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HomeMy WebLinkAboutItem 07 Voyageur FarmsCity of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: May 11, 2022 Subject: Packet Material for the May 19, 2022 Planning Commission Meeting Agenda Item: Voyageur Farms preliminary plat and Zoning Map amendment. Action Deadline: June 15, 2022 BACKGROUND U.S. Home, LLC, d/b/a Lennar, has applied for a preliminary plat and rezoning to allow the development of 154 detached townhome lots on 62.32 acres to be known as Voyageur Farms. The Voyageur Farms preliminary plat is located east of Cedar Avenue (CSAH 23) and north of the future extension of 185th Street (future CSAH 60) The Voyageur Farms preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, and the Parks, Recreation and Natural Resources Committee. EXHIBITS A. Aerial Map B. Existing and Proposed Zoning Map C. Existing Conditions D. Preliminary Phasing Plan E. Preliminary Plat F. Overall Preliminary Grading and Drainage Plan G. Preliminary Grading and Drainage Plans (4 pages) H. Preliminary Wetland Plan I. Preliminary Floodplain Exhibit J. Preliminary Tree Preservation Plan K. Preliminary Overall Sanitary Sewer and Watermain Plan L. Preliminary Overall Storm Sewer Plan 2 M. Landscape Plan (4 pages) N. Landscape Details O. Typical Foundation Planting Plan P. Plat Commission Letter PLANNING ANALYSIS ZONING MAP AMENDMENT The west half of the Voyageur Farms parent parcel is currently zoned RM-2, Medium Density Residential District while the east half is zoned RST-2, Single and Two Family Residential District (Exhibit B). The developer has applied to amend the Zoning Map for the area zoned RM-2 to RST-2, so that the entire parcel has the same zoning designation. The 2040 Comprehensive Land Use Plan shows the west half guided MDR, Medium Density Residential while the east half is guided L/MDR, Low/Medium Density Residential. Both designations have a minimum density of 4.0 units/acre, which the site meets. Because the overall development meets the minimum density, Staff did not recommend an amendment to the Land Use Map. PRELIMINARY PLAT Existing Conditions. The development site consists of one parcel. The use on the property has been primarily undeveloped agricultural land as well as a house, accessory structures, well, and septic, which must be removed with the development of the site (Exhibit A). Consistency with the Comprehensive Plan. The Voyageur Farms property is located in Planning District 5 of the 2040 Comprehensive Plan, which guides the subject property for medium density residential, and Low/medium density residential where city sewer is available. Adjacent Land Uses. The adjacent land uses and zoning are as follows: North – Avonlea single family and attached townhomes (PUD) East – Glacier Creek single family homes (RS-4) South – Undeveloped Agricultural land (RST-2) West – Cedar Avenue (ROW), Avonlea townhomes (PUD), stormwater/wetland complex (P/OS) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Voyageur Farms will be financed and constructed by the developer. The development costs associated with the Voyageur Farms development are not programmed in the 2022– 2026 CIP. 3 Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans. Staff review of the Voyageur Farms preliminary plat against these criteria finds that it is not a premature subdivision. Density/Average Lot Size. The Voyageur Farms preliminary plat consists of 154 single detached townhome lots on 62.32 acres. This results in a gross density of 2.47 units per acre. Excluding arterial street right-of-way, wetlands, stormwater management ponds, and future development outlots, the net density is 4.01 units per acre. DETACHED TOWNHOME DEVELOPMENT STANDARDS Lot Requirements. The following minimum requirements for detached townhome building setbacks in the RST-2 District pertain to the Voyageur Farms preliminary plat: Base Lot Between Buildings (Detached Units) Front Yard (to ROW) RST-2 30 feet 14 feet 20 feet (front) 25 feet (garage) The proposed unit lots shown on the Voyageur Farms preliminary plat have sufficient area to accommodate detached townhome units. A homeowner’s association will be required to be established for ownership and maintenance of the following common lots: • Lot 16, Block 1 • Lot 24, Block 2 • Lot 48, Block 3 • Lot 22, Block 4 • Lot 21, Block 5 • Lot 17, Block 6 The RST-2 District requires at least 5,000 square feet per unit. The Voyageur Farms Preliminary plat has an average of just over 10,800 square feet per unit for the detached townhomes area, which exceeds the minimum lot area per unit requirements of the RST- 2 District. Exterior Materials. Each unit must meet the requirements of Section 11-57-19.B.3, which requires that a minimum of 25% of the area of each elevation of the unit must have an exterior finish of brick, stucco, and/or natural or artificial stone. Except for brick, stucco, and/or natural or artificial stone, no single elevation may have more than 75% of one type 4 of finish or have more than 60% of all elevations of one type of finish. The City has deemed the use of cement fiberboard material as satisfying the minimum masonry material requirement and is therefore also allowed to exceed the maximum area limit for non-masonry materials. Floor Area. The developer must submit dimensioned floor plans for the detached townhome units to verify compliance with the minimum requirements for above grade floor area established by Section 11-17-13D of the Zoning Ordinance. Garage Area. The proposed detached townhome units are proposed to be a mix of slab on grade and look out/walk out units. The minimum interior area of a garage in a slab on grade unit must be at least 540 square feet and those units with a basement must have a minimum interior garage area of at least 440 square feet. All garages must have a minimum interior width of 20 feet. Landscaping. A variety of overstory trees are proposed in the front yard area of the units and the remainder of the common open space is proposed to be landscaped with a mix of overstory and evergreen trees. Each detached townhome unit must provide landscaping at the immediate perimeter of the unit. Exhibit N shows two typical foundation planting plans for the proposed units. All