HomeMy WebLinkAboutItem 05 Authentix Lakeville3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
MEMORANDUM
TO: Daryl Morey
FROM: D.Daniel Licht, AICP
DATE: 30 June 2022
RE: Lakeville – Authentix Lakeville (2022); Preliminary Plat/CUP
TPC FILE: 135.01
BACKGROUND
Continental 564 Fund, LLC has submitted applications for Authentix Lakeville, which proposes
the development of Outlot F, Morgan Square located north of 210th Street (CSAH 70) and west
of Keokuk Avenue. The subject site is 19.55 acres in area. The developer is proposing 264
stacked-flat townhouse dwelling units within nine buildings, a clubhouse/management building,
a grounds maintenance building, and trash storage building to be developed on a proposed lot
with an area of 10.64 acres. The developer has submitted applications for a preliminary plat,
final plat, and a conditional use permit to allow townhouses in the M-1 District, a reduction in
the required floor area for multiple family dwellings, reduction in the number of required off-
street parking stalls, and multiple principal buildings on one lot in the M-1 District. A public
hearing to consider the applications has been noticed for the Planning Commission meeting on
21 July 2022.
Exhibits:
A.Site location map
B.Preliminary plat
C.Final plat
D.Site plan (7 pages)
E.Fire truck turning movements
F.Wetland overview
G.Overall grading plan
H.Overall stormwater and utility plan
2
I. Landscape plan (9 pages)
J. Tree inventory and preservation plan
K. Signage plan (2 pages)
L. Building elevation and floor plans (15 pages)
M. Project Narrative (2 pages)
ANALYSIS
Comprehensive Plan. On 2 May 2022 the City Council approved a Comprehensive Plan
amendment for the subject property. Pending Met. Council approval at their meeting on 13
July 2022, proposed Lot 1, Block 1 will be guided by the 2040 Comprehensive Plan corridor
mixed use, with Outlot A remaining as guided commercial.
The 2040 Land Use Plan establishes the Corridor Mixed Use (CMU) designation to allow for
development of medium and high density residential dwellings with a base density allowance of
26 to 45 dwelling units per acre and commercial retail, service, and office uses in standalone or
mixed-use buildings. Areas within the I-35 corridor have been guided for CMU uses to provide
housing opportunities adjacent to planned nodes of commercial development that are also in
proximity to existing or future transit facilities. The subject site is at the west edge of the
planned commercial land uses surrounding the I-35/CSAH 70 interchange. Introduction of
housing in this location, particularly attainable housing, provides both market and employment
support for businesses in the area, as well as industrial uses farther to the east along CSAH 70.
The subject site is also within ¼ mile of the existing City Park and Pool facility located on the
east side of I-35, north of CSAH 70 in support of shared transportation or future mass transit.
The proposed development is consistent with the policies of the Comprehensive Plan.
Zoning. Pending Met. Council approval of the Comprehensive Plan amendment, proposed Lot
1, Block 1 will be zoned M-1, Mixed Use I-35 Corridor District, which is to provide for
development of commercial areas with opportunity for incorporating higher density forms of
residential dwellings within areas guided by the Comprehensive Plan for Corridor Mixed Uses
adjacent to the I-35 corridor. Outlot A is zoned C-3, General Commercial District.
Surrounding Uses. The subject site is surrounded by the following existing and planned land
uses summarized in the table below:
Direction Land Use Plan Zoning Map Existing Use
North MHDR
Commercial
PUD District
C-3 District
CDA Townhouses
Movie Theater
East Commercial C-3 District Aldi
Medical office
Hotel
Undeveloped
South Commercial C-3 District Hotel
3
Undeveloped
Office
West HDR RH-2 District Undeveloped
Single family home
The proposed lot is a transition area between existing/planned commercial uses to the east and
south of the subject site and current and future residential uses to the west. The proposed
development of the lot will be compatible with existing and planned land uses in the area
surrounding the subject site.
Use. Townhouse dwellings are a conditional use within the M-1 District subject to the
performance standards of Section 11-65-7.U of the Zoning Ordinance. The proposed dwelling
units are a hybrid of townhouse and apartment style dwellings in that the dwellings include
stacked and side-by-side units each with individual exterior entrances for first floor units and
shared access for second floor units. The Zoning Ordinance was amended in 2020 to revise the
definition of townhouses to include hybrid units such as proposed for this development, which
are referred to as stacked-flats.
Attainable Housing. The 2040 Lakeville Comprehensive Plan outlines a goal for the City to
develop a share of the affordable housing needed within the Twin Cities Metropolitan Area
before 2030. The Metropolitan Council’s Thrive MSP 2040 regional plan allocates need for the
City to provide opportunity for development of an additional 1,414 affordable housing units in
Lakeville by 2030 to meet regional needs:
City of Lakeville
Thrive MSP 2040 Allocation of Regional
Affordable Housing Needs 2021-2030
At or below 30 AMI 642
From 31 to 50 AMI 474
From 51 to 80 AMI 298
Total Dwelling Units 1,414
Source: 2040 Lakeville Comprehensive Plan, p. 95
The developer is proposing that 100 percent of the dwelling units within the development are
to be offered for rents meeting the Metropolitan Council criteria for rental housing affordable
for households with income up to 80 percent of the regional Average Median Income (AMI).
The proposed 264 dwelling units within the development is 89 percent of the 298 dwelling units
to be constructed and offered for rent at 51 to 80 percent AMI during the current period to
2030 as the City’s share of regional affordable housing need. The 2022 Metropolitan Council
criteria for regional affordable housing is provided below. Note that the rent limits amounts
below are to include all tenant paid utilities including electric, gas, water, sewer, and trash
based on Metro HRA allowances for the amount of these utilities.
