends approval of amendments to the 2040 Land Use Plan and Zoning Ordinance to guide the subject site for Corridor Mixed Uses and zoned M-1 District, respectively. Contingent upon Planning Commission support for the Comprehensive Plan amendment and Zoning Ordinance amendment (text and map) in accordance with the draft findings of fact presented as exhibits to this report, City staff recommends approval of a preliminary plat and conditional use permits for the proposed development subject to the conditions outlined below. 1. The site and buildings shall be developed in accordance with the plans approved by the City Council subject to stipulations of approval as outlined herein. 2. The developer shall comply with the rental housing affordability criteria established by Metropolitan Council for a minimum period of 10 years from the date a Certificate of Occupancy is issued for each building. 3. Specifications for the fence surrounding the pool shall comply with Section 11-21-5.G of the Zoning Ordinance. 4. The intersection design for 210th Street (CSAH 70) and Keswick Loop shall be subject to approval of Dakota County. 5. The specifications and construction plans for Keswick Loop, the Keokuk Avenue intersection improvements, and extension of 207th Street shall be subject to review and approval of the City Engineer. 6. The developer shall provide an ingress/egress easement over Lot 1, Block 2, Lakeville Commerce Center to allow for: a. Construction of a shared private drive aisle to Keokuk Avenue and a five foot wide concrete sidewalk on the south side of the private drive. b. Construction of a median on Keokuk Avenue limiting this access to right-in/right- out only, subject to review and approval of the City Engineer. c. Construction and maintenance of the private drive aisle abutting the property line east of Building 1. 7. The construction specifications of the parking areas and drive aisles shall be subject to review and approval of the City Engineer. 9 8. The landscape plan shall be subject to review and approval of the City Forester. 9. The photometric lighting plan shall be revised such that the illumination pattern of all proposed exterior lighting that complies with the intensity limits measured at property lines established by Section 11-16-17.A.2 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 10. All utility issues shall be subject to review and approval of the City Engineer. 11. All wetland, grading, and stormwater drainage issues shall be subject to review and approval of the City Engineer. 12. Outlots A, B, and C encompassing wetlands and wetland buffers shall be deeded to the City. 13. All easements shall be subject to review and approval of the City Engineer. 14. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision Ordinance. 15. The developer shall execute a development agreement as drafted by the City Attorney prior to City Council consideration of the final plat. c. Justin Miller, City Administrator John Hennen, Parks and Recreation Director Alex Jordan, Assistant City Engineer Andrea McDowell-Poehler, City Attorney Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 210TH ST (CSAH 70)KEOKUK AVEI-35205TH ST KEYSTONE AVE207TH ST KESWICK LOOP Authentix site City of Lakeville Authentix Site Location Map EXHIBIT AKENRICK AVE RD LDR C HDR C MDR RDR RD RD RD W M/HDR RDR C PAQP RD LDR CHDR C MDR RD RD RD RDR RDR W M/HDR C PAQP 2040 Land Use Map Existing Land Use City of Lakeville 2040 Land Use Map Proposed Land Use CMU C C C HDR RDR C RDR C HDR C C C 215TH ST (CSAH 70) 215TH ST (CSAH 70)KENRICK AVEKENRICK AVE205TH ST 205TH ST KESWICK LOOP KESWICK LOOP KEOKUK AVEKEOKUK AVE207TH ST 207TH STKEYSTONE AVEKEYSTONE AVEI-35I-35EXHIBIT B Existing Zoning City of Lakeville Authentix Proposed Zoning EXHIBIT C C-3 RM-2 RM-2 RH-2 RH-2 RH-2 RH-2 PUD PUD P/OS P/OS RM-1 RM-1RS-3 RS-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 C-3 RA RA RA RA RA RA RA RA Proposed M-1 210TH ST (CSAH 70) 210TH ST (CSAH 70) 205TH ST 205TH ST KEOKUK AVEKEOKUK AVEKENRICK AVEKENRICK AVEI-35I-35LUCE R N E TR L LUCE R N E TR L Authentix site & Authentix site & 1 ORDINANCE NO. ____ CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AN ORDINANCE AMENDING THE LAKEVILLE CITY CODE. THE CITY COUNCIL OF THE CITY OF LAKEVILLE, MINNESOTA ORDAINS: Section 1. Section 11-17-13 of the Zoning Ordinance (Minimum Floor Area Per Dwelling Unit) is hereby amended to add the following provision: E. Detached townhouse, two-family, townhouse, and multiple family dwellings qualified for meeting the city's allocation of regional affordable housing as defined by the comprehensive plan may be exempted from the minimum floor area requirement of this section by approval of an administrative permit, provided guarantees satisfactory to the city are in place to ensure that "for sale" housing will meet the requirement for initial sales and "for rent" housing will meet the requirement for the initial ten (10) year rental period. Section 2. Section 11 -45 -5 of the Zoning Ordinance (Zoning Map) is hereby amended to rezone Outlot F, Morgan Square, City of Lakeville, Dakota County, Minnesota from C-3, General Commercial District to M-1, Mixed Use I-35 Corridor District. Section 3. Section 11-65-7 of the Zoning Ordinance (M-1 District – Conditional Uses) is hereby amended to add the following provisions with subsequent sections renumbered accordingly: U. Townhome dwellings, provided that: 1. Development