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HomeMy WebLinkAboutHighview RidgeCity of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: October 18, 2021 Subject: Packet Material for the November 4, 2021 Planning Commission Meeting Agenda Item: 1) Preliminary plat of 61 single family lots to be known as Highview Ridge. 2) Variance for lot depth and rear buffer yard setback for Lots 1-4, Block 1. Action Deadline: December 15, 2021 BACKGROUND Youngfield Homes, Inc. has applied for a preliminary plat and variance to allow the development of 61 single family residential lots on 23.59 acres to be known as Highview Ridge. The variance is for the lot depth and rear buffer yard setback for four lots within the preliminary plat. The Highview Ridge preliminary plat is located east of Highview Avenue and south of Dodd Boulevard (CSAH 9). The Highview Ridge 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. Existing Conditions D. Preliminary Plat E. Site Grading Plan F. Storm Water Pollution Prevention Plan G. Tree and Wetland Inventory Plan H. Tree Inventory Tabulation I. Landscape Plan J. Utility Plan 2 PLANNING ANALYSIS PRELIMINARY PLAT Existing Conditions. The property is currently vacant and was previously farmed. Consistency with the Comprehensive Plan. The Highview Ridge property is located in Planning District 5 of the 2040 Comprehensive Plan, which guides the subject property for low/medium density residential development. Adjacent Land Uses . Adjacent land uses and zoning are as follows: North – Dodd Blvd (CSAH 9), Single Family homes (RS-2) East – Single family homes and lots (RS-4) South – Single family lots (PUD), City-owned wetland area (P/OS) West – Highview Avenue, Single-family homes (RS-4) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Highview Ridge will be financed and constructed by the developer. The development costs associated with the Highview Ridge 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 10-2-5-1 of the Subdivision Ordinan ce exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Highview Ridge preliminary plat against these criteria finds that it is not a premature subdivision. Phasing. The Developer is planning to develop this plat in a single phase. Density/Average Lot Size. The Highview Ridge preliminary plat consists of 61 single family lots on 23.59 acres. This results in a gross density of 2.59 units per acre. Excluding outlots for trails and stormwater ponds, the net density is 3.04 units per acre. Lot sizes range from 8,632 square feet to 19,808 square feet in area. Lots/Blocks. The Highview Ridge preliminary plat consists of 61 lots on five 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 Highview Ridge preliminary plat are as follows: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) Lot Depth (Buffer) RS-4 8,400 s.f. 10,200 s.f. 70 feet 85 feet 150 feet 3 All but four of the 61 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. Lots 1-4, Block 1 do not meet the minimum Buffer Yard Lot Depth due to the existing location of Hidden Creek Trail within the Pinnacle Reserve at Avonlea 4th Addition. The Developer has requested a variance for these four lots, which is discussed at the end of this memo. Setbacks. The house setback requirements for the RS-4 District lots in the Highview Ridge preliminary plat are as follows: Front Side (Interior) Side (Corner) Rear Rear (Buffer) RS-4 20 feet (house) 25 feet (garage) 7 feet 20 feet 30 feet 50 feet The proposed house pads shown on the Highview Ridge grading and drainage plan indicate that all but four of the 61 lots in the preliminary plat meet the RS-4 district building setback requirements. Lots 1-4, Block 4 do not meet the rear buffer yard setback requirements due to the existing location of Hidden Creek Trail within the Pinnacle Reserve at Avonlea 4th Addition. The homes to be constructed on these four lots must meet the standard 30 foot rear yard setback, which is consistent with the adjacent lots in Pinnacle Reserve at Avonlea 4th Addition. The Developer has requested a variance for these four lots, which is discussed at the end of this memo. Residential Buffer Yard Requirements. Sixteen (16) lots abutting Highview Avenue and Dodd Boulevard (CSAH 9) require increased buffer yard lot depth, lot width, and setbacks in the Highview Ridge preliminary plat. Highview Avenue is classified as a major collector and Dodd Boulevard 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 staggered pattern to provide an effective screen. Lots 6-11, Block 1 have existing trees in the area of the rear property line that will be used as buffer yard landscaping but prior to City Council consideration of the preliminary plat, the landscape plan must be modified to add additional trees along the rear of Lots 8-11, Block 1 to fill in gaps within the existing tree screen. Outlots. There are two outlots totaling 3.55 acres in the Highview Ridge preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 0.08 acre outlot for a trail connection that will be deeded to the City with the final plat. Outlot B – 2.06 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. 