landscaped areas, including common open space and public right of way, must have an inground irrigation system with an automatic controller. With the final plat, the Developer must provide information that the landscaping of the detached townhome units meets the requirements of Section 11-58- 21K. Residential Buffer Yard Requirements. Buffer yard plantings are proposed along Cedar Avenue and 185th Street in the Voyageur Farms preliminary plat. Dodd Boulevard is classified as a minor arterial in the Comprehensive Transportation Plan. Both streets are classified as minor arterial roadways in the City’s Transportation Plan and as such the unit lots have a 50 foot setback from the right of way of these streets. The buffer yard screening must provide an effective minimal visual screen to a height of 10 feet. The buffer yard landscape plan includes the installation of a variety of overstory and evergreen trees, as well as shrubs to provide a visual buffer (Exhibit M). Outlots. There are four outlots totaling 18.57 acres in the Voyageur Farms preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 13.21 acre outlot consisting of a wetland, buffers, VRWJPO Connector and floodplain storage to be deeded to the City with the final plat. Outlot B – 2.11 acre outlot that will be deeded to the City with the final plat for park purposes. Outlot C – 0.34 acre outlot consisting of a temporary stormwater management basin that will be retained by the Developer. 5 Outlot D – 2.91 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Signs. No subdivision identification monument signs are proposed with the Voyageur Farms preliminary plat. Streets. The following is a summary of streets proposed with the Voyageur Farms preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated May 11, 2022. Cedar Avenue (CSAH 23) is located along the west plat boundary. The Developer will dedicate 3.73 acres of right of way for Cedar Avenue, which is currently covered by a highway easement. A right in/right out access will be constructed at 183rd Street and a full access intersection at 185th Street. See the May 11, 2022 Engineering memo for more information. 185th Street (Future CSAH 60) will be constructed along the south side of the proposed development, with the Developer dedicating 75 feet of north half right of way. 185th Street will be constructed to the intersection with Street E in the first phase of development. The City will partner with Dakota County to acquire the necessary south half right of way. See the May 11, 2022 Engineering Memo for additional information. 183rd Street (Street A) provides a right in/right out access from Cedar Avenue that runs along the north and east side of the development and connects with Street B. Street A is a 32-foot wide street within a 60-foot-wide right of way and is shown with five foot wide concrete sidewalks on one side of the street. Street B extends west from the proposed 184th Street in Glacier Creek 5th Addition, the final plat of which is currently being reviewed by City Staff. Street B moves west along the south side of the development before turning north along the west side of the property and connecting to 183rd Street (Street A). Street B is a 32-foot-wide street within a 60- foot-wide right of way and is shown with five-foot-wide concrete sidewalks on one side of the street. Streets C and D will each be a 32-foot-wide local residential street within a 60-foot wide right of way. There will be a five-foot-wide sidewalk located on one side of both streets. Glanshaw Avenue is an existing local street within the Avonlea development to the north which currently ends in a temporary cul-de-sac. It will be extended south to end in a permanent cul-de-sac constructed by the Developer. All streets meet the minimum width and design requirements of the Subdivision Ordinance. Phasing. Voyageur Farms is planned to be developed in three phases. The first phase provides connections to Cedar Avenue at 183rd Street (Street A) and 185th Street at Street E. The second phase includes the construction of Street C, providing a connection from 6 Street A to Street B while the third and final phase provides the connection to 184th Street within the Glacier Creek development. The phasing plan is shown on Exhibit D. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Voyageur Farms preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the May 11, 2022 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. A tree preservation plan (Exhibit J) was submitted by the developer. There are 159 significant trees located within the Voyageur Farms preliminary plat boundaries. The tree preservation plan proposes to save 34 (21.3%) of the significant trees on site. The site includes a variety of trees including Siberian Elm, Box Elder, Scotch Pine, and Green Ash. Mac Cafferty, Environmental Resources Manager has reviewed the tree preservation plan. His comments are included in the May 11, 2022 engineering report. Wetlands. A wetland delineation has been completed and the area outlined in the report has been determined to be acceptable. There are 0.12 acres of wetland impacts for a road connection to Cedar Avenue proposed with this development. Mac Cafferty has reviewed the wetland delineation report. His comments are included in the May 11, 2022 engineering report. Park Dedication. The City’s 2015 Parks, Trails, and Open Space Plan indicates that a neighborhood park should be included in the area bounded by 179th Street to the north, Cedar Avenue to the west, 185th Street to the south, and the municipal boundary with the City if Farmington to the east. Staff determined that a site along the VRWJPO principal water corridor to be the preferred location for the park to serve this area. The park dedication requirement would be satisfied though a combination of land dedication and cash contribution. Outlot B is 2.11 acres and is proposed to be deeded to the City for park purposes. Park dedication requirement has not been collected on this parcel and will be required to be paid at the time of final plat. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their May 10, 2022 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. Sidewalks/Trails. The developer will construct five-foot-wide concrete sidewalks along one side of all streets in the development and bituminous trails will be constructed along the north side of 185th Street and the east side of Cedar Avenue. In addition, the City’s 2015 Parks, Trail and Open Space Plan identifies a community greenway corridor that will connect the future trail along Cedar Avenue with the trails in the Glacier Creek development, as well as a connection to the Glanshaw Avenue cul-de-sac and across the creek to 183rd Street (Street A). 7 MUSA. The Voyageur Farms preliminary plat area is located within the current MUSA. Plat Commission. The Dakota County Plat Commission reviewed and approved the preliminary plat at their March 2, 2022 meeting. The Plat Commission letter is included as Exhibit P. RECOMMENDATION Planning Department staff recommends approval of the Voyageur Farms preliminary plat and Zoning Map amendment, subject to the following stipulations: 1. Implementation of the recommendations listed in the May 11, 2022 engineering report. 2. Park dedication shall be satisfied with a combination of land dedication and cash contribution paid with the final plat for each development phase. 3. The developer shall construct five-foot-wide concrete sidewalks on one side of each street as shown on the preliminary plat plans. The developer shall construct a bituminous trail along the east side of Cedar Avenue, the north side of 185th Street, and through Outlot A as shown on the plans. 4. Outlots A, B, and D shall be deeded to the City with the final plat. 5. Buffer yard landscaping shall be installed according to the approved landscape plan. A security for the buffer yard landscaping shall be submitted with the final plat. 6. The existing house, accessory structures, fence, well, and septic system must be removed with the development of this property. 7. A homeowner’s association must be established for ownership and maintenance of the following lots: • Lot 16, Block 1 • Lot 24, Block 2 • Lot 48, Block 3 • Lot 22, Block 4 • Lot 21, Block 5 • Lot 17, Block 6 8. Detached townhomes must meet the exterior materials requirements of Section 11-57-19.B.3 of the Zoning Ordinance. 9. The developer must submit dimensioned floor plans for the detached townhome units to verify compliance with the minimum requirements for above grade floor area established by Section 11-17-13D of the Zoning Ordinance. 8 10. Each detached townhome unit shall include an attached garage meeting the minimum width and area requirements of Section 11-57-19.C of the Zoning Ordinance. 11. The developer shall provide details to verify compliance with the landscape requirements of Section 11-57-19.G of the Zoning Ordinance. Findings of fact for the rezoning is attached to this report. Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community City of Lakeville Site Location Map Voyageur Farms Pre Plat & Rezoning EXHIBIT A 179TH ST (FUTURE CSAH 9) 181ST ST GLACIER WAY181ST ST City of FarmingtonCEDAR AVE (CSAH 23)Voyageur Farms Preliminary Plat area 183RD ST 183RD ST 185TH ST P/OS P/OS P/OS P/OS PUD PUD PUD RST-2 RST-2RM-2 RM-3 RM-1 M-2 RS-4 181ST ST 183RD ST GLACIER WAYCEDAR AVE (CSAH 23)185TH ST (FUTURE CSAH 60) P/OS P/OS P/OS P/OS PUD PUD PUD RST-2 RST-2 RM-3 RM-1 M-2 RS-4 181ST ST 183RD ST GLACIER WAYCEDAR AVE (CSAH 23)185TH ST (FUTURE CSAH 60) Voyageur Farms plat area Voyageur Farms plat area City of Farmington City of Farmington City of Lakeville Zoning Map Amend. Voyageur Farms Proposed Zoning EXHIBIT A Existing Zoning SB-1 EXHIBIT C SB-1 SB-2 SB-3 SB-4 SB-5 SB-6 SB-7 SB-8 SB-9 SB-10 EXHIBIT D TRACT A:That part of the Westerly 1,650.35 feet of the Northwest Quarter of Section15, Township 114, Range 20, Dakota County, Minnesota lying Southerly of theNorth 1,013.61 feet thereof.TRACT B:That part of the said Northwest Quarter lying Southerly of the North 1,031.61feet thereof of the following described parcel:Beginning at the Southeast corner of the West 1,650.35 feet of saidNorthwest Quarter (hereinafter the "point of beginning"); thence proceedingNorth on the East line of said West 1,650.35 feet of said Northwest Quarter adistance of 1,846.86 feet; thence proceeding Southeasterly to a point on theSouth line of said Northwest Quarter lying 31.94 feet East of the point ofbeginning; thence proceeding West along said South line of said NorthwestQuarter a distance of 31.94 feet to the point of beginning.PROPERTY DESCRIPTION2999 WEST C.R. 42, SUITE 100, BURNSVILLE, MN 55306 PHONE: 952.890.6044 www.jrhinc.com PLANNERS / ENGINEERS / SURVEYORS VOYAGEUR FARMS LAKEVILLE, MINNESOTA PRELIMINARY PLAT FOR LENNAR'RAWN BY'ATEREVISIONSPLM12/3/2021CA' FILE23588pp.dwgPRO-ECT NO.235882.0James R. Hill, Inc. 16305 36TH AVE N #400, PLYMOUTH, MN 55446*DRAINAGE AND UTILITY SHALL BE DEDICATED OVER ALL COMMON LOTS*(LOT 16, BLOCK 1; LOT 24, BLOCK 2; LOT 48, BLOCK 3; LOT 22, BLOCK 4;LOT 21, BLOCK 5; LOT 17, BLOCK 6; LOT 13, BLOCK 7)A. 1/5/22: City commentsEXHIBIT E SB-1 SB-2 SB-3 SB-4 SB-5 SB-6 SB-7 SB-8 SB-9 SB-10 SB-1 G RWO EXHIBIT F SB-1 SB-2 SB-3 SB-4 SB-5 EXHIBIT G SB-1 SB-2 SB-3 SB-4 SB-5 SB-5 SB-6 SB-7 SB-9 SB-10 SB-4 SB-5 SB-7 SB-8 SB-9 SB-10 SB-1 SB-2 SB-3 SB-4 SB-5 SB-6 SB-7 SB-8 SB-9 SB-10 EXHIBIT H SB-1 SB-2 SB-3 SB-4 SB-5 SB-6 SB-7 SB-8 SB-9 SB-10 EXHIBIT I SB-1 SB-2 SB-3 SB-4 SB-5 SB-6 SB-7 SB-8 SB-9 SB-10 TagNo.DBH Common Name Scientific Name Notes Save 1526 10 Siberian Elm Ulmus pumila 1527 10,10 Siberian Elm Ulmus pumila 1528 17 Siberian Elm Ulmus pumila 1529 9 Siberian Elm Ulmus pumila 1530 19,17 Siberian Elm Ulmus pumila 1531 30 Siberian Elm Ulmus pumila 1532 24 Siberian Elm Ulmus pumila 1533 19,16,7 Siberian Elm Ulmus pumila 1534 22,20 Box Elder Acer negundo 1535 9 Siberian Elm Ulmus pumila 1536 6 White Spruce Picea glauca 1537 33 Siberian Elm Ulmus pumila 1538 16 Sugar Maple Acer saccharum 1539 23 Norway Maple Acer platanoides major split along trunk 1540 24 Norway Maple Acer platanoides 1541 20 Colorado BlueSpruce Picea pungens 1542 16 Crabapple Malus sp. 1543 22 Box Elder Acer negundo 1544 12 Box Elder Acer negundo X 1545 11 Box Elder Acer negundo X 1546 18,13 Box Elder Acer negundo X 1547 13 Green Ash Fraxinus pennsylvanica X 1548 8 Siberian Elm Ulmus pumila X 1549 7 Box Elder Acer negundo X 1550 9 Box Elder Acer negundo X 1551 8,6,6 Box Elder Acer negundo X 1552 