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Home My WebLink AboutITEM 4 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht DATE: 9 March 2023 RE: Lakeville – Ritter Meadows; Preliminary Plat TPC FILE: 135.01 BACKGROUND TEG Land Holdings, LLC has submitted application for preliminary plat approval for seven undeveloped metes and bounds parcels totaling 298.93 acres located west of Interstate 35 (I-35) and north of 205th Street. The preliminary plat proposes development of 256 dwelling units consisting of 30 single family lots, 99 detached townhomes, and 127 row townhomes west of future Keokuk Avenue and north of 205th Street. The balance of the property is to be platted as five outlots and dedication of public right-of-way. A public hearing has been noticed for the Planning Commission meeting on 16 March 2023 to consider the preliminary plat application and vacation of existing easements. Exhibits: A. Site Location Map I. Utility Plan (5 sheets) B. Land Use Plan/Zoning Map J. Storm Sewer Plan (6 sheets) C. Phasing Plan K. Landscape Plan (6 sheets) D. Site Plan (6 sheets) L. Tree Preservation Plan (6 sheets) E. Preliminary Plat (6 sheets) M. Detached townhouse elevations F. Turn Lane Plans (2 sheets) N. Detached townhouse floor plans G. Existing Conditions Survey (2 sheets) O. Row townhouse elevations H. Grading/Erosion Control Plans (15 sheets) P. Row townhouse floor plans 2 ANALYSIS Comprehensive Plan. The north half of the property west of Keokuk Avenue is guided by the Comprehensive Plan for Low-to-Medium Density Residential land uses and is proposed to be developed with single family lots and detached townhouse dwellings. The Comprehensive Plan guides the south half of the property west of Keokuk Avenue for Medium Density Residential land uses. The preliminary plat proposes detached townhouse dwellings and row townhouse dwellings in the south area of the property west of Keokuk Avenue. The proposed residential land uses shown on the preliminary plat west of Keokuk Avenue are consistent with the development guided by the 2040 Land Use Plan for the respective land use categories. Outlot D located east of Keokuk Avenue is guided by the Comprehensive Plan for Commercial land uses by the Comprehensive Plan and is not proposed for development at this time. Outlot E located east of Keokuk Avenue is guided by the Comprehensive Plan for Medium-to- High Density Residential, High Density Residential, and Commercial land uses. Outlot E is also not proposed to be developed with the preliminary plat. Density. The preliminary plat proposes development of 256 dwelling units upon 65.37 gross acres net acres. The density of the preliminary plat is 3.9 dwelling units per acre, which is consistent with the minimum guided residential density of the Comprehensive Plan for the areas of the subject site being developed with the preliminary plat. Future development of Outlot D will be required to achieve the minimum residential densities guided by the Comprehensive Plan. MUSA. The subject site is within the current Municipal Urban Service Area (MUSA). Zoning. Corresponding to the 2040 Land Use Plan, the north half of the property west of Keokuk Avenue is zoned RST-2-, Single- and Two-Family Residential District and the south half of the property west of Keokuk Avenue is zoned RM-1, Medium Density Residential District. Single family and detached townhome dwellings are a permitted use within the RST-2 District. Detached townhome dwellings and row townhome dwellings with not more than six dwelling units per building are a permitted use within the RM-1 District. The proposed uses to be developed with the preliminary plat comply with those allowed by the Zoning Ordinance for the respective zoning districts. Outlot D is zoned C-3, General Commercial District. Future development of Outlot D will be required to conform to the allowed uses and standards of the C-3 District. Outlot E is zoned RM-2, Medium Density Residential District, RH-2, High Density Residential District and C-3, General Commercial District. Future development of Outlot E will be required to conform to the allowed uses and standards of the RM-2 District, RH-2 District, and C-3 District accordingly. 3 Surrounding Uses. The table below summarizes the existing and planned land uses surrounding the subject site: Direction MUSA Staging Land Use Plan Zoning Map Existing Use North Expansion Area B LMDR MHDR RST-2 District RM-2 District Undeveloped East NA NA NA I-35 South MUSA MHDR Commercial RM-1 District C-3 District Townhouses Commercial West MUSA Expansion Area B LDR RS-3 District RAO District River City Asphalt The area north of the 205th Street west of I-35, including the subject site and surrounding properties, is largely undeveloped as growth has occurred in other areas of Lakeville expanding in an orderly pattern to the west of I-35. The lands to the south, and a portion of the parcel to the west are included in the current Municipal Urban Service Area (MUSA). The balance of the area to the west and the properties to the north are included in MUSA Expansion Area B. For those properties within MUSA Expansion Area B, the expansion areas are designated by the Comprehensive Plan as future staging. Since the 1998 Comprehensive Plan, the dates attached to the MUSA Expansion Area designations have been defined as “not before” indicating that forecasted population, household, and employment growth together with land absorption projections would mean urban expansion would not include those areas before the year stated. The MUSA Staging Plan does not forecast that MUSA Expansion Area B will be eligible for development before 2028 based on the criteria established by the Comprehensive Plan for addition of developable parcels to the MUSA. The proposed development of the preliminary plat will be compatible with existing and planned commercial and residential land uses in the area. The areas abutting the subject site to the west and north are to remain rural until at least 2028 in accordance with the MUSA Staging Plan on an interim basis. The transition between the proposed preliminary plat and the abutting parcels within MUSA Expansion Area B is typical of that between a developing and pending developing area that will not result in long-term compatibility issues. EAW. The scope of the proposed development required processing of an Environmental Assessment Worksheet (EAW) in accordance with Minnesota Rules 4410.4300, Subp. 32. In accordance with Minnesota Rules 4410.1500, the EAW was completed and distributed to persons and agencies on the official Environmental Quality Board (EQB) distribution list and published on the City website. A notice of EAW availability was published in the EQB Monitor on 21 May 2022 initiating a 30-day public comment period that ended on 30 June 2022. The City Council adopted Findings of Fact that preparation of an Environmental Impact Statement is not required for the proposed development in accordance with Minnesota Rules 4410.1700, Subp 7. 