4 Outlot C – 1.41 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 Highview Ridge preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated October 18, 2021. Dodd Boulevard (CSAH 9) – Dodd Boulevard is north of and adjacent to the north boundary of the development and is classified as a minor arterial in the Comprehensive Transportation Plan. No additional right of way is required for Dodd Boulevard. A trail will be constructed along the south side of Dodd Boulevard in 2023 as part of a City improvement project. Driveway access to Dodd Boulevard is prohibited from Lots 5-14, Block 1 and Lots 3-4, Block 2. 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. No additional right of way is required for Highview Avenue with this preliminary plat. A trail along the east side of Highview Avenue will be constructed in 2022 as part of the Pinnacle Reserve at Avonlea 4th Addition development. Driveway access to Highview Avenue is prohibited from Lots 1-14, Block 1. Hidden Creek Trail – Hidden Creek Trail will be extended north from Pinnacle Reserve at Avonlea 4th Addition. Hidden Creek Trail 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. Headwaters Drive – Headwaters Drive will be extended north from Pinnacle Reserve at Avonlea 4th Addition. Headwaters Drive 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 Creek Court – Hidden Creek Court will be a local, 32-foot-wide residential street within a 60-foot-wide right of way that ends in a permanent cul de sac. Sidewalks/Trails. The developer will construct five (5) foot wide concrete sidewalks along one side of all streets, except Hidden Creek Court. Bituminous trails will be constructed along the east side of Highview Avenue and the south side of Dodd Boulevard with other planned projects. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Highview Ridge preliminary plat is shown on the grading, drainage and erosion control, and utility plans. All exist ing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the October 18, 2021 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. 5 Tree Preservation. There are 150 significant trees within the plat boundary, with 64 trees (43%) proposed to be saved. The trees to be saved are a mix of evergreen and deciduous trees. Wetlands. A wetland delineation for the site was approved on June 23, 2021, which identified one wetland. A wetland replacement plan was approved on September 17, 2021. See the October 18, 2021 Engineering memo for additional information. Park Dedication. The City’s 2015 Comprehensive Parks, Trails, and Open Space Plan does not identify a need for park land within the Highview Ridge preliminary plat area. Staff is recommending a cash contribution to satisfy the park dedication requirements for the Highview Ridge 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 November 3, 2021 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. MUSA. The Highview Ridge preliminary plat area is 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 reviewed and recommended approval of the preliminary plat at their September 1, 2021 meeting. VARIANCE Lots 1-4, Block 1 do not meet the minimum buffer yard lot depth of 150 feet and homes constructed on these lots may not be able to meet the rear buffer yard setback of 50 feet. These four lots are limited by the location of the right of way for Hidden Creek Trail. The Developer has requested the variance because these four lots are unable to meet the minimum buffer yard lot depth due to the existing location of Hidden Creek Trail, which is a situation outside the control of the Developer. The location of Hidden Creek Lane was approved as part of the Pinnacle Reserve at Avonlea planned unit development (PUD). Findings of fact in support of the variance are included with the packet materials. RECOMMENDATION Planning Department staff recommends approval of the Highview Ridge preliminary plat and variance, subject to the following stipulations: 1. The recommendations listed in the October 18, 2021 engineering report. 