11,9 Box Elder Acer negundo 1553 8 Box Elder Acer negundo 1554 14 Box Elder Acer negundo 1555 10,9,6 Box Elder Acer negundo X 1556 14 Green Ash Fraxinus pennsylvanica X 1557 9 Box Elder Acer negundo X 1558 7 Box Elder Acer negundo X 1559 6 Green Ash Fraxinus pennsylvanica X 1560 8 Box Elder Acer negundo X 1561 9 Box Elder Acer negundo X 1562 14 Siberian Elm Ulmus pumila X 1563 9 Box Elder Acer negundo X 1564 10 Siberian Elm Ulmus pumila X 1565 9 Box Elder Acer negundo X 1566 8 Box Elder Acer negundo X 1567 11 Siberian Elm Ulmus pumila X 1568 18 Siberian Elm Ulmus pumila X 1569 8 Siberian Elm Ulmus pumila 1570 12 Siberian Elm Ulmus pumila X 1571 16 Autumn Blaze Maple Acer x freemanii 1572 14 White Spruce Picea glauca 1573 19 Box Elder Acer negundo 1574 7 Box Elder Acer negundo 1575 16 Box Elder Acer negundo 1576 22 Siberian Elm Ulmus pumila 1577 9 Box Elder Acer negundo 1578 21 Siberian Elm Ulmus pumila 1579 18 Box Elder Acer negundo major decay along trunk 1580 16 Box Elder Acer negundo 1581 23 Siberian Elm Ulmus pumila 1582 6 Black Walnut Juglans nigra 1583 14 Box Elder Acer negundo 1584 17 Siberian Elm Ulmus pumila 1585 24 Siberian Elm Ulmus pumila 1586 12 Box Elder Acer negundo 1587 18 Box Elder Acer negundo 1588 17 Box Elder Acer negundo 1589 8 Mulberry Morus sp. 1590 28 Siberian Elm Ulmus pumila 1591 28 Box Elder Acer negundo 1592 21 Siberian Elm Ulmus pumila 1593 8,6,6 Box Elder Acer negundo 1594 11 Box Elder Acer negundo 1595 9 Box Elder Acer negundo 1596 9,9,7,6 White Cedar Thuja occidentalis 1597 10 Scotch Pine Pinus slyvestris 1598 12 Scotch Pine Pinus slyvestris 1599 14 Scotch Pine Pinus slyvestris 1600 8 Scotch Pine Pinus slyvestris 1601 11 Scotch Pine Pinus slyvestris 1602 9 Scotch Pine Pinus slyvestris 1603 7 Scotch Pine Pinus slyvestris 1604 10 Scotch Pine Pinus slyvestris 1605 15 Scotch Pine Pinus slyvestris 1606 6 Scotch Pine Pinus slyvestris 1607 8 Scotch Pine Pinus slyvestris 1608 8 Scotch Pine Pinus slyvestris 1609 7 Scotch Pine Pinus slyvestris 1610 9 Scotch Pine Pinus slyvestris 1611 10 Scotch Pine Pinus slyvestris 1612 14 Scotch Pine Pinus slyvestris 1613 17 Honey Locust Gleditsia triacanthosinermis 1614 23 Green Ash Fraxinus pennsylvanica 1615 19 Green Ash Fraxinus pennsylvanica TagNo.DBH Common Name Scientific Name Notes Save 1616 24 American Elm Ulmus americana 1617 23 Box Elder Acer negundo 1618 16 Scotch Pine Pinus slyvestris X 1619 11 Scotch Pine Pinus slyvestris X 1620 17 Scotch Pine Pinus slyvestris X 1621 16 Scotch Pine Pinus slyvestris X 1622 16 Green Ash Fraxinus pennsylvanica emerald ash borer 1623 15,10 Green Ash Fraxinus pennsylvanica emerald ash borer X 1624 20 Green Ash Fraxinus pennsylvanica emerald ash borer X 1625 10 Green Ash Fraxinus pennsylvanica emerald ash borer 1626 10 Green Ash Fraxinus pennsylvanica emerald ash borer X 1627 18,13 Green Ash Fraxinus pennsylvanica emerald ash borer 1628 8 Green Ash Fraxinus pennsylvanica emerald ash borer X 1629 18 Green Ash Fraxinus pennsylvanica emerald ash borer X 1630 22 Green Ash Fraxinus pennsylvanica emerald ash borer X 1631 14 Green Ash Fraxinus pennsylvanica emerald ash borer X 1632 16 Green Ash Fraxinus pennsylvanica X 1633 22 Green Ash Fraxinus pennsylvanica emerald ash borer 1634 11 Green Ash Fraxinus pennsylvanica emerald ash borer X 1635 7 Box Elder Acer negundo 1636 11 Box Elder Acer negundo 1637 9 Green Ash Fraxinus pennsylvanica emerald ash borer 1638 13 Box Elder Acer negundo 1639 8 Box Elder Acer negundo 1640 16 Siberian Elm Ulmus pumila X 1641 21,19,16 Box Elder Acer negundo 1642 18 Colorado BlueSpruce Picea pungens X 1643 20,18 Siberian Elm Ulmus pumila X 1644 12 Colorado BlueSpruce Picea pungens 1645 14 Crabapple Malus sp. 1646 21 Black Walnut Juglans nigra 1647 20 Black Walnut Juglans nigra 1648 14 White Spruce Picea glauca 1649 11 White Spruce Picea glauca 1650 10 White Spruce Picea glauca 1651 10 White Spruce Picea glauca 1652 16 Autumn BlazeMaple Acer x freemanii 1653 15 Autumn Blaze Maple Acer x freemanii 1654 16 Colorado BlueSpruce Picea pungens 1655 19 Colorado BlueSpruce Picea pungens 1656 17 Colorado BlueSpruce Picea pungens X 1657 16 Colorado BlueSpruce Picea pungens X 1658 17 Colorado BlueSpruce Picea pungens X 1659 16 Colorado BlueSpruce Picea pungens X 9961 7 Box Elder Acer negundo 9962 7 Willow Salix sp.X 9963 9,6 Willow Salix sp.X 9964 10 Cottonwood Populus deltoides X 9965 10 Cottonwood Populus deltoides X 9966 12 Cottonwood Populus deltoides X 9967 18 Siberian Elm Ulmus pumila 9968 38 Siberian Elm Ulmus pumila 9969 23 Siberian Elm Ulmus pumila 9970 20 Siberian Elm Ulmus pumila 9971 25 Siberian Elm Ulmus pumila 9972 22 Siberian Elm Ulmus pumila 9973 16 Siberian Elm Ulmus pumila 9974 9 Siberian Elm Ulmus pumila 9975 17 Siberian Elm Ulmus pumila 9976 14 Siberian Elm Ulmus pumila 9977 21,18 Siberian Elm Ulmus pumila 9978 18 Siberian Elm Ulmus pumila 9979 24 Siberian Elm Ulmus pumila 9980 22 Siberian Elm Ulmus pumila 9981 14 Siberian Elm Ulmus pumila 9982 6 Siberian Elm Ulmus pumila 9983 17 Siberian Elm Ulmus pumila 9984 9 Siberian Elm Ulmus pumila 9985 9 Siberian Elm Ulmus pumila 9986 12 Siberian Elm Ulmus pumila 9987 25 Siberian Elm Ulmus pumila major decay at base 9988 7 Siberian Elm Ulmus pumila 9989 14 Siberian Elm Ulmus pumila 9990 10 Siberian Elm Ulmus pumila 9991 9 Siberian Elm Ulmus pumila 9992 15,8 Siberian Elm Ulmus pumila 9993 7 Siberian Elm Ulmus pumila 9994 11 Siberian Elm Ulmus pumila 9995 15 Siberian Elm Ulmus pumila 9996 18 Siberian Elm Ulmus pumila 9997 12 Siberian Elm Ulmus pumila 9998 10 Siberian Elm Ulmus pumila 9999 13 Siberian Elm Ulmus pumila EXHIBIT J SB-1 EXHIBIT K SB-1 EXHIBIT L EXHIBIT N garagedrivewayentrylawnlawnlawnDWARF WEEPINGSPRUCEFRONT YARD TREEDWARFHONEYSUCKLELOW JUNIPERYELLOW DAYLILYFEATHER REED GRASSgaragedrivewayentrylawnlawnlawnDWARF WEEPINGSPRUCEFRONT YARD TREEFEATHER REED GRASSDWARFHONEYSUCKLELOW JUNIPERYELLOW DAYLILYBHI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws Of the State of Minnesota. Print Name: Signature: Date: Benjamin D. Hartberg, PLA License No. 48084L1.6TYPICAL FOUNDATION PLANTING PLANS:cdg CALYX DESIGN GROUP Landscape Architecture - Planning 475 Cleveland Ave. N | Suite 101A | Saint Paul, MN 55104 telephone: 651.788.9018 internet: www.calyxdesigngroup.com PREL IM INARYSCALE IN FEET01020 1 