4 Phasing Plan. The preliminary plat includes a proposed plan for buildout of the development in three phases:  Phase 1 consists of construction of 80 townhouse dwellings within Blocks 8, 9, and 10 together with construction of Keokuk Avenue to north of 204th Street, and Kristine Drive between Keokuk Avenue and 205th Street.  Phase 2 will consist of construction of 49 detached townhouse dwellings within Blocks 5, 6, 7, 8, and 9 and the remaining 47 row townhouse dwellings within Block 10 (96 total dwellings).  Phase 3 includes the 30 single family lots within Blocks 1-4 and remaining 50 detached townhomes within Blocks 5 and 6, as well as completion of Keokuk Avenue to the north line of the preliminary plat. The phasing plan illustrates construction of Keokuk Avenue between 205th Street and Kristine Drive as Phase 4. Construction of this segment of Keokuk Avenue will require acquisition of land from the exception parcel surrounded on three sides by the subject site. No timeframe is proposed for development of Outlot D or Outlot E. Single Family Lot Requirements. The proposed single family lots within Blocks 1-4 comply with the following minimum lot requirements of the RST-2 District as established in Section 11-57- 15.A of the Zoning Ordinance: Corner Lot Interior Lot Min. Lot Area 10,200sf. 8,400sf. Min. Lot Width 85ft. 70ft. Max. Lot Cover 40% Setbacks Front 20ft. building/25ft. garage Side 7ft. Rear 30ft. Detached Townhouse Lot Requirements. The proposed detached townhomes are platted as unit and base lots with within Block 5 through 7; Lots 1-6, Block 8; and Lots 1-8, Block 9. The minimum lot area requirement for detached townhouse uses within the RST-2 District and RM-1 District is 5,000 square feet per dwelling unit for each base lot/unit lots in accordance with Section 11-57-13 and Section 11-58-15 of the Zoning Ordinance, respectively. The area of the proposed detached townhouse lots within each base lot as shown on the preliminary plat exceeds the minimum area required by the Zoning Ordinance. There is no minimum lot width requirement for detached townhomes within the RST-2 District and RM-1 District. 5 Setback requirements for detached townhouse buildings are established by Section 11-57-15.B.2 and 3 and Section 11-58-17.B.2 and 3 of the Zoning Ordinance for the RST-2 District and RM-1 District, respectively. The setbacks required by the Zoning Ordinance are shown on the preliminary plat and site plan and the proposed detached townhouse buildings comply. Base Lot Public Street Between Buildings 30ft. 20ft. building 25ft. garage 14ft. Townhouse Lot Requirements. The proposed row townhomes are platted as unit and base lots with within Lots 7-33, Lots 9-32, Block 9; and Lots 1-76, Block 10. Section 11-58-15 of the Zoning Ordinance requires that the preliminary plat provide each townhouse base lot and unit lots with a minimum of 5,000 square feet of lot area per dwelling unit. Each townhouse base lot within the preliminary plat the complies with the minimum lot area per unit requirement. Setback requirements for the townhouse buildings are set forth in Section 11-58-17.B.2 and 3 of the Zoning Ordinance, as well as the requirements for buffer yard lots established by Section 11- 21-9.E.1.c of the Zoning Ordinance for the townhouse unit lots abutting the 205th Street as a Major Collector roadway. The required setbacks are shown on the preliminary plat and all of the proposed townhouse buildings comply. Base Lot Public Street Between Buildings Private Drive Guest Parking 205th St. 30ft. 20ft. building 25ft. garage 20ft. 25ft. 15ft. 50ft. 205th Street. The subject site abuts 205th Street, which is designated by the Transportation Plan as a Major Collector street. Dedication of right-of-way for the north half of the 120 feet required by the Transportation Plan for 205th Street is shown on the preliminary plat and is subject review and approval of the City Engineer. Keystone Avenue and Kristine Drive provide two access locations from 205th Street for the preliminary plat with Phase 1. The Transportation Plan recommends a minimum distance of 660 feet between street intersections. Keystone Avenue within the preliminary plat aligns with existing Keystone Avenue south of 205th Street and is more than 660 feet west of existing Keokuk Avenue. Likewise, Kristine Drive is more than 660 feet east of existing Keokuk Avenue. The proposed locations of Keystone Avenue and Kristine Drive within the preliminary plat comply with the spacing recommendations of the Transportation Plan. 6 Intersection spacing between streets and private driveways is regulated by Section 11-19-7.I.6 of the Zoning Ordinance. A minimum of 220 feet is required between a private drive serving individual commercial or industrial uses from a local street, which is the functional classification of Keystone Avenue and Kristine Drive within the preliminary plat. The spacing of Keystone Avenue and Kristine Drive from existing private driveways also accessing 205th Street complies with the minimum distances required by the Zoning Ordinance. Plans for construction of turn lanes required to be constructed by the developer from 205th Street to Keystone Avenue and Kristine Drive for access to the proposed development have been submitted and are subject to