2. The developer shall construct five-foot-wide concrete sidewalks along one side of all streets except Hidden Creek Court. 6 3. Driveway access to Highview Avenue or Dodd Boulevard for Lots 1-14, Block 1 and Lots 3-4, Block 2 is prohibited. 4. Outlots A, B, and C shall be deeded to the City with the final plat. 5. Prior to City Council consideration of the preliminary plat, the landscape plan must be modified to add trees along the rear of Lots 8-11, Block 1 to fill in gaps within the existing preserved tree screen. A security for the buffer yard landscaping shall be submitted with the final plat. Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User CommunityHIGHVIEW AVEHAMBURG AVEHAYES AVE175TH ST City of Lakeville Highview Ridge Preliminary Plat & Variance Aerial Location Map Highview Ridge plat location & 180TH ST DODD BLVD (CSAH 9)HOLLYBROOK TRL HIDDE N C R E E K T R L HEIDELBERG WAY EXHIBIT A HIGHVIEW AVEHAMBURG AVEHAYES AVE175TH ST City of Lakeville Highview Ridge Preliminary Plat & Variance Zoning Map Highview Ridge plat location & 180TH ST DODD BLVD (CSAH 9)HOLLYBROOK TRL HIDDE N C R E E K T R L HEIDELBERG WAY EXHIBIT B RS-4 RS-4 RS-4 RS-2 RS-2 RS-2 RS-2RS-3 RS-3 PUD PUD P/OS P/OS P/OS EXHIBIT C EXHIBIT D EXHIBIT E eEXHIBIT F EXHIBIT G ID Removed Species Cond DBH Tag Notes 1 Boxelder Average 12 1 2 Boxelder Average 14 2 3 Boxelder Average 12 3 4 Boxelder Average 14 4 5 Spruce, blue Good 12 5 6 Spruce, blue Good 12 6 7 Spruce, blue Average 15 7 8 Spruce, blue Average 15 8 9 Cherry, black Average 15 9 10 Spruce, blue Average 14 10 11 Spruce, blue Average 13 11 12 Spruce, blue Average 12 12 13 Boxelder Average 15 13 14 Boxelder Average 15 14 15 Spruce, blue Average 13 15 16 Boxelder Average 14 16 17 Spruce, blue Average 11 17 18 Spruce, blue Average 10 18 19 Spruce, blue Average 10 19 20 Spruce, blue Average 8 20 21 Spruce, blue Average 13 21 22 Boxelder Average 12 22 23 Boxelder Average 15 23 24 Boxelder Average 8 24 25 Boxelder Average 11 25 26 Boxelder Average 10 26 27 Cottonwood, eastern Good 95 27 28 Boxelder Average 9 28 29 Maple, silver Average 23 29 30 Ash, green Average 12 30 31 X Boxelder Average 35 31 32 X Boxelder Average 42 32 33 X Boxelder Average 11 33 34 X Cherry, black Average 19 34 2x 13.5 35 X Boxelder Average 19 35 36 X Boxelder Average 58 36 37 X Boxelder Average 44 37 38 X Boxelder Average 13 38 39 X Boxelder Average 12 39 40 X Maple, silver Average 9 40 41 X Boxelder Average 7 41 42 X Boxelder Average 13 42 43 X Maple, silver Average 20 43 44 X Maple, silver Average 22 44 45 X Boxelder Average 16 45 46 X Boxelder Good 11 46 47 X Maple, silver Average 13 47 48 X Maple, silver Average 36 48 49 X Maple, silver Average 18 49 2x 12.7 50 X Maple, silver Average 19 50 51 X Maple, silver Average 31 51 3x12,10, 9 52 Maple, silver Average 56 52 53 X Maple, silver Average 10 53 54 X Boxelder Average 13 54 55 X Maple, silver Average 21 55 2x 12.9 56 X Maple, silver Average 10 56 57 X Maple, silver Good 17 57 58 Maple, silver Good 19 58 59 X Boxelder Average 17 59 60 Maple, silver Average 39 60 61 Maple, silver Average 67 61 62 X Boxelder Good 17 62 63 X Maple, silver Average 14 63 64 X Maple, silver Average 18 64 2x 12.6 65 X Maple, silver Average 7 65 66 X Boxelder Average 10 66 67 Maple, silver Average 58 67 68 X Boxelder Average 12 68 69 Maple, silver Average 37 69 70 X Boxelder Average 15 70 71 X Maple, silver Average 48 71 72 X Boxelder Average 19 72 73 X Maple, silver Average 9 73 74 X Maple, silver Good 24 74 75 Maple, silver Average 28 75 ID Species Cond DBH Tag Notes 76 Walnut, black Average 11 76 77 X Boxelder Average 14 77 78 X Maple, silver Average 9 78 79 X Maple, silver Average 10 79 80 X Maple, silver Average 11 80 81 Boxelder Average 18 81 82 X Maple, silver Average 7 82 83 X Boxelder Average 15 83 84 X Boxelder Average 12 84 85 X Boxelder Average 13 85 86 X Boxelder Average 49 86 3x18, 18, 13 87 X Boxelder Average 14 87 88 Boxelder Average 13 88 89 Boxelder Good 14 89 90 X Boxelder Average 16 90 91 X Maple, silver Average 10 91 92 X Maple, silver Average 19 92 93 X Maple, silver Average 12 93 94 Boxelder Average 21 94 95 X Boxelder Average 15 95 96 X Maple, silver Average 15 96 97 X Boxelder Average 9 97 98 X Maple, silver Average 7 98 99 X Boxelder Average 9 99 100 X Boxelder Average 10 100 101 X Boxelder Average 10 101 102 X Boxelder Average 18 102 2x 12.6 103 X Boxelder Average 19 103 2x 11.8 104 X Boxelder Average 18 104 105 X Maple, silver Average 7 105 106 X Maple, silver Average 10 106 107 X Maple, silver Average 13 107 108 X Boxelder Average 16 108 109 X