inch = 10 feetCARLSBAD MODELROOSEVELT MODELlow juniperDWARF WEEPINGfeather reedgrassYELLOW daylilydwarf honeysucklespruceEXHIBIT O Dakota County Surveyor’s Office Western S ervice Center  14955 Galaxie Avenue  Apple Valley, MN 55124 952.891 -7087  Fax 952.891 -7127  www.co.dakota.mn.us March 4, 2022 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: VOYAGEUR FARMS The Dakota County Plat Commission met on March 2, 2022, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 23 (Cedar Ave.) and Future County Road 185th Street and is therefore subject to the Dakota County Contiguous Plat Ordinance. The development includes detached townhomes along CSAH 23 and Future CR (185th Street). The right- of-way needs along CSAH 23 are 100 feet of half right of way and 75 feet of half right of way along Future CR (185th Street). There is one access to CSAH 23 at 183rd Street West. Restricted access should be shown along all of CSAH 23 except for the one access opening at 183rd Street. There is also one access to Future CR (185th Street), located about 700 feet east of CSAH 23. This access location would be a restricted access location in the future. If 185th Street is constructed for this development, a highway easement is required on the property to the south. A quit claim deed to Dakota County for restricted access along CSAH 23 and Future CR (185th Street) is required with the recording of the plat mylars. The future access locations along CSAH 23 as determined through the Cedar Avenue Study are a full access at 185th Street, a ¾ restricted access at 183rd Street, and a ¾ restricted access at 181st Street. A trail to be constructed is shown along CSAH 23. As discussed, there are challenges with having the trail along the CSAH 23 on the north due to the existing wetlands. The plan shows the trail meandering off CSAH 23 and going around the wet land area. The County would still want a trail connection along CSAH 23 to be constructed in the future. The type of future access openings along County Roads are subject to change based upon operation, safety concerns, updated studies, or increased traffic counts. Future access allowed to any County Road has a right to an access opening but not the type of access (full, restricted) or future median requirements. The Plat Commission has approved the preliminary plat provided that the described conditions are met. The Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. Traffic volumes on CSAH 23 are 23,000 ADT and are anticipated to be 39,000 ADT by the year 2040. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. EXHIBIT P No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: Rick Osberg, James Hill Melissa Duce, Lennar 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA VOYAGEUR FARMS ZONING MAP AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On May 19, 2022, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of U.S. Home, LLC d/b/a Lennar for a Zoning Map Amendment to rezone property from RM-2, Medium Density Residential District to RST-2, Single and Two Family Residential District in conjunction with the preliminary plat of Voyageur Farms. The Planning Commission conducted a public hearing on the Zoning Map Amendment 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 located in Planning District 5 of the 2040 Comprehensive Plan, which guides the Voyageur Farms property for low/medium and medium density residential development. 2. The area of the subject site proposed to be rezoned is currently zoned RM-2, Medium Density Residential District. 3. Legal description of the property to be rezoned from RM-2 to RST-2 is attached in Exhibit A. 4. Chapter 3 of the City of Lakeville Zoning Ordinance provides that a Zoning Map amendment may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The proposed rezoning is consistent with the low/medium and medium density residential land uses for the Voyageur Farms development and District 5 recommendations identified in the 2040 Comprehensive Plan. 2 b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed detached townhomes in the Voyageur Farm preliminary plat will be compatible with the attached townhomes and single family homes to the north and east in the Avonlea and Glacier Creek developments. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The Voyageur Farm preliminary plat meets the performance standards contained in the Zoning and Subdivision ordinances. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The Voyageur Farms preliminary plat can be accommodated with the public services available to serve the subject property and will not overburden the City’s service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The traffic generated by the Voyageur Farms preliminary plat will be within the capacity of the streets that will serve this development. 5. The report dated May 11, 2022 prepared by Kris Jenson, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Zoning Map amendment conditioned upon compliance with the planning report dated May 11, 2022 prepared by Kris Jenson, Associate Planner. DATED: May 19, 2022 LAKEVILLE PLANNING COMMISSION BY: __________________________ 3 Jeff Witte, Chair Exhibit A That part of the Westerly 1,650.35 feet of the Northwest Quarter of Section 15, Township 114, Range 20, Dakota County, Minnesota lying Southerly of the North 1,013.61 feet thereof. 