review and approval of the City Engineer. Keokuk Avenue. Keokuk Avenue within the preliminary plat is designated as a Minor Collector street north of 205th Street by the Transportation Plan. The preliminary plat provides for dedication of right-of-way and construction of Keokuk Avenue within the subject site within an 80-foot right-of-way with a 36-foot-wide section. The right-of-way and design for Keokuk Avenue is subject to review and approval of the City Engineer. There are three local street intersections to the west side of Keokuk Avenue shown on the preliminary plat. All three of the proposed intersections are spaced more than 660 feet apart, including the Keokuk Avenue and Kristine Drive intersection north of 205th Street. Future access to Keokuk Avenue from Outlot D and Outlot E will be subject to the intersection spacing requirements for private drives regulated by Section 11-19-7.I.6 of the Zoning Ordinance. The submitted plans illustrate extension of Keokuk Avenue between 205th Street and Kristine Drive. City staff recommends that the proposed alignment of Keokuk Avenue between 205th Street and Kristine Drive be shifted as far west as possible in consideration of street design requirements and the existing intersection at 205th Street. The extension of Keokuk Avenue north of 205th Street crosses the exception parcel before entering the plat. Keokuk Avenue between 205th Street and Kristine Drive will not be needed for development of the preliminary plat with two accesses to 205th Street being available at Keystone Avenue and Kristine Drive. City staff recommends that the proposed right-of-way for Keokuk Avenue south of Kristine Drive be combined with Outlot D and be platted in the future if and when plans for Keokuk Avenue between 205th Street and Kristine Drive are established. City staff also recommends that the alignment of Keokuk Avenue south of Kristine Drive be shifted as far west as possible. Kristine Drive. Because the subject site is separated from the planned Keokuk Avenue and 205th Street intersection by an exception parcel not included in the preliminary plat, the developer is proposing construction of Kristine Drive east of Keokuk Avenue to 205th Street between Outlot D and Outlot E. The preliminary plat proposes Kristine Drive as a local residential street with a 60- foot right-of-way and 32-foot-wide section. Right-of-way dedication and construction plans for Kristine Drive is subject to review and approval of the City Engineer. Future access to Kristine Drive from Outlot D and Outlot E will be subject to the intersection spacing requirements for private drives regulated by Section 11-19-7.I.6 of the Zoning Ordinance. 7 Local Streets. The preliminary plat illustrates local streets north of 205th Street and west of Keokuk Avenue for access to the proposed single family lots, detached townhouse dwellings, and row townhouse dwellings. The preliminary plat illustrates that these streets are to be constructed within 60 feet of right-of-way and have a 32 foot wide section as required by Section 10-4-3.P of the Subdivision Ordinance. Local street right-of-way dedication and the street section designs and construction plans are subject to review and approval of the City Engineer. Section 10-4-3.S.2 of the Subdivision Ordinance limits permanent cul-de-sac streets to areas where topography or other physical site conditions warrant a permanent dead-end. The preliminary plat includes two cul-de-sac streets for the blocks separated by Outlot A, which encompasses an existing waterway and stormwater basins. The two cul-de-sacs comply with design standards specified by Section 10-4-3.S.3 of the Subdivision Ordinance requiring a minimum length of 150 feet, maximum length of 600 feet, and a turnaround with 60 foot radius for the right-of-way and 45 foot radius pavement section. Section 10-4-3.A of the Subdivision Ordinance requires that the preliminary plat provide for future connections to adjoining unsubdivided parcels. These future street connections are required to ensure adequate access for planned land uses, emergency and delivery vehicle access, and neighborhood connectivity between developments. The proposed preliminary plat includes reasonable connections for future streets with the undeveloped parcel to the west via 203rd Street and 204th Street. The phasing plan includes construction of 204th Street to the west plat line in Phase 2 and 203rd Street to the west plat line with Phase 3. The Subdivision Ordinance does not require that the street connections to the west be constructed with the first phase of development. Pedestrians. Section 10-4-3.H requires construction of concrete sidewalks on one side of local residential streets. The preliminary plat illustrates five-foot-wide sidewalks on one side of the local streets west of Keokuk Avenue. A sidewalk is also shown on the north side of Kristine Drive between Keokuk Avenue and 205th Street. Bituminous trails will be constructed along both sides of Keokuk Avenue, along the north side of 205th Street, within Lot 77, Block 10 south of Kristine Drive (connecting to 205th Street) and within Outlot A connecting 203rd Street to Keystone Court. The developer will be required to grant a trail easement to the city for the trail on Lot 77, Block 10. The developer will be responsible for 100 percent of the cost for grading and restoration for these trails. The developer will receive a credit to the final plat cash fees for the City’s 3/8th share (excluding grading and restoration) of the trail construction cost abutting the public streets. A trail is also proposed within Outlot A to provide pedestrian connectivity within the development and will require a bridge crossing the existing waterway. The developer will be responsible for 100 percent of the grading and restoration for this trail and the city will reimburse the developer 100 percent of the cost for the construction of the trail within Outlot A, including the waterway crossing. 