4
Metropolitan Council
2022 Affordable Rental Housing Rents
# Bedrooms 30% AMI 50% AMI 60% AMI 80% AMI
Efficiency $616 $1,027 $1,232 $1,643
1 bedroom $660 $1,100 $1,320 $1,760
2 bedroom $792 $1,320 $1,584 $2,112
3 bedroom $915 $1,525 $1,830 $2,440
Source: Metropolitan Council
Section 11-65-7.U.7 of the Zoning Ordinance provides exceptions from the exterior building
material and enclosed off-street parking requirements of the M-1 District for housing meeting
the City's allocation of regional affordable housing as defined by the 2040 Comprehensive Plan.
Allowance of the exemptions require that the developer provide guarantees satisfactory to the
City to ensure that for-rent housing will meet the Metropolitan Council criteria for affordable
housing for a minimum of 10 years from the date of initial occupancy. The guarantees that the
developer maintain the affordable rate schedule for 10 years will be established as part of the
Development Agreement drafted by the City Attorney for the final plat.
Residential Buildings. There are nine residential buildings shown on the site plan. Five
buildings have 24 dwelling units each and four buildings have 36 dwelling units each.
Building Height. Residential dwellings within the M-1 District are allowed to be up to
four stories in height. The 24 unit buildings are two stories in height and the 36 unit
buildings are 3 stories in height. The clubhouse building, grounds maintenance building,
and trash storage building are one story structures. The proposed buildings shown on
the submitted plans comply with the height limits of the M-1 District.
Exterior Finish. The building architecture includes articulated building sections, large
windows, roof gables, and sectioned roof-lines to minimize building mass and the
horizontal length of the buildings creating an aesthetically pleasing appearance. The
proposed buildings are shown to have a board-and-batten style vinyl siding. Vinyl siding
is an allowed exterior building material listed in Section 11-17-9.B.6 of the Zoning
Ordinance that may be used in accordance with the exception provided by Section 11-
65-7.U.5 of the Zoning Ordinance from the exterior building requirements of the M-1
District for developments meeting the City’s attainable housing goals. The exterior
finish of the proposed buildings complies with the Zoning Ordinance.
Floor Area. The proposed development includes 264 dwelling units within nine
buildings, which are summarized below:
Min. Floor
Area
Proposed
Floor Area
# of
Units
% of
Units
Efficiency 500sf. 544-622sf. 16 6%
1 Bedroom 700sf. 650-712sf. 116 44%
5
2 Bedroom 800sf. 923-1,028sf. 116 44%
3 Bedroom 830sf. 1,277-1,348sf. 16 6%
Half of the proposed townhomes are two or three bedroom units, which would be more
suitable for family occupancy in consideration of the units being available at attainable
rents.
The proposed 650 square foot area for some of the one bedroom units is less than the
700 square feet required by Section 11-17-13 of the Zoning Ordinance. Section 11-17-
13.E of the Zoning Ordinance allows for an exception to the minimum floor area
requirement by conditional use permit for dwelling units meeting regional attainability
criteria. The reduction in the floor area for some of the one bedroom units is acceptable
based on the attainable rents required to be offered, as well as the mix of total dwelling
units offered in terms of number of bedrooms.
The number of efficiency units within the proposed development is less than the 30
percent limit established by Section 11-17-15 of the Zoning Ordinance.
Clubhouse Building. The proposed development includes a clubhouse building with
management office space, an exercise room, sitting areas, and a kitchen. A full floor plan for
the clubhouse must be provided.
The architecture for the clubhouse building is distinct from the residential buildings with
various different colored sections having slanted or flat roofs. The exterior materials use vinyl
and cement-fiber panels with a board-and-batten pattern consistent with that used for the
residential buildings.
The clubhouse includes an outdoor pool. Specifications for the fence surrounding the pool
must be provided at the time a building permit is applied for to verify compliance with Section
11-21-5.G of the Zoning Ordinance.
Grounds Maintenance Building. The submitted plans include a grounds maintenance building
that has an adjacent outdoor car wash area, ADA garage stall, and a parcel storage room. The
grounds maintenance building uses vinyl horizontal lap siding with colors similar to that of the
proposed residential dwellings.
Lot Area. Lot area requirements are based on the net area of the subject site less street rights-
of-way and outlots encompassing wetlands, wetland buffers, and stormwater basins.
Townhouses within the M-1 District require a minimum of 1,675 square feet of lot area per
dwelling unit. The lot area for the development complies with the standards for townhouses
within the M-1 District. The net area of Lot 1, Block 1 is 10.64 acres or 463,478.4 square feet.
The proposed 264 dwelling units would have 1,755.6 square feet of lot area per dwelling unit
and a net density of 24.8 dwelling units per acre.
6
Setbacks. The table below summarizes setback requirements of the M-1 District applicable to
the subject site. The site plan complies with these setback requirements.
West 207th St. East Wetland
Buffer
Parking
ROW Side/Rear
Required 30ft. 30ft. 10ft. 10ft. 15ft. 5ft.
The submitted plans provide for extension and realignment of 207th Street, which is designated
by the 2040 Comprehensive Plan as a major collector street, along the north line of the subject
site and includes dedication of right-of-way. Section 10-4-3.A of the Subdivision Ordinance
requires the street to be constructed to the plat line to provide connection to the adjacent
undeveloped property and the developer will escrow funds for the segment of the street not
constructed now for when it is extended west in the future. The submitted plans include
realignment of the 207th Street and Keystone Avenue intersection to provide a four-way
intersection. A temporary cul-de-sac is to be provided at the terminus end of 207th Street to be
designed with a 90 foot radius, subject to review and approval of the City Engineer.