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: May 11, 2022 Subject: Voyageur Farms • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Tree Preservation Review • Preliminary Utility Plan Review BBAACCKKGGRROOUUNNDD U.S. Home, LLC d/b/a Lennar has submitted a preliminary plat named Voyageur Farms. The proposed subdivision is located east of and adjacent to Cedar Avenue (CSAH 23) and north of and adjacent to 185th Street (Future CSAH 60). The parent parcels consist of one metes and bounds parcel (PID No. 220150026031) zoned RM-2, Medium Density Residential and RST-2, Single and Two-Family Residential District. The Developer has submitted an application requesting to re-zone the western half of the property to RST-2 to create a development with consistent requirements across the parcel. The preliminary plat consists of one-hundred fifty-four (154) detached townhome lots, seven HOA common lots, within seven (7) blocks, and four (4) outlots on 62.32 acres. The Developer is dedicating 1.61 acres as future 185th Street (CSAH 60) right-of-way. The outlots created with the preliminary plat shall have the following use: Outlot A: Wetland, buffers, VRWJPO Principal Connector and floodplain storage; to be deeded to the City (13.21 acres) Outlot B: Future City Park; to be deeded to the City (2.11 acres) Outlot C: Temporary stormwater management basin; to be retained by the Developer (0.34 acres) VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 22 OOFF 99 Outlot D: Stormwater management basin; to be deeded to the City (2.91 acres) The proposed development will be completed by: Developer: Lennar Engineer/Surveyor: James R. Hill SSIITTEE CCOONNDDIITTIIOONNSS The Voyageur Farms site consists of undeveloped agricultural land with a Vermillion River Watershed Joint Powers Organization (VRWJPO) Principal Connector water corridor draining from the west to the east along the north portion of the property. An existing homestead, driveway, outbuildings, septic system, well, fences, and encroachments are located at the southwest corner of the property. The existing site improvements shall be removed with the final plat. The site is located within the Farmington Stormwater District with the land generally draining west to east. The site is bordered to the east by the Glacier Creek development. EEAASSEEMMEENNTTSS The following easement exists on the parent parcel that will remain with the development of the parent parcels: • Dakota County Highway Easement per Document number 1671101 as shown on the Right of Way Plat No. 233. • Dakota County Highway Easement per Document number 1750569 as shown on the Right of way Plat No. 233. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Voyageur Farms is located east of and adjacent to Cedar Avenue (CSAH 23), a future Principal arterial County highway, as identified in the City’s Transportation Plan. The Developer will dedicate 3.73 acres of right-of-way for Cedar Avenue over the area that is currently encumbered by a highway easement. The Developer includes construction of a full access intersection to Cedar Avenue at 185th Street and right-in/right-out intersection at 183rd Street. The Developer shall construct the necessary northbound right turn lanes on Cedar Avenue at the proposed access locations. The Dakota County Plat Commission reviewed and approved the preliminary plat at their March 2, 2022 meeting. The Developer shall comply with all requirements stipulated by Dakota County. 185th Street (Future CSAH 60) Voyageur Farms is located north of and adjacent to 185th Street (Future CSAH 60), a future minor arterial County highway, as identified in the City’s Transportation Plan. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a future four-lane divided urban roadway over its entire length adjacent to the plat. The Developer will be dedicating the north ½ right-of-way for 185th Street with the final plat. VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 33 OOFF 99 In order to provide a full access intersection for the development area, the City recommends construction of 185th Street from Cedar Avenue to the proposed Street E intersection with the first phase final plat. Construction of 185th Street between Cedar Avenue and Street E requires the acquisition of the south ½ right-of-way. The City, in partnership with the County, will be the lead agency for the right-of-way acquisition necessary to construct 185th Street. Construction outside of the plat boundary will not be permitted until the necessary easements are acquired and a notice to proceed is issued by the City. The Developer shall pay 100% of the costs to construct 185th Street and intersection improvements required at 185th Street and Cedar Avenue, including the northbound right turn lane. The Developer is eligible for reimbursement for costs above the standards of a City collector roadway, consistent with Dakota County Transportation policy. The City and Dakota County will enter into a Joint Powers Agreement “JPA” to provide the Developer with the County’s share of the project costs. The City is currently conducting a transportation study along the 185th Street corridor, which includes a warrant analysis at the intersection of 185th Street and Cedar Avenue. The preliminary results indicate that a traffic signal will be warranted by 2023 upon the extension of 185th Street between Dodd Boulevard and Highview Avenue. If a traffic signal is warranted, the City and County would design and install the traffic signal improvements. 185th Street will be designed as an interim two-lane undivided urban roadway with a 10-foot wide bituminous trail along the north side of the road. The ultimate construction of 185th Street is not expected for over ten year, consistent with the City’s MUSA staging. 185th Street will provide a full access for the development at Street E. The alignment and design for 185th Street must be reviewed and approved by the Dakota County Transportation Department. 183rd Street (Street A) Development of Voyageur Farms includes the construction of 183rd Street, a local roadway as identified in the City’s Transportation Plan. 183rd Street is designed as a 32-foot wide urban roadway with a sidewalk along one side of the street. The Developer is dedicating the necessary right-of-way for 183rd Street, as shown on the preliminary plat. 183rd Street will provide a connection and restricted access to Cedar Avenue. The Developer shall construct the necessary turn lanes on Cedar Avenue to serve the 183rd Street connection. Street E Development of Voyageur Farms includes the construction of Street E, a local roadway. Street E is designed as a 32-foot wide urban roadway with a sidewalk along one side of the street. Street E will provide a temporary full access at 185th Street. At the time 185th Street is reconstructed to its ultimate design, the Street E access will be converted to a restricted access, consistent with the Dakota County Access Spacing guidelines. The Developer is dedicating the necessary right of way as shown on the preliminary plat. VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 44 OOFF 99 Streets C and D Development of Voyageur