8 Private Drives. The preliminary plat includes Kally Ridge Way as a private drive with two connections to public streets at Keystone Avenue and Kristine Drive to access the townhouse dwellings of Lots 30-76, Block 10 within the RM-1 District. The private drive is designed as 24 feet in width in accordance with the standards specified in Section 11-58-21.G.4 of the Zoning Ordinance and is subject to review and approval of the City Engineer. The private drive intersections with the local streets are setback a minimum of 90 feet from both 205th Street and Keokuk Avenue as required by Section 11-19-7.I.6 of the Zoning Ordinance. Section 11-58-21.H of the Zoning Ordinance requires that 0.5 off-street parking stalls be provided per row townhouse dwelling. Based on 127 row townhouse dwellings, 64 off-street parking stalls must be provided. The site plan illustrates a total of 64 guest parking stalls divided between 22 stalls in an off-street parking area accessed from Keystone Avenue and 42 head-in guest parking stalls off of Kally Ridge Way, south of Kristine Drive. Grading. The submitted plans include grading, tree preservation, erosion control, and stormwater management. The grading plan will preserve 22 percent of the significant trees inventoried within the subject site, although there is no minimum requirement to preserve trees. The grading plan illustrates grading beyond the boundaries of the plat on abutting property. The developer will be required to obtain easements for the off-site grading prior to approval of a final plat or the grading plans will need to be revised provide for all of the earth work and stormwater management within the boundaries of the plat. The grading plan also includes construction of privately owned and maintained retaining walls within the preliminary plat and are to be subject to review and approval of the City Engineer. Proposed storm basins are shown on the preliminary plat within outlots, which will be deeded to the city as required by Section 10-4-4 of the Subdivision Ordinance. All grading, drainage, stormwater management, retaining walls, tree preservation, and wetland issues are subject to review and approval of the City Engineer. Utilities. Plans for extension of sewer and water utilities to serve the proposed preliminary plat have been submitted. The utility plan provides for extension of sewer and water utilities to abutting properties to the west and north as required by the Sanitary Sewer Comprehensive Plan and Comprehensive Water System Plan. The Subdivision Ordinance does not require that utilities be extended to abutting properties with the first phase of construction. All utility plans are subject to and is subject to review and approval of the City Engineer. Easements. The preliminary plat provides for dedication of drainage and utility easements at the perimeter of all lots and over any utilities or drainageways not within public rights-of-way as required by Section 10-4-4 of the Subdivision Ordinance. The following existing easements within the subject site are to be vacated and replaced by those to be dedicated as shown on the preliminary plat: 9  Easement Grant to Minnesota Natural Gas Company for pipe line purposes as Document Number 404990  Rights of the City of Lakeville for roadway purposes as Document Number 453072  Easement in favor of Northern States Power Company as Document Number 397868  Easement in favor of Dakota County Electric Cooperative as Document Number 394481 Dedication of 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 identifies a need to acquire land from the area of the subject site for development of a neighborhood park. Park dedication has not been required from the existing parcels within the subject site. Section 10-4-8.I of the Subdivision Ordinance allows the City to require dedication of up to 14 percent of the net buildable area of the property west of Keokuk Avenue for public parks for the subdivision based on the planned density of the preliminary plat. Section 10-4-8.K of the Subdivision Ordinance provides that the City may, at its discretion, elect to receive a combination of cash, land, and development of the land in satisfaction of park dedication requirements. The total area the city may require to be dedicated for public parks within the preliminary plat is 10.38 acres. Parks and Recreation Department staff and Engineering Division staff provided direction to the developer to define a location, area, and configuration for land to be dedicated to the City with the preliminary plat. The preliminary plat provides for dedication of 2.84 acres of land for park purposes within Outlot C, on which a future neighborhood park is to be constructed by the City. The characteristics of the land to be dedicated to the city for a neighborhood park is consistent with land acquired from the Legacy and Summerlyn subdivisions and is accessible by trail for the neighborhood and surrounding areas. Legacy and Summerlyn neighborhood parks, as well as the larger parks at North Creek and Pinnacle Reserve, have the same amenities including play containers with various structures, shelters, court games, and open field play areas. There is sufficient area within Outlot C of the preliminary plat to accommodate these same amenities consistent with the City’s current neighborhood park facility development practices. Specific facilities development of the future park will be determined with neighborhood input. The proposed dedication satisfies an estimated 27.36% or 70.04 lots of the required park dedication for the preliminary plat development west of Keokuk Avenue. The park dedication requirement for the remaining 72.64% or 185.96 lots for the area west of Keokuk Avenue will be required to be paid with cash with the future phase final plats. Outlot D and Outlot E are to be subject to park dedication requirements separately as determined at the time of preliminary plat and final plat approval for each outlot. Satisfaction of park dedication requirements is to be subject to review of the Parks, Recreation, and Natural Resources Committee and approval of the City Council. 