Lot 1, Block 1 is to have two accesses to 207th Street to allow for disbursement of traffic within
the subject site and ensure emergency vehicle access. The east access is aligned with Keystone
Avenue as a four-way intersection. The second access is 220 feet to the west. The location of
the proposed driveway accesses to Lot 1, Block 1 comply with Section 11-19-7.I6 of the Zoning
Ordinance. The driveway accesses each measure 24 feet in width, which complies with Section
11-19-7.I.8 of the Zoning Ordinance.
Off-Street Parking. The proposed development has 1.56 bedrooms per dwelling unit making
the off-street parking requirement 2.0 stalls per dwelling unit in accordance with Section 11-19-
13 of the Zoning Ordinance or 528 stalls. The site plan provides for 1.94 stalls per dwelling unit
or 511 stalls (a deficit of 17 stalls) as follows:
Surface stalls 455
Garage stalls 56
Total 511
Section 11-19-13 of the Zoning Ordinance allows a reduction in the number of required off-
street parking stalls with approval of a conditional use permit to be based on Institute of
Transportation Engineers’ data or a specific parking demand study. Although the dwelling units
proposed for Lot 1, Block 1 are defined by the Zoning Ordinance as townhouses, their
configuration and tenure as rental dwellings function more similarly to apartment uses.
The ITE 4th Edition Parking Generation Study includes analysis of off-street parking demand for
multiple family uses based on the type of building and either in an urban or suburban location.
The study most applicable to the proposed development is the Low/Mid-Rise Apartment having
four or fewer floors within a suburban area:
7
ITE Parking Generation 4th Edition
Low/Mid-Rise Apartment
Peak Period Range 85th Percentile Average Peak
Demand
Suburban Midnight-
5:00AM
0.59 – 1.94
vehicles/du
1.94 vehicles/du 1.23 vehicles/du
The 264 dwelling units within the proposed development have a total of 412 bedrooms or 1.56
bedrooms per dwelling unit. The ITE studies also address variations in the number of bedrooms
within each dwelling unit, which may be expected to have a corresponding effect on parking
demand, indicating the following:
1.5 bedrooms/dwelling unit peak parking demand equals 92 percent of the average
peak parking demand for all of the study sites reporting bedrooms per unit data.
1.5 – 2.0 bedrooms / dwelling unit equals 98 percent of the average peak parking
demand for all of the study sites reporting bedrooms per unit data.
2.0 bedrooms / dwelling unit or more equals 113 percent of the average peak parking
demand for all of the study sites reporting bedrooms per unit data.
Based on the ITE study data, provision of 1.94 off-street parking stall per dwelling unit for the
proposed development meets the 85th percentile requirement for parking generation. Taking
into consideration a further reduction of parking demand based on the number of bedrooms
per unit indicates that the supply of 511 parking stalls will be sufficient for the 264 dwelling
units.
The surface parking stalls and drive aisles are shown to comply with the minimum dimensions
of Section 11-19-7.I.1 of the Zoning Ordinance. The floor plans for the garage buildings
demonstrate that the proposed enclosed parking stalls comply with the minimum dimensional
requirements of Section 11-19-7.I.3 of the Zoning Ordinance. Concrete curb is required by
Section 11-19-7.I.15 of the Zoning Ordinance at the perimeter of all off street parking stalls and
drive aisles. The construction specifications of the parking areas and drive aisles are subject to
review and approval of the City Engineer.
Sidewalks/Trails. There is an existing trail along the north side of 210th Street (CSAH 70)
abutting the subject site. A concrete sidewalk is to be provided along the south side of 207th
Street from the east plat line to the extent the street is constructed to the west and is to be
eight feet wide consistent with the requirements for mixed use development. There are
sidewalks throughout the site internally to provide access from the dwellings to the public
sidewalks.
8
Landscaping. The submitted plans include a landscape plan. Based on the provisions for
development meeting attainable housing requirements, the landscape plan is exempt from the
requirements of Section 11-65-7.U.3.i(1) of the Zoning Ordinance. The landscape plan provides
for deciduous trees along the south side of the east segment of 207th Street, which are
continued to the west lot line screening the subject site from traffic on the public street and
providing a buffer to the existing rural residential uses to the west. Landscaping is also
proposed internally within the subject site and generally at the ends of the residential buildings.
The landscape plan is subject to review and approval of the City Forester.
Exterior Lighting. A photometric lighting plan indicating the type, location, height, and
illumination pattern of all proposed exterior lighting has been submitted, but the type is
illegible for the foot-candle readings at the property lines. All exterior lighting is required to be
shielded as required by Section 11-16-17.B.1 of the Zoning Ordinance. The intensity of the
exterior fixtures must comply with the limits as established by Section 11-16-17.A.2 of the
Zoning Ordinance, subject to review and approval by the Zoning Administrator.
Waste Storage. The sketch plan indicates a structure for trash storage. The submitted
architectural plans include details regarding the waste storage building, which is an enclosed
structure that exceeds the requirements of Section 11-18-11.B of the Zoning Ordinance.
Grading Plan. The developer has prepared plans for grading and drainage. Existing wetlands
within the subject site and required wetland buffers are shown to be platted within Outlot A.
All wetland, wetland buffer, and wetland impacts; and grading, drainage, and erosion control
issues are subject to review and approval of the City Engineer.