Farms includes the construction of Streets C and D, both local roadways. The local roadways are designed as 32-foot-wide urban roadways with a sidewalk along one side of each street. The Developer is dedicating the necessary right-of-way. Street B Development of Voyageur Farms includes the construction of Street B, a local roadway. Street B is designed as a 32-foot-wide urban roadway with a sidewalk along one side of the street. The Developer shall extend Street B to the east plat boundary, which will connect to the proposed 184th Street roadway, which will be constructed with the Glacier Creek 5th Addition improvements in 2022. The Developer is dedicating of the necessary right-of-way. Glanshaw Avenue Development of Voyageur Farms includes the construction and extension of Glanshaw Avenue, a local roadway. Glanshaw Avenue will be extended south for the construction of a permanent cul-de-sac on the parent parcel. The Developer shall remove the existing temporary cul-de-sac and restore the driveways and easement areas following the removal of the temporary cul-de-sac. The City will reimburse the Developer $2,116.91 (escrow number 8406) for the removal of the temporary cul-de-sac. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be limited to a single access from Cedar Avenue. Construction access will not be permitted via the Glacier Creek development to the east. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcels and will be satisfied through a combination of land dedication and a cash contribution. The total park area required with the preliminary plat is 6.59 acres, which is calculated as 12% of the net area of the property (excluding arterial right-of-way and wetlands to remain) estimated as follows: Gross Area of Preliminary Plat 62.32 Acres Less 185th St Right-of-way Less Cedar Ave Right-of-way Less wetlands to remain Total Buildable Area 1.61 3.73 2.07 54.91 Acres Acres Acres Acres Land Dedication Requirement (12%) 6.59 Acres The total park area estimated to be dedicated within the preliminary plat is 2.11 acres. This land will be located within Outlot B, on which a future neighborhood park is proposed to be constructed. This satisfies an estimated 32.02% or 49.31 lots of the required park dedication VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 55 OOFF 99 for the preliminary plat. The park dedication requirement for the remaining 67.98% or 104.69 lots will be required to be paid with cash with the future phase final plats. Only area outside of wetlands, wetland buffers, VRWJPO corridors and buffers, stormwater basins, and arterial road right-of-way is to be credited or compensated for park dedication purposes. The final amount of park land to be dedicated will be calculated with the first phase final plat. Greenway Corridor Trail The City’s Parks, Trails, and Open Space Plan identifies a community greenway corridor traversing through the parent parcel, connecting to the trails along Cedar Avenue and those constructed with the Glacier Creek development. The Developer proposes to construct the greenway corridor trail with the development improvements. The trail will be constructed within Outlot A extending from Cedar Avenue to the east plat boundary connecting to Glacier Way. The greenway trail will provide a connection to the future City Park located on Outlot B. Additionally, the City is currently preparing a preliminary design for a future trail that would connect the planned greenway corridor in the development across the VRWJPO Principal Connector water corridor connecting to the trail along Cedar Avenue to the north. The Developer shall construct the trail crossing and will be reimbursed for 100% of the costs with a future phase final plat. Development of Voyageur Farms includes the construction of public trails and sidewalks. Five foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of all local streets. Bituminous trails will be constructed along the north side of 185th Street, the east side of Cedar Avenue and within Outlots A and B. The Developer will be responsible for 100% of the grading and restoration for the bituminous trails. The Developer shall receive a credit to the final plat cash fees for the City’s 3/8th share (excluding grading and restoration) of the trail construction costs, except for the trail within the greenway corridor, identified previously, the trail within Outlot B, and across the creek connecting to the existing trail along Cedar Avenue and Glanshaw Avenue to the north (100% credit). UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Voyageur Farms is located within subdistricts NC-20140 of the North Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed through sanitary sewer to the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment Facility. Development of Voyageur Farms includes the extension of public sanitary sewer. 8-inch sanitary sewer will be constructed within the subdivision and connect to existing sanitary sewer stub within Outlot A, Glacier Creek 2nd Addition. The sanitary sewer will extend within Outlot B to provide utility service for the development. The City’s Comprehensive Sewer Plan identifies the sewer downstream of the proposed 18- inch extension as an area of Potential Future Capacity Constraints. This section of sanitary sewer should be monitored for capacity as development continues upstream. A future VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 66 OOFF 99 sanitary sewer analysis may be required to determine the capacity available in the sanitary sewer downstream. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and will be required with the final plat. The fee will be based on the current rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN Development of Voyageur Farms includes the extension of public watermain. 8-inch watermain will be extended from an existing 8-inch stub within Outlot A, Glacier Creek 2nd Addition to serve the development. 