10 Landscaping. A landscape plan has been submitted with the preliminary plat application to address the requirements of Section 11-21-9 of the Zoning Ordinance. The landscape plan complies with the following requirements subject to review and approval of the City Forester at the time of final plat approval:  Two trees are to be planted for each single family lot, one of which must be within the front yard.  A planting schedule meeting the requirements of Section 11-57-19.G of the Zoning Ordinance for detached townhouse unit and base lots.  A planting schedule meeting the requirements of Section 11-58-21.I of the Zoning Ordinance for row townhouse unit and base lots.  Buffer yard landscaping meeting the requirements of Section 11-21-9.E.5 of the Zoning Ordinance for yards abutting 205th Street (in addition to the requirements of Section 11- 58-21.I of the Zoning Ordinance). Building Requirements. Building plans for detached townhouse dwellings and row townhouse dwellings have been submitted regarding compliance with the following provisions:  Detached townhouses and row townhouses are subject to the exterior materials established by Section 11-57-19.B.3 and Section 11-58-21.B.3 of the Zoning Ordinance, respectively, which will be subject to review and approval of the Zoning Administrator at the time a building permit is issued.  Detached townhouses and row townhouses must provide for a two-car attached garage meeting the requirements of Section 11-57-19.C and Section 11-58-21.C of the Zoning Ordinance, respectively. The submitted floor plans indicate that the detached townhouses and row townhouse dwellings each have a two-car attached garage that comply with the respective floor area requirements for dwellings with and without basements. Outlots. The preliminary plat includes five outlots: Outlot Purpose Ownership A, B Stormwater basin Deed to City C Park Dedicate to City D Future commercial development Retained by developer E Future townhouse/multiple family development Future commercial development 11 Development of Outlots D and E will require future applications for preliminary plant and final plat approval. The City will, at that time, be able to evaluate the ability of infrastructure constructed with this preliminary plat to accommodate development of the outlots. This evaluation will include a determination by the City if construction of Keokuk Avenue north of 205th Street through the exception parcel is required before one or both of the outlots can be developed based on the criteria established by Section 10-2-5 of the Subdivision Ordinance. CONCLUSION The proposed Ritter Meadows preliminary plat is consistent with the Comprehensive Plan regarding proposed land use, transportation, utilities, and stormwater management. Furthermore, the preliminary plat complies with the requirements of the Zoning Ordinance and Subdivision Ordinance. Our office and City staff recommend approval of the preliminary plat application and vacation requests subject to the following conditions: 1. Street right-of-way dedication, sections construction plans, turn lane construction plans, and private drive construction plans shall be subject to review and approval of the City Engineer. 2. The preliminary plat shall be revised to include the proposed public right-of-way for Keokuk Avenue south of Kristine Drive within the area of Outlot D. 3. Trails: a. The developer shall be responsible for 100 percent of the cost of grading and restoration for trail construction. b. The developer shall be responsible for 5/8th of the cost of bituminous for construction of trails within the preliminary plat, except for the trail within Outlot A, which shall be reimbursed 100 percent by the City, including the waterway crossing. c. The developer shall dedicate a public trail easement over Lot 77, Block 10, subject to review and approval of the Parks and Recreation Director and City Engineer. 4. Prior to application for final plat approval the developer shall obtain easements to allow for grading outside of the plat boundaries or the grading plan shall be revised such that all grading occur within the boundaries of the plat. 5. All tree preservation, grading, drainage, stormwater management, retaining walls shall be subject to review and approval of the City Engineer. 6. Outlot A and Outlot B shall be deeded to the City for stormwater management purposes. 7. The landscape plan shall be subject to review and approval of the City Forester and City Engineer. 12 8. All utility plans shall be subject to review and approval of the City Engineer. 9. Dedication of drainage and utility easements shall be subject to review and approval o the City Engineer. 10. Outlot C shall be dedicated to the City for park purposes. The balance of required park dedication shall be satisfied as a cash fee in lieu of land calculated at the time of final plat approval. 11. Outlot D and Outlot E shall require future application for preliminary plat and final plat approval subject to the procedures established by Title 10 of the City Code. 12. Outlot D and Outlot E shall be subject to park dedication requirements at the time of preliminary plat and final plat approval. 13. Detached townhouse and townhouse dwelling units shall comply with the design and construction standards established by Section 11-57-19 and Section 11-58-21 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. c. Justin Miller, City Administrator John Hennen, Parks and Recreation Director Tina Goodroad, Community Development Director Alex Jordan, Assistant City Engineer Andrea McDowell-Poehler, City Attorney Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Ritter Meadows Preliminary Plat area KENRICK AVE205TH ST KEOKUK AVE207TH STKEYSTONE AVEI-35City of Lakeville Location Map Ritter Meadows Preliminary Plat EXHIBIT A 2040 Comp Plan Land Use Map City of Lakeville Zoning Map Ritter Meadows Preliminary PlatKENRICK AVEKENRICK AVEKEOKUK AVEKEOKUK AVEKEYSTONE AVEKEYSTONE AVEI-35I-35205TH ST 205TH ST M/HDR M/HDR RM-1 EXHIBIT B M/HDR M/HDR HDR L/MDR L/MDR MDR LDR L/MDR L/MDR C C C RDR RDR Ritter Meadows Preliminary Plat area Ritter Meadows Preliminary Plat area RS-3 RST-2 RH-2 C-3 RM-2 RM-2 RM-2 C-3 C-3 RST-2 RST-2 RA RA RAO RAO PUD PUD RS-3 12345678910111213321216 5 4 3 2 129303132333435364647484950 51 52 53 54555657 2 1 2 3 4 5 7 8 9 1234567 8 9 10 11 12 