Utilities. The subject site is included within the current MUSA. The developer has submitted
plans for extension of sewer and water utilities. All utility issues are subject to review and
approval of the City Engineer.
Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage and
utility easements at the perimeter of the proposed lot, which are shown on the preliminary
plat. Drainage and utility easements are also required to overlay internal utility pipes and/or
stormwater drainage facilities. Temporary drainage and utility easements are required over the
wetlands within Outlot A. All drainage and utility easements are subject to review and approval
of the City Engineer.
Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify dedication of
land to the City for public parks from the area of the subject site. Park dedication requirements
are to be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as
provided for by Section 10-4-8.J of the Subdivision Ordinance.
9
Outlots. The proposed preliminary and final plat includes two outlots. Outlots A will be a
future phase of development for commercial uses in accordance with the 2040 Land Use Plan
and Zoning Map. Outlot B encompasses a proposed stormwater basin, which is to be deeded to
the City at the time of final plat approval.
Dakota County. The subject site abuts 210th Street (CSAH 70). Right-of-way dedication for
210th Street (CSAH 70) was reviewed by the Dakota County Plat Commission at its 28 April 2021
meeting and the preliminary plat was recommended for approval. The proposed development
of Lot 1, Block 1 does not access 210th Street (CSAH 70).
Development Contract. Section 10-5-1.A of the Subdivision Ordinance requires the developer
to provide construction and warranty securities for the public improvements within the final
plat that are to be outlined within a development agreement. The development contract will
be drafted by the City Attorney and is to be executed by the applicant prior to City Council
consideration of the final plat.
CONCLUSION
The proposed Authentix Lakeville development is consistent with the land use, housing, and
economic development policies of the 2040 Comprehensive Plan, specifically advancing the
goals for attainable housing to be developed by 2030. City’s City staff recommends approval of
a preliminary plat and final plat, as well as a conditional use permit for the proposed
development of Lot 1, Block 1, subject to the conditions outlined below:
1. The site and buildings shall be developed in accordance with the plans approved by the
City Council subject to stipulations of approval as outlined herein.
2. The developer shall provide in a development agreement and deed restrictions for
dwelling units defined as affordable housing by Minnesota Statutes 462.355, Subp 3. for
a minimum 10 year period from the date a Certificate of Occupancy is issued.
3. Specifications for the fence surrounding the pool shall comply with Section 11-21-5.G of
the Zoning Ordinance.
4. The specifications and construction plans for 207th Street shall be subject to review and
approval of the City Engineer.
5. The construction specifications of the parking areas and drive aisles shall be subject to
review and approval of the City Engineer.
6. The landscape plan shall be subject to review and approval of the City Forester.
7. A legible photometric lighting plan shall be submitted and is subject to review and
approval of the Zoning Administrator prior to issuance of a building permit
10
8. All utility issues shall be subject to review and approval of the City Engineer.
9. All wetland, grading, and stormwater drainage issues shall be subject to review and
approval of the City Engineer.
10. Outlot B shall be deeded to the City for stormwater management purposes.
11. All easements shall be subject to review and approval of the City Engineer.
12. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land
at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision
Ordinance.
13. The developer shall execute a development agreement as drafted by the City Attorney
prior to City Council consideration of the final plat.
c. Justin Miller, City Administrator
John Hennen, Parks and Recreation Director
Alex Jordan, Assistant City Engineer
Andrea McDowell-Poehler, City Attorney
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
210TH ST (CSAH 70)KEOKUK AVEI-35205TH ST
KEYSTONE AVE207TH ST
KESWICK LOOP
Authentix
site
City of Lakeville
Authentix
Site Location Map
EXHIBIT AKENRICK AVE
BLOCK 1207TH STREET W.C.S.A.H. NO. 70 (210TH STREET)LOT 1
OUTLOT A
BLOCK 1207TH STREET W.C.S.A.H. NO. 70 (210TH STREET)LOT 1OUTLOT
B
OUTLOT A
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
ClientCONTINENTAL
564 FUND, LLC.
11806 ABERDEEN ST NE # 290,
MINNEAPOLIS, MN 55449
AUTHENTIX
LAKEVILLE
LAKEVILLE, MN
INTERSECTION OF CSAH 70 AND
KEOKUK AVENUE
GDA JRM
BDB
PRELIMINARY 02/05/2021
22151
02/05/21 JM Preliminary Submittal
03/29/21 JM RESPONSE TO CITY COMMENTS
04/30/21 JM RESPONSE TO CITY COMMENTS
05/21/21 JM RESPONSE TO BARR COMMENTS
06/07/22 JM CITY RESUBMITTAL
SCALE IN FEET
0 10050NORTH1.The bearing system is based on the Dakota County coordinate
system, NAD83 (1986 Adjust) with an assumed bearing of North 89°
29' 17" East for the North line of OUTLOT F, MORGAN SQUARE, in
the Southeast Quarter of Section 26 , Township 114 , Range 21 .
The originating monuments utilized to establish the horizontal
position of this survey were the Southwest corner and the
Southeast corner of said section.
2.The property address is not assigned, the parcel identification
number is 224880000060.
3.The subject property lies within Flood Plain Zone X, as depicted by
scaled map location and graphic plotting according to FEMA, FIRM
Map No. 27037C0193E dated 12/02/2011.
4.The gross land area of the subject property of Outlot F is 19.554
Acres or 851,768 Square Feet.
5.There are no buildings situated on the subject property.
SURVEY NOTES
Outlot F, Morgan Square, according to the recorded plat thereof, Dakota
County, Minnesota.