12-inch watermain will be extended from an existing water stub on the east side of Cedar Avenue at 185th Street and from a proposed stub to be constructed with Glacier Creek 5th Addition along Street B, consistent with the City’s Water Plan. The Developer shall extend the 12-inch watermain within the plat along Street B connecting the trunk distribution systems. The City will credit the Developer for the oversizing of the trunk watermain adjacent to the development. The credit will be based on the cost difference between 8-inch watermain and 12-inch watermain that will be installed. The credit will be applied to the Developer’s final plat cash fees and will be based on an estimate provided by the Developer’s engineer. OOVVEERRHHEEAADD LLIINNEESS Overhead electric lines and poles serving the existing homestead are located along the eastside of Cedar Avenue and within the parent parcel. The Developer is required to remove the poles and place the utilities underground with the final plat, consistent with the City’s Public Ways and Property Ordinance. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Voyageur Farms is located within subdistricts FO-044, FO-043 of the Farmington stormwater district, as identified in the City’s Water Resources Management Plan. A Vermillion River Watershed Joint Powers Organization (VRWJPO) Principal Connector is located within the site draining from west to east. The water corridors are conveyed under Cedar Avenue via existing culverts to the east under recently constructed box culverts under Glacier Way. Localized flooding has occurred in recent years along Cedar Avenue at 183rd Street due to high-flow rainfall events. The City completed a drainage study and identified a proposed improvement to address the localized flooding, which includes installation of drainage box culverts under Cedar Avenue adjacent to the existing culverts which outlet through the parent parcel along the VRWJPO waterway. The culverts will be installed in conjunction with the Dakota County overlay of Cedar Avenue in the fall of 2022. If the Voyageur Farms final plat has not been recorded by August 15, 2022 at which time Outlot A is conveyed to the City, the Developer grant to the City temporary construction easements for the culvert installation that extend outside of the right-of-way. VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 77 OOFF 99 The Developer is proposing to fill in portions of the City designated 100-year water surface elevation along the VRWJPO water corridor. The Developer will be required to excavate compensatory storage areas within Outlot A to ensure there is a zero rise in the surface elevations within and outside of the plat boundaries. A grading permit will not be issued until the drainage analysis has been completed. Development of Voyageur Farms includes the construction of two publicly owned and maintained stormwater management basins to collect and treat the stormwater runoff generated from the site and 185th Street. The basins will outlet to the north into the VRWJPO water corridor. Due to the high elevation of groundwater and in-situ clay soils, infiltration is not feasible in the majority of the development. Water quality will be provided via wet sedimentation basins and secondary treatment will be provided by the existing wetlands. The stormwater management basins will be located within Outlots D and C. Outlot D will be deeded to the City with the final plat. The stormwater management design is consistent with the City’s stormwater management ordinance. The proposed stormwater management basin within Outlot C will be a temporary basin, necessary to convey the offsite agricultural, providing treatment prior to discharging through the storm sewer and stormwater management system withing the development. The Developer shall grant to the City a stormwater easement over Outlot C to provide maintenance of the system and ensure it remains functional until no longer necessary. It is expected that the basin may be removed at the time the adjacent parcel to the south is final platted into lots and blocks. 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. Voyageur Farms 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 Voyageur includes the construction of public sewer systems. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basin located within Outlot D. Draintile construction is required in areas of non-granular soils within Voyageur Farms for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 88 OOFF 99 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 not been collected on the parent parcel and must be collected with the final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A to the City, calculated at $5,500/acre consistent with City policy. The reimbursement will be calculated with the final plat. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RESIDENTIAL BUFFER YARD REQUIREMENTS Cedar Avenue and 185th Street are arterial roadways 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 185th Street and Cedar Avenue. 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 Voyageur Farms is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS A wetland delineation for the site was completed for the site. The Notice of Application was sent out. No adverse comments were received. Based on the information provided in the report dated 11/5/2018 and site visit, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. The plan identifies 5,396 sq/ft of wetland impacts for a road connection to Cedar Avenue. The developer must submit a wetland replacement plan for the proposed impacts. The wetland replacement plan must be reviewed and approved prior to any impacts or grading adjacent to the wetlands on the site. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan was submitted by the developer. There are approximately 171 significant trees located within the preliminary plat boundaries. The tree preservation plan proposes to save 48 of the significant trees on site. Additional Ash trees maybe be requested to be removed during the process due to EAB concerns. VVOOYYAAGGEEUURR FFAARRMMSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 1111,, 22002222 PPAAGGEE 99 OOFF 99 EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Redundant silt fence is required along all wetlands and waterways that do not have a 50-foot established buffer. 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, grading and erosion control plan, tree preservation, and utility plan for Voyageur Farms, subject to the requirements and stipulations within this report.