13 6 5 4 3 3231302928 272625242322212019181716151413121110987 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 2 3 4 5 12 11 3 4 5 6 10 9 1 33 6 1 2 3 4 5 6 7 8 6 7 8 9 10 11 12131415 1 2BLOCK 2BLOCK 1 BLOCK 4BLOCK 3 BLOCK 5BLOCK 5BLOCK 5BLOCK 6 BLOCK 7 BLOCK 8BLOCK 9KESOTA LA N E KINGSLEY LANE 204T H S T N W 204TH ST NW 204TH ST NW KEYSTONE KEYSTONE COURTKEYSTONE AVEUNUEKEYSTONE AVENUEKEYSTONE AVENUEKALLY RIDGE WAY KALLY RIDGE WAYKRISTINE DRIVE KRI S T I N E D R I V E KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NW KEATS AVENUE PARK (2.84 AC) OUTLOT A OUTLOT B 34 33 77 33 OUTLOT A BLOCK 10 BLOCK 9 63 64 65 49 2423 71 72 75 30 57 58 59 60 61 62 38 39404142434445465152535456 31 33 34 35 36 48 8 9 10 11 12 13 14 15 16 17 19 20 21 22 37 2928272625 73 74 32 475055 187 68 69 706667 77 BLOCK 10 76 KRI S T I N E D R I V E OUTLOT D OUTLOT EAVENUE1 OUTLOT C 58 5858 14 BLOC K 8 34 58 16 OUTLOT C 454443 37 3839404142 10 11 12 13 14 15 16 171819202122232425262728OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112KESOTA COURTEXCEPTIONN00°30'21"E 2640.15S89°51'51"W 1039.20 N89°59'46"W 1135.72 S89°51'51"W 105.57 S00°49'24"W 396.06S00°02'45"W28.02S00°02'45"W 548.92R=1080.00L=1198.14Δ=63°33'48"R=500.00L=275.31=31°32'53"R=500.00L=279.39=32°00'55"10RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PHASING PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGEND:PHASE 1:PHASE 2:PHASE 3:EXHIBIT C EXCEPTIONVIEW A VIEW B VIEW C VIEW D 12345678910111213321216 5 4 3 2 129303132333435364647484950 51 52 53 54555657 2 1 2 3 4 5 7 8 9 1234567 8 9 10 11 12 13 6 5 4 3 3231302928 272625242322212019181716151413121110987 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 2 3 4 5 12 11 3 4 5 6 10 9 1 33 6 1 2 3 4 5 6 7 8 6 7 8 9 10 11 12131415 1 2BLOCK 2BLOCK 1 BLOCK 4BLOCK 3 BLOCK 5BLOCK 5BLOCK 5BLOCK 6 BLOCK 7 BLOCK 8BLOCK 9KESOTA LA N E KINGSLEY LANE 204T H S T N W 204TH ST NW 204TH ST NW KEYSTONE KEYSTONE COURTKEYSTONE AVEUNUEKEYSTONE AVENUEKEYSTONE AVENUEKALLY RIDGE WAY KALLY RIDGE WAYKRISTINE DRIVE KRI S T I N E D R I V E KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NW KEATS AVENUE PARK (2.84 AC) OUTLOT A OUTLOT B 34 33 77 33 OUTLOT A BLOCK 10 BLOCK 9 63 64 65 49 2423 71 72 75 30 57 58 59 60 61 62 38 39404142434445465152535456 31 33 34 35 36 48 8 9 10 11 12 13 14 15 16 17 19 20 21 22 37 2928272625 73 74 32 475055 187 68 69 706667 77 BLOCK 10 76 KRI S T I N E D R I V E OUTLOT D OUTLOT EAVENUE1 OUTLOT C 58 5858 14 BLOC K 8 34 58 16 OUTLOT C 454443 37 3839404142 10 11 12 13 14 15 16 171819202122232425262728OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112KESOTA COURT11RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL SITE PLAN OVERVIEW 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONSITE PLAN NOTES:LEGEND:EXHIBIT D 123456789101112133212 16 543 2 13536464748BLOCK 2 BLOCK 1BLOCK 4BLOCK 3BLOCK 5KEYSTONE COURT KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NWKEATS AVENUE OUTLOT AOUTLOT A58454443373839404142151617181920212223242526OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112KE S O T A C O U R T 12RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL SITE PLAN VIEW A 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION 2930313233343536464748495051525354555657212345789123456789101112136543302928272625242322212019181716151413121110987345610912345678678910111213141512BLOCK 5 BL O C K 5 BLOCK 5BLOCK 6B LO C K 7BLOCK 8BLOCK 9 KESOTA LANEKINGSLEY LANE204TH ST NW204TH ST NW204TH ST NWKEYSTONE KEYSTONE COURTKEYSTONE AVEUNUE KEOKUK AV E .PARK (2.84 AC)OUTLOT AOUTLOT B3433AVENUE1OUTLOT C585814BLOCK 8345816OUTLOT C101112131415161725262728KE S O T A C O U R T 13RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL SITE PLAN VIEW B 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION E X C E P T I O N 323130292827262524232221201918171615141312111098713141516171819202122232425262728293031322345121110913368BLOCK 8KEYSTONE AVENUEKEYSTONE AVENUE KALLY RIDGE WAYKALLY RIDGE W A Y KRISTINE DRIVE KRISTINE DRIVEKEOK U K A V E .34337733BLOCK 10BLOCK 963646549242371727530575859606162383940414243444546515253545631333435364889101112131415161719202122372928272625737432475055187686970666777BLOCK 1076KRISTINE DRIVEBLOCK 834OUTLOT C14RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL SITE PLAN VIEW C 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION EXCEPTION 3231302928272625242333KALLY RIDGE WAY KRISTINE DRIVEKEOKUK AVE.77BLOCK 10717275303839313334353637292827262573743276KRISTINE DRIVEOUTLOT DOUTLOT EBLOCK 83415RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL SITE PLAN VIEW D 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION VILLA LOT70' LOTTOWNHOME LOT16RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL SITE NOTES AND DETAILS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONROAD SECTIONSKEOKUK AVE. 80' ROW ROAD SECTIONTYPICAL 60' ROW ROAD SECTIONDEVELOPMENT LOT DETAILSSTANDARD DETAILSSITE PLAN LOT DATA:PRIVATE ROAD SECTION (24' B-B)DENSITY CALULATIONS:KRISTINE DR. 80' ROW ROAD SECTION 123456789101112133212 1 6 5 4 3 2 1 29303132 33 34 35 3646 47 48 49 50 51 52 53 54555657 2 1 2 3 4 5 7 8 9 1234567 8 9 10 11 12 13 6 5 4 3 3231302928 272625242322212019181716151413121110987 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 2 3 4 5 12 11 3 4 5 6 10 9 1 33 6 1 2 3 4 5 6 7 8 6 7 8 9 10 11 12131415 1 2BLOCK 2BLOCK 1 BLOCK 4BLOCK 3 BLOCK 5BLOCK 5BLOCK 5BLOCK 6 BLOCK 7 BLOCK 8BLOCK 9KESOTA LAN E KINGSLEY LANE 204T H S T N W 204TH ST NW 204TH ST NW KEYSTONE KEYSTONE COURTKEYSTONE AVEUNUEKEYSTONE AVENUEKEYSTONE AVENUEKALLY RIDGE WAY KALLY RIDGE WAYKRISTINE DRIVE KRI S T I N E D R I V E KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NW KEATS AVENUE OUTLOT A OUTLOT B 34 33 77 33 OUTLOT A BLOCK 10 BLOCK 9 63 64 65 49 2423 71 72 75 30 57 58 59 60 61 62 38 39404142434445465152535456 31 33 34 35 36 48 8 9 10 11 12 13 14 15 16 17 19 20 21 22 37 2928272625 73 74 32 475055 187 68 69 706667 77 BLOCK 10 76 KRI S T I N E D R I V E OUTLOT D OUTLOT EAVENUE1 OUTLOT C 58 58 58 14 BLOC K 8 34 58 16 OUTLOT C 454443 37 3839404142 10 11 12 13 14 15 16 1718192021222324 25 26 2728 OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112 