Abstract Property
SUBJECT PROPERTY
Lot 1, Block 1 461,310 Square Feet 10.590 Acres
Outlot A 317,608 Square Feet 7.291 Acres
Outlot B 8,522 Square Feet 0.196 Acres
Right of Way Dedication 64,327 Square Feet 1.477 Acres
Total 851,768 Square Feet 19.554 Acres
PROPOSED LOTS
Registration No.
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision
and that I am a duly Licensed LAND SURVEYOR
under the laws of the State of Minnesota.
If applicable, contact us for a wet signed copy of this
survey which is available upon request at Sambatek's,
Minnetonka, MN office.
Date:43933
Mark R. Salo
02/05/2021
OVERHEAD ELECTRICAL WIRE
TRAFFIC LIGHT
SANITARY SEWER
STORM SEWER
WATERMAIN
UNDERGROUND ELECTRIC
GUY ANCHOR
UTILITY POLE
UNDERGROUND TELEPHONE
UNDERGROUND GAS
CHAIN LINK FENCE
WOOD FENCE
BUILDING LINE
CONCRETE CURB
BITUMINOUS SURFACE
CONCRETE SURFACE
WET LAND
SIGN TRAFFIC MARKERS
POND / WATER LINE
FEMA FLOOD ZONE LINE
TREE LINE
FOUND MONUMENT
FOUND CAST IRONMONUMENT
EASEMENT LINE
RESTRICTED ACCESS
FOUND RIGHT-OF-WAYMONUMENT
SET MONUMENT
SECTION LINE
UNDERLYING / ADJACENT LOT
TIE LINE
BOUNDARY LINE
CONIFEROUS TREE
TRANSFORMER
ELECTRIC MANHOLE
GATE VALVE / HYDRANT
SANITARY MANHOLE
CLEAN OUT
STORM MANHOLE
STORM CATCH BASIN
FLARED END SECTION
SPOT ELEVATION
CONTOUR
RIGHT-OF-WAY LINE
WIRE FENCE
DECIDUOUS TREE
LEGEND
RIP RAP SURFACE
Jun 07, 2022 - 2:11pm - User:dtews L:\PROJECTS\22151\CAD\Survey\Sheets\22151-PPLAT.dwg
C2.01
PRELIMINARY
PLAT
VICINITY MAP
SECTION 26, TOWNSHIP 114N, RANGE 21W,
DAKOTA COUNTY, MINNESOTA
SITE
205TH ST W
N.T.S.
35
70 210TH ST WKEOKUK AVEEXHIBIT B
VICINITY MAP
SEC. 26, T. 114 N, R. 21 W
NOTTO SCALE
NORTH
OFFICIAL PLAT
AUTHENTIX LAKEVILLE
BLOCK 1
DRAINAGE ANO UTILITY EASEMENTS ARE SHOWN THUS;
(r«>TTO SCALE)
I I ........ I I l--10
_I�0
___ L J ____ [�
8EING 10 FEET IN WIDTH AND AD,IOINING
PUBLIC WAVS ANO BEING AVE FEET IN
WIDTH ANO ADJOIMNG SIDE LOT LINES AND
REAR LOT LINES, UNLESS <JTMERWISE
INDICATED ON THIS Pt.AT.
---------
0 DENOTES 1/2 INCH BY 14 IN0-I IRON MONUMENT SET
ANO MARKED BY LICENSE NO. 43933
• DENOTU 1/2 INCH BY 14 INCH IRON MONUMENT
FOUND OR AS l'«ITT:0,
Tl-IE NORTH UNE OF ounoT F, MORGAN SQUARE
ACaMU>ING TO THE RECORDED PLAT THEREOF,
DAKOTA COUNTY, MINNESOTA IS ASSUMED TO HAVE
A BEARING OF SOUTH 89 DEGREES 29 MINUTIS 11
SECONDSEASTjS89"23'15-WPI.AT).
l I
SAMBATEK, INC.
ENGINEERING, PlANNING AND lAND SURVEYING
SHEn 2 OF 2 SHEETS
EXHIBIT C
EXHIBIT D
EXHIBIT E
EXHIBIT F
EXHIBIT G
EXHIBIT H
EXHIBIT I
EXHIBIT J
EXHIBIT K
EXHIBIT L
1
Authentix Lakeville | June 7th, 2022
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Narrative
A. INTRODUCTION
Continental 564 Fund LLC (Continental) is excited to present to the City of Lakeville a proposal
for an attainable Multifamily Community on a +/- 12.07 acre tract generally located off of 210th
Street slightly West of Keokuk Avenue, with its primary entrances being situated off of 207th
Street. The proposed includes a 264-home multifamily development with a ROW and Road
extension of 207th along the northern side of the proposed lot. This proposal will include a mix
of 3 story and 2 story building styles.
B. INTENT
The proposed land uses will be a welcomed addition to the area. The size and location of the
community will serve as an excellent transition between the retail on its East and South
boundaries, the existing attainable housing to the north and future residential along its West
boundary.
Housing Attainability
Per our initial 2021 proposal, we are proposing an attainable community which would maintain
rents to 80% of AMI (based on Dakota County Standards) for ten (10) years. In addition to the
economic considerations, the community will result in positive progress towards the City of
Lakeville and MET Council’s common goal of providing attainable housing in the region.
Summary of proposal request and included applications
The multifamily proposal will require a Plat and Conditional Use Permit (submitted earlier) as
described below:
1. Plat
A Plat is required for various setbacks, utilities and for creation of a lot for the wetland that
bifurcates the site. This sheet detail can be found in the Sambatek Construction Plan Set
under separate cover.