density: a. The maximum development density within a M-1 District as defined by the Comprehensive Plan and the land uses guided by the land use plan shall be determined based upon net developable acreage excluding from the area calculations public parks and open space, arterial and major collector street rights-of-way, wetlands, major drainageways as defined by the water resources management plan, water bodies, and slopes steeper than three to one (3:1) slope ratio. b. The maximum development density shall be determined by the following minimum lot area per unit standards as defined by Section 11-17 -21 of this title: (1) Townhome dwellings: One thousand six hundred seventy five (1,675) square feet per unit. 2 2. Common Areas: The following minimum requirements shall be observed governing common areas: a. Ownership: All common areas within a development not dedicated to the public including, but not limited to, open space, driveways, private drives, parking areas, play areas, etc., shall be owned in one of the following manners: (1) Common Interest Community pursuant to Minnesota Statutes 515B. (2) Subdivision base lot common areas shall be owned by the owners of each unit lot, with each owner of a unit having an equal and undivided interest in the common area. b. A homeowners' association subject to review and approval of the City Council responsible for exterior building maintenance of two- family dwellings, townhouse dwellings, and common accessory buildings or structures, approval of any exterior architectural modifications, landscaping, snow clearing and regular maintenance of private driveways and other areas owned in common when there is more than one (1) individual property owner having interest within the development. 3. Design and Construction Standards: a. Unit Size: The size of dwelling units shall comply with the minimums established in section 11-17 -13 of this title. b. Unit Construction: (1) Subdivision Requests: Building elevations and floor plans shall be furnished with subdivision requests illustrating exterior building material and colors to demonstrate compliance with chapter 17 of this title. Building floor plans shall identify the interior storage space within each unit. (2) Decks Or Porches: Provision shall be made for possible decks, porches or additions as part of the initial dwelling unit building plans. The unit lot shall be configured and sized to include decks or porches. c. Exterior Building Finish, Detached Townhome Dwelling, Two- Family, And Townhouse Dwelling Units: The exterior of principal and accessory structures shall include a variation in building materials which are to be distributed throughout the building elevations and coordinated into the architectural design of the structure to create an architecturally balanced appearance to comply with the following requirements: 3 (1) Allowed exterior finish materials, not including for use on facias, trim, or roof, shall be limited to brick, stucco, natural or artificial stone, split face (rock face) concrete block, engineered wood siding, and/or cement fiberboard. (2) A minimum of twenty five percent (25%) of the area of each elevation of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone. (3) Except for brick, stucco, and/or natural or artificial stone, no single elevation shall have more than seventy five percent (75%) of one type of exterior finish. (4) Except for brick, stucco, and/or natural or artificial stone, no townhome dwelling structure shall have more than sixty percent (60%) of all elevations of one type of exterior finish. (5) For the purpose of this section: (A) The area of the elevation shall not include area devoted to windows, entrance doors, garage doors, or roof areas. (B) Variations in texture or style (i.e., lap siding versus shake shingle siding) shall be considered as different materials meeting the requirements of this section. (C) Integral colored split face (rock face) concrete block, shall qualify for meeting the brick, stucco and/or natural or artificial stone exterior material requirements for any elevation of a building that is not its front defined by the primary exterior entrance. d. Off-Street Parking: Off-Street Parking. A minimum of one (1) of the off-street parking stall per dwelling unit required by Section 11 -19 - 13 of this title shall be provided within an enclosed garage attached to the principal building. e. Outside Storage: Outside storage shall be allowed only in designated areas which are screened in accordance with chapter 21 of this title and under the ownership of the property owners' association subject to other applicable provisions of this title. f. Utilities: (1) Underground Or Exterior Service: All utilities, including telephone, electricity, gas and telecable shall be installed underground. Exterior utility meters and/or fixtures shall be located in interior side or rear yards when possible and shall 4 be screened from view of adjacent properties and the public right of way. (2) Public Utility Service: Separate public utility services shall be provided to each unit unless exempted by the city engineer. (3) Water Connection: Individual unit shutoff valves shall be provided. (4) Sewer Connection: Where more than one (1) unit is served by a sanitary sewer service, all maintenance and cleaning shall be the responsibility of the property owners' association or owners. g. Streets: All streets shall be public and