Maple, silver Average 7 109 110 X Boxelder Average 23 110 111 X Boxelder Average 37 111 2x 23, 14 112 X Boxelder Average 30 112 2x 17, 13 113 X Boxelder Average 17 113 114 X Boxelder Average 30 114 115 X Boxelder Average 11 115 116 X Maple, silver Average 107 116 117 X Boxelder Average 16 117 118 X Boxelder Average 13 118 119 X Boxelder Average 28 119 120 X Boxelder Average 23 120 121 X Maple, silver Average 13 121 122 X Maple, silver Average 10 122 123 X Boxelder Average 25 123 124 X Boxelder Average 32 124 125 X Boxelder Average 25 125 126 X Boxelder Average 10 126 127 X Cherry, black Average 16 127 128 Boxelder Average 7 128 129 Boxelder Average 8 129 130 Boxelder Average 11 130 131 Spruce, blue Average 10 131 132 Spruce, blue Average 8 132 133 Boxelder Average 7 133 134 Spruce, blue Average 8 134 135 Spruce, blue Average 7 135 136 Spruce, blue Average 8 136 137 Spruce, blue Average 11 137 138 Spruce, blue Average 8 138 139 Boxelder Average 11 139 140 Spruce, blue Average 6 140 141 Boxelder Average 7 141 142 Spruce, blue Average 7 142 143 Boxelder Average 11 143 144 Spruce, blue Average 12 144 145 Spruce, blue Average 8 145 146 Spruce, blue Average 11 146 147 Spruce, blue Average 12 147 148 Spruce, blue Average 14 148 149 X Boxelder Good 8 149 150 Spruce, blue Average 12 150 EXHIBIT H EXHIBIT I EXHIBIT J 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA HIGHVIEW RIDGE VARIANCE FINDINGS OF FACT AND RECOMMENDATION On November 4, 2021 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Youngfield Homes, Inc. for a variance for lot depth and rear buffer yard setback for Lots 1-4, Block 1, Highview Ridge. The Planning Commission conducted a public hearing on the proposed variance 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 property is zoned RS-4, Single Family Residential District. 2. The property is located in Planning District No. 5 of the Comprehensive Plan which guides the property for low/medium density residential land uses. 3. The legal description of the property is attached as Exhibit A. 4. Section 11-6-5 of the Zoning Ordinance requires that certain criteria be met in consideration of a variance request. The criteria and our findings regarding them are: a) That the variance would be consistent with the comprehensive plan. FINDING: The variance would not alter the low/medium density residential character of the neighborhood. b) That the variance would be in harmony with the general purpose and intent of the Zoning Ordinance. FINDING: The low/medium residential land use of the property as guided in the 2040 Land Use Plan would not change, and the variances for the four lots would not intensify the proposed use of the lots. c) That the plight of the landowner is due to circumstances unique to the property not created by the landowner. FINDING: The location of the right of way for Hidden Creek Trail was approved as part of a planned unit development (PUD) on an adjacent property that created the need for this variance and it was not created by the applicant. d) That the purpose of the variance is not exclusively for economic considerations. 2 FINDING: The variance is required because of the approvals on an adjacent parcel as part of a planned unit development (PUD) and are not the result of actions by the applicant. e) That the granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. FINDING: Granting of the variance as proposed would not alter the character of the single family residential neighborhood. f) That the requested variance is the minimum action required to eliminate the practical difficulty. FINDING: The request is the minimum request available to the applicant given the location of the existing right of way. g) Variances may not be approved for any use that is not allowed under this section for property in the zone where the affected person’s land is located. FINDING: The proposed single-family homes are a permitted use in the RS-4 District. 