KESOTA COURTKEOKUKAVE.S89°51'51"W 1039.20'N0°30'21"E 2640.15'N89°59'46"W 1317.82'N89°53'07"E 1001.72'L=334.63'R=11275.16'Δ=1°42'02"S27°07'40"W108.53'S22°26'19"E108.53'L=846.95'R=11275.16'Δ=4°18'14"S7°08'57"W 938.98'S26°46'23"W106.27'S7°08'57"W158.15'S84°19'41"W 257.49 'S0°45'25"W33.21'S85°02'05"W 512.80'N0°46'24"E 418.70'S89°51'51"W 264.04'S0°49'24"W 396.06'VIEW C VIEW D VIEW B VIEW A MATCH LINE M A T C H L I N E MA T C H L I N E MATCH LINE MATCH LINE MATCH LINE 4RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PRELIMINARY PLAT OVERVIEW 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGEND:DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:Being 5 feet in width and adjoining lot lines and 10 feet inwidth and adjoining right of way lines, unless otherwiseindicated on the plat.NOT TO SCALEEXHIBIT E 123456789101112133212 16 54 32 129303132333435364647484950BLOCK 2 BLOCK 1BLOCK 4BLOCK 3BLOCK 5 BL O C K 5 KEYSTONE COURT KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NWKEATS AVENUE OUTLOT AOUTLOT A58585845444337383940414213141516171819202122232425262728OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112KE S O T A C O U R T =N89°59'46"W 1317.82'MATCH LINEMATCH LINEMATCH LINEMATCH LINE=5RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PRELIMINARY PLAT VIEW A 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION 29303132333435364647484950515253545556572123457891234567891011121365432726252423222120191817161514131211109873456912345678678910111213141512BLOCK 5 BL O C K 5 BLOCK 5 BLOCK 6B LO C K 7BLOCK 8BLOCK 9 KESOTA LANEKINGSLEY LANE204TH ST NW204TH ST NW204TH ST NWKEYSTONE KEYSTONE COURTKEYSTONE AVEUNUE KEOKUK AV E .OUTLOT AOUTLOT B3433AVENUE1OUTLOT C58585814BLOCK 85816OUTLOT C10111213141516172425262728KE S O T A C O U R T N0°30'21"E 2640.15'MATCH LINEMATCH LINEMATCH LINEMATCH LINEMATCH LINEMATCH LINE6RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PRELIMINARY PLAT VIEW B 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION 3231302928272625242322212019181716151413121110987131415161718192021222324252627282930313223451211610913368BLOCK 8KEYSTONE AVENUEKEYSTONE AVENUE KALLY RIDGE WAYKALLY RIDGE W A Y KRISTINE DRIVE KRISTINE DRIVEKEOK U K A V E .34337733BLOCK 10BLOCK 963646549242371727530575859606162383940414243444546515253545631333435364889101112131415161719202122372928272625737432475055187686970666777BLOCK 1076KRISTINE DRIVEBLOCK 834OUTLOT C=KEOKUK AVE.S89°51'51"W 1039.20'N0°46'24"E 418.70'S89°51'51"W 264.04'S0°49'24"W 396.06'MATCH LINEMATCH LINE7RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PRELIMINARY PLAT VIEW C 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION 3231302928272633KALLY RIDGE WAY KRISTINE DRIVEKEOKUK AVE.77BLOCK 10753038313334353637292827743276KRISTINE DRIVEOUTLOT DOUTLOT EBLOCK 834OUTLOT CKEOKUKAVE. S7°08'57"W 9 3 8 . 9 8 ' S2 6 ° 4 6 ' 2 3 " W 10 6 . 2 7 ' S7°08'57"W 158.15'S84°19'41"W 257.49'S0°45'25"W33.21'S85°02'05"W 512.80'N0°46'24"E 418.70'S89°51'51"W 264.04'S0°49'24"W 396.06'8RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PRELIMINARY PLAT VIEW D 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION PARCEL AREA TABLEPARCELB1-L1B1-L2B1-L3B1-L4B1-L5B1-L6B1-L7B1-L8B1-L9B1-L10B1-L11B1-L12B1-L13B2-L1B2-L2B2-L3B3-L5B3-L6B4-L1B4-L2B4-L3B4-L4B4-L5B4-L6B4-L7B4-L8B4-L9B4-L10B4-L11B4-L12B5-L1B5-L2B5-L3B5-L4B5-L5B5-L6B5-L7B5-L8B5-L9B5-L10B5-L11B5-L12AREA SF12,9629,1169,1139,1099,7569,1029,45410,51112,83915,08811,1149,1009,82611,1929,16910,0309,1009,94511,0509,1009,1009,1009,10010,07511,3349,45310,00610,4079,9689,1004,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,370AREA AC0.300.210.210.210.220.210.220.240.290.350.260.210.230.260.210.230.210.230.250.210.210.210.210.230.260.220.230.240.230.210.100.100.100.100.100.100.100.100.100.100.100.10PARCEL AREA TABLEPARCELB5-L13B5-L14B5-L15B5-L16B5-L17B5-L18B5-L19B5-L20B5-L21B5-L22B5-L23B5-L24B5-L25B5-L26B5-L27B5-L28B5-L29B5-L30B5-L31B5-L32B5-L33B5-L34B5-L35B5-L36B5-L37B5-L38B5-L39B5-L40B5-L41B5-L42B5-L43B5-L44B5-L45B5-L46B5-L47B5-L48B5-L49B5-L50B5-L51B5-L52B5-L53B5-L54AREA SF4,3704,3704,3704,3704,3704,3704,3694,3694,3694,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3694,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,370AREA AC0.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.10PARCEL AREA TABLEPARCELB5-L55B5-L56B5-L57B5-L58B6-L1B6-L2B6-L3B6-L4B6-L5B6-L6B6-L7B6-L8B6-L9B6-L10B6-L11B6-L12B6-L13B6-L14B7-L1B7-L2B7-L3B7-L4B7-L5B7-L6B7-L7B7-L8B7-L9B7-L10B7-L11B7-L12B7-L13B7-L14B7-L15B7-L16B8-L1B8-L2B8-L3B8-L4B8-L5B8-L6B8-L7B8-L8AREA SF4,3704,3704,370238,9064,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,37060,0094,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,3704,37028,4254,3704,3704,3704,3704,3704,3702,2821,989AREA AC0.100.100.105.480.100.100.100.100.100.100.100.100.100.100.100.100.101.380.100.100.100.100.100.100.100.100.100.100.100.100.100.100.100.650.100.100.100.100.100.100.050.05PARCEL AREA TABLEPARCELB8-L9B8-L10B8-L11B8-L12B8-L13B8-L14B8-L15B8-L16B8-L17B8-L18B8-L19B8-L20B8-L21B8-L22B8-L23B8-L24B8-L25B8-L26B8-L27B8-L28B8-L29B8-L30B8-L31B8-L32B8-L33B8-L34B9-L1B9-L2B9-L3B9-L4B9-L5B9-L6B9-L7B9-L8B9-L9B9-L10B9-L11B9-L12B9-L13B9-L14B9-L15B9-L16AREA SF1,9891,9891,9892,2822,2821,9891,9891,9892,2822,2821,9891,9891,9892,2822,2821,9891,9891,9892,2822,2821,9891,9891,9891,9892,28288,0334,3704,3704,3704,3704,3704,3704,3704,3702,2821,9891,9892,2822,2821,9891,9891,989AREA AC0.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.052.020.100.100.100.100.100.100.100.100.050.050.050.050.050.050.050.05PARCEL AREA TABLEPARCELB9-L17B9-L18B9-L19B9-L20B9-L21B9-L22B9-L23B9-L24B9-L25B9-L26B9-L27B9-L28B9-L29B9-L30B9-L31B9-L32B9-L33B10-L1B10-L2B10-L3B10-L4B10-L5B10-L6B10-L7B10-L8B10-L9B10-L10B10-L11B10-L12B10-L13B10-L14B10-L15B10-L16B10-L17B10-L18B10-L19B10-L20B10-L21B10-L22B10-L23B10-L24B10-L25AREA SF2,2822,2821,9891,9891,9892,2822,2821,9891,9891,9892,2822,2821,9891,9891,9892,282164,1512,2821,9891,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,282AREA AC0.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.053.770.