shall comply with the design standards and specifications as governed by title 10 of this code, except that the required right of way width may be reduced to fifty feet (50') and the required street width reduced to twenty eight feet (28') (back of curb to back of curb) by conditional use permit. h. Drives: (1) Private drives shall be under the ownership and control of the property owners' association who shall be responsible for the maintenance, repair, and replacement of surfacing. Said association shall maintain a capital improvement program for the driveways under its ownership. (2) Private drives must include plans and areas for snow storage. (3) Private driveways shall be a minimum of twenty four feet (24') in width (back of curb to back of curb) and shall be posted as no parking zones on both sides of the driveway. i. Landscaping/Screening/Lighting: A detailed landscaping and lighting plan shall be provided and implemented pursuant to section 11-16 -17 and chapter 21 of this title. Said landscaping and screening shall address the following: (1) All open areas of the development project which are not used or improved for required parking areas, drives or storage shall be landscaped with a combination of overstory trees, understory trees, shrubs, flowers and ground cover materials. The plan for landscaping shall include ground cover, bushes, shrubbery, trees, sculpture, fountains, decorative walks or other similar site design features or materials in a quantity having a minimum value in conformance with the following table: 5 Project Value Including Building Construction, Site Preparation, And Site Improvements Minimum Landscape Value Below $1,000,000.00 2 percent $1,000,001.00 - $2,000,000.00 $20,000.00 plus 1 percent of project value in excess of $1,000,000.00 $2,000,001.00 - $3,000,000.00 $30,000.00 plus 0.75 percent of project value in excess of $2,000,000.00 $3,000,001.00 - $4,000,000.00 $37,500.00 plus 0.25 percent of project value in excess of $3,000,000.00 Over $4,000,000.00 1 percent (2) Landscaping at the boundary of the site adjoining another property and the immediate perimeter of the principal structure. (3) Screening of guest parking areas. (4) All boulevards shall be sodded. (5) Screening of designated outdoor storage areas. (6) All landscaped areas, including on site traffic islands and all public rights of way adjacent to the property (where access is allowed by the governmental jurisdiction), shall have an inground irrigation system with an automatic controller. 4. Building Height: Building height shall be as set forth in Section 11 -65-15 of this title except that principal buildings on lots abutting RS District zoned lots shall be limited to three (3) stories or forty two feet (42') in height. 5. Affordable Housing: Housing qualified for meeting the city's allocation of regional affordable housing as defined by the comprehensive plan may be exempted from subsections 11-65-7.U.3.c, d, and i of this chapter by administrative permit, provided guarantees satisfactory to the city are in place to ensure that "for sale" housing will meet the requirement for initial sales and "for rent" housing will meet the requirement for the initial ten (10) year rental period. Section 4. This ordinance shall be effective immediately upon its passage and publication. ADOPTED this ____ day of ________, 2021, by the City Council of the City of Lakeville, Minnesota. CITY OF LAKEVILLE 6 BY:_________________________________ Douglas P. Anderson, Mayor ATTEST:__________________________________ Charlene Friedges, City Clerk 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AUTHENTIX COMPREHENSIVE PLAN AND ZONING (MAP AND TEXT) AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On 20 May 2021, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Continental Properties for a Zoning Map amendment to rezone property to M-1, Mixed Use I-35 Corridor District and amendment of the text of the Zoning Ordinance. 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 Commercial land uses by the 2040 Comprehensive Plan. The applicant has applied for an amendment to the 2040 Land Use Plan to change the guided land use to Corridor Mixed Use. 2. The subject site is zoned C-3, General Commercial District. The applicant has applied for an amendment to the Zoning Map to change the zoning of the property to M-1, Mixed Use I-35 Corridor District. 3. The applicant has applied for an amendment to the Zoning Ordinance to add townhouse dwellings as a conditional use within the M-1 District and to allow a reduction of minimum dwelling floor area requirements by conditional use permit. 4. The legal description of the property is Outlot F, Morgan Square. 5. Section 11-3-3.E of the City of Lakeville Zoning Ordinance provides that the Planning Commission shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not limited to, the following factors: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: Areas within the I-35 corridor have been guided for CMU uses to provide housing opportunities adjacent to planned nodes of commercial development that are also in proximity to existing or future transit facilities. The proposed development is consistent 2 with the goals of the 2040 Comprehensive Plan for economic development, attainable housing, and a desirable land use transition. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The subject site is at the west edge of the commercial land uses surrounding the I-35/CSAH 70 interchange. Introduction of housing in this location, particularly attainable housing, would provide both market and employment support for businesses in the area as well as industrial uses farther to the east along CSAH 70. The subject site is also within ¼ mile of the existing City Park and Pool facility located on the east side of I-35, north of CSAH 70. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed development complies with the requirements of the Zoning Ordinance, as proposed to be amended, and City Code. 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 210th Street (CSAH 70) designated as a Future Principal Arterial street and Keokuk Avenue and 207th Street designated as Major Collector streets by the 2040 Transportation Plan, which have adequate capacity to accommodate traffic generated by the proposed use. 5. The report dated 13 May 2021 prepared by The Planning Company LLC (TPC) is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve amendments to the Zoning Ordinance text and map conditioned upon compliance with the planning report prepared by TPC dated 13 May 2021. 3 DATED: May 20, 2021 LAKEVILLE PLANNING COMMISSION BY: __________________________ Jeff Witte, Chair 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AUTHENTIX CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On 20 May 2021, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Continental 564 Fund, LLC for a conditional use permit to allow development of townhouse dwellings within an M-1 District, multiple principal buildings on one lot, and reduction in minimum multiple family dwelling floor area. 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 Commercial land uses by the 2040 Comprehensive Plan. The applicant has applied for an amendment to the 2040 Land Use Plan to change the guided land use to Corridor Mixed Use. 2. The subject site is zoned C-3, General Commercial District. The applicant has applied for an amendment to the Zoning Map to change the zoning of the property to M-1, Mixed Use I-35 Corridor District. 3. The legal description of the property is Outlot F, Morgan Square. 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: Areas within the I-35 corridor have been guided for CMU uses to provide housing opportunities adjacent to planned nodes of commercial development that are also in proximity to existing or future transit facilities. The proposed development is consistent with the goals of the 2040 Comprehensive Plan for economic development, attainable housing, and a desirable land use transition. 2 b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The subject site is at the west edge of the commercial land uses planned surrounding the I-35/CSAH 70 interchange. Introduction of housing in this location, particularly attainable housing, would provide both market and employment support for businesses in the area as well as industrial uses farther to the east along CSAH 70. The subject site is also within ¼ mile of the existing City Park and Pool facility located on the east side of I-35, north of CSAH 70. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed development complies with the requirements of the Zoning Ordinance, as proposed to be amended, and City Code, including performance standards specific to the conditional use. 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 210th Street (CSAH 70) designated as a Future Principal Arterial street and Keokuk Avenue and 207th Street designated as Major Collector streets by the 2040 Transportation Plan, which have adequate capacity to accommodate traffic generated by the proposed use. 5. The report dated 13 May 2021 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 townhouse dwellings within the M-1 District, multiple principal buildings on a lot, and exception to minimum multiple family dwelling floor area requirements conditioned upon compliance with the planning report prepared by TPC dated 13 May 2021. 3 DATED: May 20, 2021 LAKEVILLE PLANNING COMMISSION BY: __________________________ Jeff Witte, Chair 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: May 12, 2021 Subject: Authentix Lakeville • Preliminary Plat Review • Site Plan Review • Grading and Erosion Control Plan Review • Utility Plan Review BBAACCKKGGRROOUUNNDD Continental 564 Fund, LLC has submitted a preliminary plat named Authentix Lakeville, a Comprehensive Plan, Zoning Map and Zoning Ordinance Amendments, and a Conditional Use Permit for the construction of a 288-unit multiple family complex within 12 multi-unit buildings. The proposed development is located west of Keokuk Avenue, north of and adjacent to 210th Street (CSAH 70), and south of and adjacent to 207th Street. The parent parcel consists of Outlot F, Morgan Square, zoned C-3 General Commercial District and RH-2, Multiple Family Residential District. The preliminary plat consists of one lot within one block and three outlots on 19.14 acres. The proposed development will be completed by: Developer: Continental 464 Fund, LLC Engineer/Surveyor: Sambatek AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 22 OOFF 88 SSIITTEE CCOONNDDIITTIIOONNSS The existing site contains vacant undeveloped land. The vast majority of the property consists of mature trees. A wetland complex and drainageway is located on the south side of the property draining from the west to the east. An overhead utility line is located adjacent to the south property line of the parent parcel. EEAASSEEMMEENNTTSS Several public easements exist on and adjacent to the parent parcel that must be vacated with the final plat: • Drainage and Utility Easement per Doc. Nos. 950967 and 1950917 • Drainage and Utility Easement per Doc. No. 2544948 The following temporary easement will expire upon the construction and extension of 207th Street with the final plat: • Temporary Easement per Doc. No. 3082691 SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 210th Street (CSAH 70) Authentix Lakeville is located north of and adjacent to 210 th Street, a minor arterial County roadway as identified by the City’s Transportation Plan. Dakota County controls the right-of- way requirements and access locations along 210th Street. 