2. Site plan/ architecture
The exterior elevations are included as Enclosure A of this submittal. The Plans conform to
the M-1 zoning code.
3. Conditional Uses
The proposal as described in the narrative “Section F. Development Concept and Character”
requires the approval of five conditional use permits:
1. Exterior building materials including vinyl siding per provision of Section 11-61-25.
EXHIBIT M
2
Authentix Lakeville | June 7th, 2022
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
2. Increase in minimum floor area per dwelling unit of one-bedroom units to
accommodate the proposed modern, open concept layouts. 11-17-13B. (see table)
3. Total parking reduction to 1.86 from 2.0 spaces per unit per Section 11-19-13.
Total Parking site: 511
Less Club parking: -19
Total Unit Parking 492
4. Per Section 11-23, CUP to allow three 32 sq. ft. multifamily monument signs each at a
height of 5.5 feet and 30 sq. ft. of building signage at the front and side of the clubhouse
tower per “Enclosure B - Authentix Signage”
Continental’s proposed attainable Authentix Lakeville community, features a density of 21.87
dwelling units per gross acre (25.09 units/net acre) and inclusion of multiple principal buildings
along with accessory buildings and a complementary Clubhouse building on a single parcel,
which allows the maintenance of adequate area for the varying amenities proposed for the use
of its residents. These amenities include the clubhouse which is not only intended for the
enjoyment of residents but also acts as a commercial leasing office for Continental’s onsite
property management team.
C. CONCLUSION
If there are any questions or comments on this proposal, please contact Eric Thom directly via
email (ethom@cproperties.com ) or via phone at 262-532-9343.
Home Type
Minimum
Square
Footage
Athentix
Square Footage
Range
# of Homes Percentage
of Homes
Studio/ Efficency 500 544-644 16 6%
1 Bedroom 700 650-712 116 44%
2 Bedroom 800 923-1,028 116 44%
3 Bedroom 800 1,277-1,348 16 6%
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AUTHENTIX
CONDITIONAL USE PERMIT APPROVAL
FINDINGS OF FACT AND RECOMMENDATION
On 21 July 2022, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of Continental 564 Fund, LLC for a conditional use permit to allow
development of townhouse dwellings within an M-1 District, multiple principal buildings on one
lot in the M-1 District, a reduction in minimum multiple family dwelling floor area, and a
reduction in required off-street parking stalls for multiple family dwellings. The Planning
Commission conducted a public hearing regarding the application preceded by published and
mailed notice. The applicant was present and the Planning Commission heard testimony from
all interested persons wishing to speak.
FINDINGS OF FACT
1. The City Council on 2 May 2022 approved an amendment of the 2040 Land Use Plan to guide
the property for Corridor Mixed Use.
2. The property is zoned M-1, Mixed Use I-35 Corridor District.
3. The legal description of the property is Lot 1, Block 1, Authentix Lakeville.
4. Section 11-4-3.E of the City of Lakeville Zoning Ordinance provides that the Planning
Commission shall consider possible effects of the proposed amendment. Its judgment shall
be based upon, but not limited to, the following factors:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
Finding: Areas within the I-35 corridor have been guided for CMU uses to provide housing
opportunities adjacent to planned nodes of commercial development that are also in
proximity to existing or future transit facilities. The proposed development is consistent
with the goals of the 2040 Comprehensive Plan for economic development, attainable
housing, and a desirable land use transition.
b. The proposed use is or will be compatible with present and future land uses of the area.
2
Finding: The property is at the west edge of the commercial land uses planned
surrounding the I-35/CSAH 70 interchange. The property site is also within ¼ mile of the
existing City Park and Pool facility located on the east side of I-35, north of CSAH 70.
Introduction of housing in this location, particularly attainable housing, will provide both
market and employment support for businesses in the area, as well as industrial uses to
the east of I-35 along CSAH 70.
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed development complies with the requirements of the Zoning
Ordinance including performance standards specific to the conditional uses.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The property is within the MUSA and the proposed use can be accommodated
within the City’s existing public service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The property is accessed by 207th Street, which is designated as a Minor Collector
street by the 2040 Transportation Plan. The existing streets serving the property have
adequate capacity to accommodate traffic generated by the proposed development.
5. The report dated 30 June 2022 prepared by The Planning Company LLC (TPC) is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve a Conditional Use Permit
allowing townhouse dwellings within the M-1 District, multiple principal buildings on a lot in the
M-1 District, an exception to minimum multiple family dwelling floor area requirements, and a
reduction in the number of required off-street parking stalls for multiple family dwellings based
upon the foregoing information, findings, and conditioned upon compliance with the planning
report prepared by TPC dated 30 June 2022.
3
DATED: July 21, 2022
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Jeff Witte, Chair
City of Lakeville Public Works – Engineering Division
Memorandum
To: Daryl Morey, Planning Director
From: Alex Jordan, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Tina Goodroad, Community Development Director
Date: July 15, 2022
Subject: Authentix Lakeville
• Preliminary and Final Plat Review
• Site Plan Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
BBAACCKKGGRROOUUNNDD
Continental 564 Fund, LLC has submitted a preliminary and final plat named Authentix
Lakeville and a Conditional Use Permit for the construction of a 264-unit multiple family complex within 9 multi-unit buildings. The proposed development is located west of
Keokuk Avenue, north of and adjacent to 210th Street (CSAH 70), and south of and adjacent to 207th Street. The parent parcel consists of Outlot F, Morgan Square, zoned
C-3 General Commercial District and RH-2, Multiple Family Residential District.