5. The planning report dated October 18 , 2021 a nd prepared by Associate Planner Kris Jenson is incorporated herein. RECOMMENDTION The Planning Commission recommends that the City Council approve the lot depth and rear buffer yard setback variance conditioned on compliance with the planning report dated October 18, 2021 prepared by Associate Planner Kris Jenson. DATED: November 4, 2021 CITY OF LAKEVILLE BY: ________________________ Jeff Witte, Chair 3 EXHIBIT A That part of the West half of Southwest Quarter of Section 9, Township 114 North, Range 20 West, Dakota County, Minnesota, described as follows: Beginning at the Southwest corner of the West half of the Southwest Quarter of said section; thence North 1 degree 12 minutes 00 seconds West, along the West line thereof, 704.40 feet, thence North 73 degrees 02 minutes 00 seconds East, 251.90 feet, thence North 1 degree 12 minutes 00 seconds West 44.45 feet; thence North 72 degrees 50 minutes 47 seconds East 1125.30 feet to a point on the East line of the West half of the Southwest Quarter of said section; thence South 1 degree 13 minutes 13 seconds East, along said East line thereof, 1140.54 feet to the Southeast corner of the West half of the Southwest Quarter of said section; thence South 89 degrees 24 minutes 10 seconds West, along the South line of the West half of the Southwest Quarter of said section, 1324.85 feet to the point of beginning, EXCEPTING THEREFROM that portion heretofore conveyed by warranty deed to Ramsey County, Minnesota, dated June 3, 1924 and recorded November 4, 1924 in Book 172 of Deeds, page 296 and described as follows: Beginning at the Southwest corner of said Section 9; thence North 1 degree 12 minutes 00 seconds West, along the West line of said section; 704.4 feet; thence North 73 degrees 02 minutes East, 251.9 feet; thence Southwesterly following a curve left (whose radius is 254.94 feet and with a central angle of 74 degrees 14 minutes, 325 feet; thence South 1 degree 12 minutes East 524.94 feet; thence West 33 feet to the point of beginning. And also EXCEPTING from the above described property that part lying westerly and northerly of the following described line, said line being the easterly and southerly boundary of Parcels 7 and 7A, DAKOTA COUNTY ROAD RIGHT OF WAY MAP NO. 346, according to the recorded map thereof: Commencing at the Southwest corner of the Southwest Quarter of the Southwest Quarter of Section 9, Township 114 North, Range 20 West, Dakota County, Minnesota; thence North 89 degreed 54 minutes 05 seconds East, assumed bearing along the south line of said Southwest Quarter of the Southwest Quarter of Section 9 a distance of 65.72 feet to the point of beginning of the line to be described; thence North 05 degrees 43 minutes 37 seconds East a distance of 234.77 feet; thence northerly a distance of 76.03 feet along a tangential curve concave to the west having a radius of 1089.50 feet and a central angle 03 degrees 59 minutes 53 seconds; thence northeasterly a distance of 661.67 feet along a non-tangential curve concave to the southeast having a radius of 923.44 feet and a central angle of 41 degrees 03 minutes 13 seconds, the chord of said curve bears North 38 degrees 21 minutes 29 seconds East; thence northeasterly a distance of 107.98 feet along a non-tangential curve concave to the southeast having a radius of 1448.00 feet and a central angle of 04 degrees 16 minutes 22 seconds, the chord of said curve bears North 71 degrees 08 minutes 38 seconds East; thence North 73 degrees 17 minutes 42 seconds East tangent to said curve a distance of 740.99 feet to the east line of said Southwest Quarter of the Southwest Quarter and said line there terminating. City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Associate Planner 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 Daryl Morey, Planning Director Date: October 18, 2021 Subject: Highview Ridge • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review BBAACCKKGGRROOUUNNDD Youngfield Homes, Inc. has submitted a preliminary plat and variance application for a subdivision named Highview Ridge. The proposed subdivision is located east of and adjacent to Highview Avenue and south of and adjacent to Dodd Boulevard (CSAH 9). The parent parcel consists of a metes and bounds parcel (PID No. 220090052014), zoned RS-4 (Single Family Residential). The preliminary plat consists of sixty-one (61) single-family lots within five (5) blocks, and three (3) outlots on 23.59 acres. The outlots created with the preliminary plat shall have the following uses: Outlot A: Trail Connection; to be deeded to the City (0.08 acres) Outlot B: Stormwater Management Basin; to be deeded to the City (2.06 acres) Outlot C: Stormwater Management Basin; to be deed to the City (1.41 acres) HHIIGGHHVVIIEEWW RRIIDDGGEE –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBB EERR 1188,, 22002211 PPAAGGEE 22 OOFF 66 The proposed development will be completed by: Developer: Youngfield Homes, Inc. Engineer/Surveyor: Paramount Engineering/Bohlen Surveying & Associates SSIITTEE CCOONNDDIITTIIOONNSS The Highview Ridge site is vacant agricultural land containing a narrow wetland draw in the southwest corner of the parcel and a wooded area along the south property line extending from the preserve area in Outlot A, Pinnacle Reserve at Avonlea. The parent parcel is bisected by a ridge through the center, where the parcel is split into two watersheds to the northeast and southeast. EEAASSEEMMEENNTTSS There are no existing easements on the parent parcel. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Dodd Boulevard (CSAH 9) Highview Ridge is located south of and adjacent to Dodd Boulevard, a minor arterial County highway, as identified in the City’s Transportation Plan. Dodd Boulevard is currently constructed as a four-lane divided urban roadway with a trail along the north side of the roadway. The trail along the south side of Dodd Boulevard adjacent to the parent parcel will be constructed with CP 23-04. 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. The City and County acquired the necessary right-of-way with City Project 09-07. No additional right-of-way dedication is required with the preliminary plat. The preliminary plat was reviewed by the Dakota County Plat Commission at their September 1, 2021 meeting. Highview Avenue Highview Ridge is located east of and adjacent to Highview Avenue, a major collector, as identified in the City’s Transportation Plan. Highview Avenue is currently constructed as a two-lane divided urban roadway along the majority of the parent parcel which transitions to a 2-lane undivided rural roadway to the south. A trail will be constructed in 2022 along the east side of Highview Avenue adjacent to the parent parcel with the Pinnacle Reserve at Avonlea 4th Addition development improvements. The Developer shall reimburse the City it’s 5/8 share of the trail to be constructed adjacent to the parent parcel with the final plat. No additional right-of-way dedication is required with the preliminary plat. A variance is required for Lots 1-4, Block 1, due to the lot depth not meeting the 150-ft minimum requirement adjacent to Highview Avenue. The variance is required as the adjacent lots in Pinnacle Reserve at Avonlea 4th Addition included a reduced buffer yard lot depth as approved through the PUD. Given the roadway extension of Hidden Creek Trail from the Pinnacle Reserve PUD subdivision to the south does not allow for the necessary lot depth, City staff supports the variance. HHIIGGHHVVIIEEWW RRIIDDGGEE –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBB EERR 1188,, 22002211 PPAAGGEE 33 OOFF 66 Hidden Creek Trail Development of Highview Ridge includes the construction and extension of Hidden Creek Trail a local street. Hidden Creek Trail is designed as 32-foot wide urban roadway with a 5-foot sidewalk along one side of the street. The Developer shall remove the temporary cul-de-sac for the roadway extension and rest ore the temporary easement areas with the final plat improvements. The Developer is dedicating the necessary right-of-way. Headwaters Drive Development of Highview Ridge includes the construction and extension of Headwaters Drive a local street. Headwaters Drive is designed as 32-foot wide urban roadway with 5-foot sidewalk along the north side of the street. The Developer is dedicating the necessary right- of-way. Hidden Creek Court Development of Highview Ridge includes the construction of Hidden Creek Court a local cul- de-sac roadway. Hidden Creek Court is designed as 32-foot wide urban roadways within 60- feet of right-of-way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction will be determined with each phase of construction. Access to the existing adjacent local roadways shall be limited as much as feasible for the development construction. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcel and shall be satisfied through a cash contribution with the final plat. Development of Highview Ridge includes the construction of public trails and sidewalks. 5- foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of all local streets except for the Hidden Creek Court cul-de-sac. The Developer shall construct a bituminous trail within Outlot A connecting to the planned trail system along the south side of Dodd Boulevard. The City will reimburse the Developer 100% of the costs of the trail construction, excluding grading and restoration, with the final plat. The Developer shall reimburse the City with the final plat for its 5/8 share of the costs of the trail along Highview Avenue adjacent to the parent parcel to be constructed with Pinnacle Reserve at Avonlea 4th Addition. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Highview Ridge is located within subdistricts NC-20155 and NC-20170 of the North Creek sanitary sewer district as identified in the City’s Sewer Plan. HHIIGGHHVVIIEEWW RRIIDDGGEE –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBB EERR 1188,, 22002211 PPAAGGEE 44 OOFF 66 Development of Highview Ridge includes the extension of sanitary sewer under construction with the Pinnacle Reserve at Avonlea 4th Addition and Summers Creek 2nd Addition improvements. The wastewater from the development will be conveyed via existing trunk sanitary sewer to the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment Facility. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall be paid with the final plat . The fee will be based on the current rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN Development of Highview Ridge includes the extension of public watermain. Watermain will be extended within the development to provide water service to the subdivision. OOVVEERRHHEEAADD LLIINNEESS There are no overhead lines on or adjacent to the parent parcel. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Highview Ridge is located within subdistricts FO-037 and FO-038 of the Farmington Outlet stormwater district as identified in the City’s Water Resources Management Plan. Development of Highview Ridge includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The basins will provide water quality treatment and rate control of the stormwater runoff generated from the subdivision. Due to the high elevation of groundwater and in-situ clay soils, infiltration is not feasible in the majority of the development. The stormwater management basins will be located within Outlots B and C which will be deeded to the City with the final plat. The stormwater basin designs include an aquatic safety bench and shall include a skimming device designed for the 10-year event, 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. Highview Ridge 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. HHIIGGHHVVIIEEWW RRIIDDGGEE –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBB EERR 1188,, 22002211 PPAAGGEE 55 OOFF 66 SSTTOORRMM SSEEWWEERR Development of Highview Ridge 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 Outlots B and C. Draintile construction is required in areas of non-granular soils within Highview Ridge for the street sub-cuts and lots. Any addit ional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has n ot been collected on the parent parcel and must be paid with the Highview Ridge final plat. The Developer will receive a credit with the final plat for deeding to the City Outlot A. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS Dodd Boulevard is a minor arterial roadway and Highview Avenue is a major collector 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 Dodd Boulevard and Highview Avenue consistent with the Zoning Ordinance. 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 Highview Ridge 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. WETLANDS The wetland delineation for the site was approved on June 23, 2021. The wetland delineation was completed by Midwest Natural Resources. The wetland delineation identified one wetland on the site totaling 0.163 acres. Based on the information provided in the report dated 6/12/2021 and site visit by BWSR and 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 send out for review and comment to local, state and federal agencies. The replacement plan identifies a total of 0.163 acres of wetland impact s. No adverse comments were received during the comment period. The wetland replacement plan was approved on 9/17/2021. The Developer is in the process of purchasing the required 0.3261 acres of wetland banking credits. HHIIGGHHVVIIEEWW RRIIDDGGEE –– PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBB EERR 1188,, 22002211 PPAAGGEE 66 OOFF 66 TREE PRESERVATION The plan identifies 150 total trees on site and proposes to save 65 trees (43%). Prior to removals the tree protection or silt fence line must be staked 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. EROSION CONTROL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. The Developer must obtain permit coverage prior to construction. 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. A management plan including a schedule for maintenance must be submitted to the City for review once seeding is completed. 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, variance, grading and erosion control plan, utility plan and tree preservation plan for Highview Ridge, subject to the requirements and stipulations within this report.