210th Street is currently constructed as a four-lane divided urban roadway adjacent to the plat. A ten-foot wide bituminous trail is located along both sides of 210th Street. The current Dakota County Plat Needs Map identifies 210th Street as a four-lane divided roadway with 75-feet of half right-of-way. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at its April 28, 2021 meeting. The Developer is dedicating the necessary right-of-way as shown on the preliminary plat. The segment of 210th Street adjacent to the plat is planned to be a principal arterial roadway the requires ½-mile full access and ¼ mile for restricted access. The site plan includes construction of a public street access on 210th Street that aligns with Keswick Loop to the south. This access location does not meet the future access spacing guidelines for a full access with ½-mile full access spacing. Dakota County will allow the access location at Keswick Loop to initially remain as a full access, however the intersection could be restricted in the future due to safety concerns, operation issues, future projects and development in the area or when 210th Street is officially designated as a principal arterial roadway. The Developer is required to coordinate with Dakota County the extent of the improvements along 210th Street for the proposed access, including construction of a right-turn lane. The plan for any County road improvements must be approved by Dakota County, and a permit for the work within the right-of-way must be obtained from the County. AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 33 OOFF 88 Keokuk Avenue Authentix Lakeville is located west of Keokuk Avenue, a major collector roadway as identified by the City’s Transportation Plan. Keokuk Avenue is currently constructed as a 44-foot wide 2- lane undivided urban roadway within 80-feet of right-of-way. The Developer is proposing to construct one shared driveway accesses to Keokuk Avenue. The shared access will be located outside of the plat boundary. The Developer is required to obtain all permanent and temporary easements for the private driveway construction outside of the plat boundary. Additionally, the Developer shall enter into a shared-maintenance agreement for the private drive. The private driveway access is located in close proximity to the existing signal at Keokuk Avenue and 210th Street. Given the driveway’s proposed location, the Developer shall construct the necessary improvements to restrict this access to right-in/right-out only movements. The Developer shall construct a commercial driveway apron, stop sign, stop bar, and pedestrian access ramps at the driveway access location at Keokuk Avenue. A security will be required with the final plat for the improvements relating to the Keokuk Avenue access. 207th Street Authentix Lakeville is located south of and adjacent to 207th Street, a collector roadway as identified by the City’s Transportation Plan. 207th Street is currently constructed as a temporary urban roadway providing a connection to Keystone Avenue to the north. A temporary easement was granted to the City with the Morgan Square Third Addition plat for the temporary roadway connection located outside of the plat boundary. The Developer shall remove the temporary roadway, restore the easement area and reconstruct the intersection of Keystone Avenue and 207th Street with the final plat improvements, consistent with the City’s Transportation plan. The Developer shall construct 207th Street from the east plat boundary to Keystone Avenue as a 40-ft wide urban roadway within 80-ft right-of-way and an 8-ft wide concrete sidewalk along the south side of the roadway. The Developer will not be required to construct 207th Street to the west plat boundary but will dedicate the full right-of-way as shown on the preliminary plat. The Developer shall provide the City with an escrow with the final plat for the full cost of the future construction of 207th Street from Keystone Avenue to the west plat boundary. The Developer is proposing to construct one driveway access to 207th Street. The Developer shall construct a commercial driveway apron, stop sign, stop bar, and pedestrian access ramps at the driveway access location along 207th Street. Keswick Loop Authentix Lakeville includes construction of a future north-south public roadway that aligns with Keswick Loop to the south. The public roadway will be constructed as a 28-ft wide urban roadway with a 5-ft sidewalk along the east side of the street within an existing roadway easement located outside of the plat boundary. Due to the environmental impacts to extend the public street to the