The preliminary and final plat consists of one lot within one block and two outlots on 19.55 acres.
The proposed development will be completed by:
Developer: Continental 464 Fund, LLC
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Engineer/Surveyor: Sambatek
The outlots created with the preliminary and final will have the following uses: Outlot A: Wetland and Future Development; to be retained by the Developer (7.29
acres) Outlot B: Stormwater management basin; to be deeded to the City (0.20 acres)
SSIITTEE CCOONNDDIITTIIOONNSS
The existing site contains vacant undeveloped land. The vast majority of the property
consists of mature trees. A wetland complex and drainageway is located on the south side of the property draining from the west to the east. An overhead utility line is
located adjacent to the south property line of the parent parcel.
EEAASSEEMMEENNTTSS
Several public easements exist on the parent parcel and will remain with the final plat:
• Drainage and Utility Easement per Doc. Nos. 950967 and 1950917
• Drainage and Utility Easement per Doc. No. 2544948
The following temporary easement will expire upon the construction and extension of
207th Street with the final plat:
• Temporary Easement per Doc. No. 3082691
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
210th Street (CSAH 70)
Authentix Lakeville is located north of and adjacent to 210th Street, a minor arterial County roadway as identified by the City’s Transportation Plan. Dakota County controls
the right-of-way requirements and access locations along 210th Street. 210th Street is currently constructed as a four-lane divided urban roadway adjacent to the plat. A ten-
foot wide bituminous trail is located along both sides of 210th Street. The current Dakota County Plat Needs Map identifies 210th Street as a four-lane divided roadway with 75-
feet of half right-of-way. A previous preliminary and final plat was reviewed and recommended for approval by the Dakota County Plat Commission at its April 28, 2021
meeting. The revised preliminary and final plat will be considered by the Plat Commission at its July 20, 2022 meeting. The Developer is dedicating the necessary
right-of-way as shown on the preliminary and final plat.
The segment of 210th Street adjacent to the plat is planned to be a principal arterial roadway the requires ½-mile full access and ¼ mile for restricted access. No access is
proposed to 210th Street with the development improvements.
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At the time Outlot A is final platted into lots and blocks, the Developer shall coordinate
with Dakota County on access locations and the extent of improvements necessary for development as stipulated by Dakota County.
207th Street
Authentix Lakeville is located south of and adjacent to 207th Street, a collector roadway as identified by the City’s Transportation Plan. 207th Street is currently constructed as a
temporary urban roadway providing a connection to Keystone Avenue to the north. A temporary easement was granted to the City with the Morgan Square Third Addition
plat for the temporary roadway connection located outside of the plat boundary. The Developer shall remove the temporary roadway, restore the easement area and
reconstruct the intersection of Keystone Avenue and 207th Street with the final plat improvements, consistent with the City’s Transportation plan. The City will credit the
Developer’s cash fees $52,636.59 (Escrow nos. 8408, 8409, 8410 and 8411) for the removal of the temporary roadway and extension of Keystone Avenue.
The Developer shall construct 207th Street from the east plat boundary to the west plat
boundary as a 40-ft wide urban roadway within an 80-ft right-of-way and an 8-ft wide concrete sidewalk along the south side of the roadway. The Developer shall construct a
temporary cul-de-sac and install future street extension signs at the west end of 207th
Street. Additionally, the Developer shall furnish a $20,000 escrow for the future removal of the cul-de-sac, restoration of the easement area and extension of the roadway to the
west plat boundary and grant to the City a temporary turnaround easement prior to recording the final plat.
The Developer is proposing to construct two driveway accesses to 207th Street. The
Developer shall construct a commercial driveway apron, stop sign, stop bar, and pedestrian access ramps at the driveway access locations along 207th Street.
Private Drives
The Developer proposes to construct privately owned and maintained drives within the interior of the site extending from the driveway accesses at 207th Street. The private
drives will provide access to each of the buildings and parking areas within the subdivision.
SSIITTEE PPLLAANN
Authentix Lakeville includes the construction of nine (9) multiple family buildings,
totaling 264 units. Access to each of the buildings will be provided by private drives circulating the site. The Developer has prepared turning movement templates
demonstrating appropriate turn moves for residential, delivery and emergency vehicles
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through the site. Additionally, the Developer’s Engineer completed a traffic study to determine if any improvements would be required outside of the plat to support the
development. The study concluded that no off-site improvements would be required due to the development, however the increased traffic loading on 207th Street may
increase the rate of pavement deterioration. 207th Street should be monitored for future pavement rehabilitation in the City’s Transportation Capital Improvement Plan update.
The City’s traffic engineering consultant reviewed the study and agreed with the recommendations outlined in the study.
At grade parking areas and garage parking will be provided for the buildings and
connecting to the private drives. Each building will include garage stalls within the building. Privately owned and maintained sidewalks will be constructed within the site
allowing pedestrian access and connectivity within the site. A clubhouse is proposed with an outdoor pool.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, building and street
construction shall be from a single rock construction entrance on 207th Street. Any damage to 207th Street beyond the existing roadway conditions will be the Developer’s
responsibility to repair. Construction access is prohibited from Keystone Avenue.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
The Park Dedication requirement for the parent parcel has not been paid and will be
satisfied through a cash contribution with the final plat.
The remainder of the Park Dedication Fee will be required to be paid at the time Outlot A is final platted into lots and blocks at the rate in effect at the time of final plat
approval.