adjacent parcels, the roadway will only be constructed to just north of the proposed private roadway connection for the site. The public roadway will be extended AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 44 OOFF 88 north in the future if necessary for development of the adjacent parcels. The Developer shall maintain the public street sub north of 210th Street until the roadway is extended north in the future to provide access to the adjacent parcels. The Developer is proposing to construct one driveway access to the public street. The Developer shall construct a commercial driveway apron, stop sign, stop bar, and pedestrian access ramps at the driveway access location. Private Drives The Developer proposes to construct privately owned and maintained drives within the interior of the site extending from the driveway accesses at 207th Street and Keswick Loop. The private drives will provide access to each of the buildings and parking areas within the subdivision. SSIITTEE PPLLAANN Authentix Lakeville includes the construction of twelve (12) multiple family buildings, totaling 288 units. Access to each of the buildings will be provided by private drives circulating the site. The Developer has prepared turning movement templates demonstrating appropriate turn moves for residential, delivery and emergency vehicles through the site. Additionally, the Developer’s Engineer completed a traffic study to determine if any improvements would be required outside of the plat to support the development. The study concluded that no off-site improvements would be required due to the development, however the increased traffic loading on 207th Street may increase the rate of pavement deterioration. 207th Street should be monitored for future pavement rehabilitation in the City’s Transportation Capital Improvement Plan update. The City’s traffic engineering consultant reviewed the study and agreed with the recommendations outlined in the study. At grade parking areas and garage parking will be provided for the buildings and connecting to the private drives. Each building will include garage stalls within the building. Privately owned and maintained sidewalks will be constructed within the site allowing pedestrian access and connectivity within the site. A clubhouse is proposed with an outdoor pool. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility, building and street construction shall be from a single rock construction entrance on 210th Street. Construction access is prohibited from Keystone Avenue and 207th Street. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement for the parent parcel has not been paid and will be satisfied through a cash contribution with the final plat. AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 55 OOFF 88 The Developer shall construct an 8-foot wide sidewalk along the south side of 207th Street, 5- foot wide sidewalks along both sides of Keystone Avenue and along the east side of the Keswick Loop extension consistent with the City’s Transportation Plan. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Authentix Lakeville is located within subdistrict SC-134401 and SC-13460 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing sanitary sewer to the Empire Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed commercial development. Development of Authentix Lakeville includes the construction and extension of public and privately owned and maintained sanitary sewer throughout the site. The public sewer extension will be located within a drainage and utility easement and must be extended to the west plat boundary to provide service to the adjacent parcels consistent with the Comprehensive Sanitary Sewer Plan. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall be collected with the Building Permit Application. The Sanitary Sewer Availability Charge will be calculated at the rate in effect at the time of approval of the Building Permit Application, as determined by the City’s Building Official. WWAATTEERRMMAAIINN Development of Authentix Lakeville includes the construction and extension of public and privately owned and maintained watermain systems with private utility service to the buildings. The public watermain will be located within a drainage and utility easement and must be extended to the west plat boundary to provide service to the adjacent parcels. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the building permit applications and final construction plans. OOVVEERRHHEEAADD LLIINNEESS Overhead utility lines and poles are located on the south plat boundary. Consistent with the City’s Public Ways and Property Ordinance, the overhead utilities must be removed with development of the property. A security will be required with the final plat for the removal of the overhead utility lines and poles. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Authentix Lakeville is located within subdistrict ML-084 and ML-085 of the Marion Lake stormwater district as identified in the City’s Water and Natural Resources Management Plan. Development of Authentix Lakeville includes the construction of one public stormwater management basin, a private filtration basin and a series of privately owned and maintained AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 66 OOFF 88 underground filtration chamber systems. The private chambers will be located within Lot 1, Block 1. The private filtration basin is proposed to be located outside of the plat boundary on Lot 1, Block 2, Lakeville Commerce Center. The Developer shall sign a private maintenance agreement for the st ormwater management systems and dedicate a maintenance easement over the areas prior to City Council consideration of the final plat. The stormwater management 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 Certificate of Occupancies will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. Authentix Lakeville 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 Authentix Lakeville includes the construction of public and privately owned and maintained storm sewer systems. The private storm sewer system will outlet to the wetland complex located within Outlot A and on Lot 2, Block 2, Lakeville Commerce Center within an existing easement. The public storm sewer system will be located within the 207th Street right-of-way that will be routed to the public stormwater basin in Outlot B. The Trunk Storm Sewer Area Charge has not been collected and will be required to be paid with t he 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 Authentix Lakeville includes the construction of eight privately owned and maintained retaining walls. The proposed retaining walls are located within Lot 1, Block 1, except for the: • Southwest wall which extends into the 207th Street right-of-way. This wall is temporary and is permitted to be located in this location to minimize wetland impacts. The Developer shall provide an escrow for the future private retaining wall removal and relocation with the final plat for the wall that extends within the City’s right-of-way. Additionally, the Developer shall enter into an encroachment agreement for the temporary retaining wall within the right-of-way prior to recording the final plat. AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 77 OOFF 88 • Eastern most retaining wall, which is proposed on Lot 1, Block 2, Lakeville Commerce Center. This wall is proposed outside of the plat boundary to support the construction of the share private drive. The Developer shall enter into a shared maintenance agreement for the wall located outside of the plat boundary prior to recording the final plat. The Developer shall post a security and enter in to an encroachment and maintenance agreement with the City prior to City Council consideration of the final plat for the private improvements to be constructed within the City’s right-of-way and easements. 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 wall shall be inspected during construction and certified by the design engineer following construction. FEMA FLOODPLAIN ANALYSIS Authentix Lakeville is located within areas shown on the Flood Insurance Rate Map (FIRM) as Zone X, as determined by FEMA. Based on this designation, no areas within the plat are located within a Special Flood Hazard Area (SFHA). WWEETTLLAANNDDSS The wetland delineation for the site was approved on November 20, 2020. The wetland delineation was completed by Sambatek. The wetland delineation identified one wetland on the site. Based on the information provided in the updated report dated 11/2/20 and site visit by City staff, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. A replacement plan was submitted and sent out for review and comment to local, state and federal agencies. A total of 8,567 SF (0.20 acres) of wetland will be permanently impacted by the construction of proposed development. The wetland impact is due to the construction of a local street. In addition to the permanent impacts, 6,753 SF (0.16 acres) of wetland will be temporarily impacted, due to the construction of utility lines and a culvert. The applicant will provide 17,134 SF (0.40 acres) of wetland mitigation to meet the 2:1 replacement ratio in the form of wetland bank credits. The comment period for the replacement plan runs until June 3, 2021. No impacts to wetland can take until final approval of the wetland replacement plan. All wetlands and wetland buffers will be placed in City owned outlots. Natural Area signs will be placed along adjacent property lines and will be installed by the developer. TTRREEEE PPRREESSEERRVVAATTIIOONN The plan identifies 960 total trees on site and proposes to remove 934 trees. All saved trees are within the wetland or wetland buffer. Prior to removals a silt fence line must be staked AAUUTTHHEENNTTIIXX LLAAKKEEVVIILLLL EE –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1122,, 22002211 PPAAGGEE 88 OOFF 88 and reviewed by City Staff in the field. Minor changes may result in additional removals or saves based on location or condition of the tree. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. The Developer must obtain permit coverage prior to construction. Redundant silt fence is required along all wetlands that do not have a 50-foot buffer. The location of the silt fence will be staked in the field and reviewed by city staff prior to installation. The Developer is responsible for the establishment of native vegetation around all stormwater treatment basins and any disturbed wetland buffer areas. A five year management plan has been including with the wetland replacement plan. A security will be required with the final plat for the buffer establishment. 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, and tree preservation plan for Authentix Lakeville, subject to the requirements and stipulations within this report.