The Developer shall construct an 8-foot wide sidewalk along the south side of 207th Street and 5-foot wide sidewalks along both sides of Keystone Avenue from 207th Street
to the south driveway accesses to the Keystone Crossing townhome project to the north, consistent with the City’s Transportation Plan.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Authentix Lakeville is located within subdistrict SC-134401 and SC-13460 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer
Plan. Wastewater will be conveyed via existing sanitary sewer to the Empire Treatment
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Facility. The downstream facilities have sufficient capacity to serve the proposed commercial development.
Development of Authentix Lakeville includes the construction and extension of public
and privately owned and maintained sanitary sewer throughout the site. The public sewer extension will be located within a drainage and utility easement as shown on the
final plat and must be extended to the west plat boundary and Outlot A to provide service to the adjacent parcels consistent with the Comprehensive Sanitary Sewer Plan.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and
shall be collected with the Building Permit Applications. The Sanitary Sewer Availability Charge will be calculated at the rate in effect at the time of approval of the Building
Permit Application, as determined by the City’s Building Official.
WWAATTEERRMMAAIINN Development of Authentix Lakeville includes the construction and extension of public
and privately owned and maintained watermain systems with private utility service to the buildings. The public watermain will be located within a drainage and utility
easement as shown on the final plat and must be extended to the west plat boundary to provide service to the adjacent parcels.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the building permit applications and final construction plans.
OOVVEERRHHEEAADD LLIINNEESS
Overhead utility lines and poles are located on the south plat boundary. Consistent with the City’s Public Ways and Property Ordinance, the overhead utilities must be removed
at the time Outlot A is final platted into lots and blocks.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Authentix Lakeville is located within subdistrict ML-084 and ML-085 of the Marion Lake stormwater district as identified in the City’s Water and Natural Resources Management
Plan.
Development of Authentix Lakeville includes the construction of one public stormwater management basin and a series of privately owned and maintained underground
filtration chamber systems. The private chambers will be located within Lot 1, Block 1. The Developer shall sign a private maintenance agreement for the stormwater
management systems and dedicate a maintenance easement over the areas prior to City Council consideration of the final plat. The stormwater management design is consistent
with City requirements.
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The final grading plan shall identify all fill lots in which the building footings will be
placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City
that all lots with footings placed on fill material are appropriately constructed. Building Certificate of Occupancies will not be issued until a soils report and an as-built certified
grading plan have been submitted and approved by City staff.
Authentix Lakeville contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction
activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit
Coverage must be submitted to the City upon receipt from the MPCA.
SSTTOORRMM SSEEWWEERR
Development of Authentix Lakeville includes the construction of public and privately owned and maintained storm sewer systems. The private storm sewer system will outlet
to the wetland complex located within Outlot A. The public storm sewer system will be located within the 207th Street right-of-way that will be routed to the public stormwater
basin in Outlot B.
The Trunk Storm Sewer Area Charge has not been collected and will be required to be
paid with the final plat.
The remainder of the Trunk Storm Sewer Area Charge will be required to be paid at the time Outlot A is final platted into lots and blocks at the rate in effect at the time of final
plat approval.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the building permit application and final construction plans.
RREETTAAIINNIINNGG WWAALLLLSS
Development of Authentix Lakeville includes the construction of eight privately owned
and maintained retaining walls. The proposed retaining walls are located within Lot 1, Block 1.
The Developer shall post a $200,000 security and enter into an encroachment and
maintenance agreement with the City prior to City Council consideration of the final plat for the private improvements to be constructed within the City’s drainage and utility
easements.
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Retaining walls with a combined height greater than four feet shall be designed by a
registered geotechnical or structural engineer and constructed in accordance with plans and specifications consistent with MnDOT requirements. A separate building permit
from the City’s Building Official is required prior to the construction of the walls. The walls shall be inspected during construction and certified by the design engineer
following construction.
FEMA FLOODPLAIN ANALYSIS
Authentix Lakeville is located within areas shown on the Flood Insurance Rate Map (FIRM) as Zone X, as determined by FEMA. Based on this designation, no areas within
the plat are located within a Special Flood Hazard Area (SFHA).
WWEETTLLAANNDDSS
The wetland delineation for the site was approved on November 20, 2020. The wetland delineation was completed by Sambatek. The wetland delineation identified one
wetland on the site. Based on the information provided in the updated report dated 11/2/20 and site visit by City staff, the wetland delineation for the area outlined in the
report has been determined to be acceptable for use in implementing the Wetland
Conservation Act.
There are no wetland impacts proposed with the plan. A security of $100,000 will be held until wetland buffers are restored and established with native vegetation. This
may include mowing, spot spraying and overseeding until the areas are established and approved by the City.
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for meeting all the requirements of the MPCA Construction
Permit. The Developer must obtain permit coverage prior to construction. Redundant silt fence is required along all wetlands that do not have a 50-foot buffer. The location of
the silt fence will be staked in the field and reviewed by city staff prior to installation.
The Developer is responsible for the establishment of native vegetation around all stormwater treatment basins and any disturbed wetland buffer areas.
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.
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The MS4 Administration Fee has not been collected on the parent parcel and will be required to be paid with the final plat.
The remainder of the MS4 Administration Fee will be required at the time Outlot A is
final platted into lots and blocks.
SECURITIES AND CASH FEES
The securities and cash fees required for Authentix Lakeville will be calculated prior to City Council consideration of the preliminary and final plat.
RREECCOOMMMMEENNDDAATTIIOONN
If the Planning Commission recommends approval of the preliminary and final plat for
Authentix Lakeville, the development shall be subject to the requirements and stipulations within this report.