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.05PARCEL AREA TABLEPARCELB10-L26B10-L27B10-L28B10-L29B10-L30B10-L31B10-L32B10-L33B10-L34B10-L35B10-L36B10-L37B10-L38B10-L39B10-L40B10-L41B10-L42B10-L43B10-L44B10-L45B10-L46B10-L47B10-L48B10-L49B10-L50B10-L51B10-L52B10-L53B10-L54B10-L55B10-L56B10-L57B10-L58B10-L59B10-L60B10-L61B10-L62B10-L63B10-L64B10-L65B10-L66B10-L67AREA SF1,9891,9891,9892,2822,2821,9891,9892,2822,2821,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,2821,9891,9891,9891,9892,2822,2821,9891,9891,9892,282AREA AC0.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.050.05PARCEL AREA TABLEPARCELB10-L68B10-L69B10-L70B10-L71B10-L72B10-L73B10-L74B10-L75B10-L76B10-L77OUTLOT AOUTLOT BOUTLOT COUTLOT DOUTLOT EROW - INTERNAL NORTHROW - INTERNAL SOUTHROW - KEOKUK AVENUEROW - KRISTINE DRIVEROW (EAST) - 205TH ST WROW (WEST) - 205TH ST WTOTALAREA SF2,2821,9891,9891,9892,2822,2821,9891,9892,282383,106300,236169,989123,579179,5032,276,81178,559330,658186,39069,90139,82340,4675,764,063AREA AC0.050.050.050.050.050.050.050.050.058.796.893.902.844.1252.271.807.594.281.600.910.93132.32PARCEL AREA TABLEPARCELB5-L58 (WHOLE AREA)B6-L14 (WHOLE AREA)B7-L16 (WHOLE AREA)B8-L34 (WHOLE AREA)B9-L33 (WHOLE AREA)B10-L77 (WHOLE AREA)AREA SF487,991116,81993,975170,889249,779542,481AREA AC11.202.682.163.925.7312.459RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL PRELIMINARY PLAT PARCEL AREA TABLE 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION 3132KEYSTONE AVENUE33 77BLOCK 10BLOCK 9636465717275575859606162737468697066673132KEYSTONE AVENUE33 77BLOCK 10BLOCK 96364657172755758596061627374686970666744RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL 205TH ST W TURN LANE PLANS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONDEMOLITION PLANSITE, UTILITY AND PAVEMENT PLANTYPICAL TURN LANE SECTIONTURN LANE NOTES(INSET A)EXHIBIT F TURN LANE NOTES(INSET A)45RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL 205TH ST W TURN LANE PLANS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONDEMOLITION PLANSITE, UTILITY AND PAVEMENT PLANTYPICAL TURN LANE SECTION N00°30'21"E 2640.15 P A R C E L BMATCH LINE -- SEE SHEET 2MATCH LINE -- SEE SHEET 1N89°59'46"W 1135.72NO BUILDINGS OBSERVED PARCEL C S00°02'45"W 548.92 R=500.0 0 L=275.3 1 =31°32'5 3 " R =1 0 8 0 .0 0 L =1 1 9 8 .1 4 Δ =6 3 °3 3 '4 8 "1"=100'10/19/2022PGJLFIELD CREWDRAWN BYSCALEDATE ISSUEDJOB NO.CHECKED BY222-0122LAKEVILLE, MN 55044KEOKUK AVE KEOKUK AVERSSignatureDate License NumberPrint NamePETER GOERSI hereby certify that this survey, plan, or reportwas prepared by me or under my directsupervision and that I am a duly Licensed LandSurveyor under the laws of the state ofMinnesota.733 Marquette Ave, Ste 700Minneapolis, MN 55402612.758.3080 612.758.3099www.alliant-inc.comMAINFAX10/19/202244110SHEET 1 OF 3 SHEETS PROPERTY DESCRIPTIONThe Land is described as follows:Parcel A:The East half of the Northeast Quarter of Section 26, Township 114, Range 21, Dakota County, Minnesota, except(I) the South 396.00 feet of the East 264.00 feet thereof, both distances as measured at right angles, and (II) thatpart of the Northeast Quarter of the Northeast Quarter of Section 26, Township 114, Range 21, Dakota County,Minnesota described as follows:Commencing at the Northeast corner of said Section 26; thence Southerly along the East line of said NortheastQuarter of the Northeast Quarter a distance of 216.81 feet to the point of beginning of the land to be described;thence Westerly, deflecting to the right 90 degrees 00 minutes 00 seconds, a distance of 400.00 feet; thenceSoutherly, deflecting to the left 90 degrees 00 minutes 00 seconds, a distance of 590.00 feet; thence Easterly,deflecting to the left 90 degrees 00 minutes 00 seconds, a distance of 400.00 feet to said East line of the NortheastQuarter of the Northeast Quarter; thence Northerly along said East line of the Northeast Quarter of the NortheastQuarter a distance of 590.00 feet to the point of beginning.Parcel B:That part of the Northeast Quarter of the Northeast Quarter of Section 26, Township 114, Range 21, DakotaCounty, Minnesota described as follows:Commencing at the Northeast corner of said Section 26; thence Southerly along the East line of said NortheastQuarter of the Northeast Quarter a distance of 216.81 feet to the point of beginning of the land to be described;thence Westerly, deflecting to the right 90 degrees 00 minutes 00 seconds, a distance of 400.00 feet; thenceSoutherly, deflecting to the left 90 degrees 00 minutes 00 seconds, a distance of 590.00 feet; thence Easterly,deflecting to the left 90 degrees 00 minutes 00 seconds, a distance of 400.00 feet to said East line of the NortheastQuarter of the Northeast Quarter; thence Northerly along said East line of the Northeast Quarter of the NortheastQuarter a distance of 590.00 feet to the point of beginning.Parcel C:That part of the Northwest Quarter of the Northwest Quarter of Section 25, Township 114, Range 21, DakotaCounty, Minnesota, lying Westerly of the Westerly right-of-way line of Interstate Hwy. No. 35, and as the same isnow laid out and traveled.ANDThat part of the Southwest Quarter of the Northwest Quarter and of the Northwest Quarter of the SouthwestQuarter, both in Section 25, Township 114, Range 21, Dakota County, Minnesota, lying Westerly of the Westerlyright-of-way line of Interstate Hwy. No. 35, as the same is now laid out and traveled, and lying Northerly of thefollowing described line:Commencing at the Northwest corner of said Northwest Quarter of the Southwest Quarter; thence South 0 degrees00 minutes 48 seconds West, assumed bearing, along the West line of said Northwest Quarter of the SouthwestQuarter, a distance of 22.65 feet to the centerline of County State Aid Highway No. 64, as the same is now laid outand traveled; thence Easterly along said centerline and along a nontangential curve concave to the North, having aradius of 5729.58 feet and a central angle of 2 degrees 41 minutes 32 seconds, a distance of 269.21 feet, a chord ofsaid curve bears North 85 degrees 47 minutes 28 seconds East; thence North 84 degrees 26 minutes 42seconds East tangent to said curve and continuing along said centerline a distance of 243.64 feet; thence North 0degrees 52 minutes 26 seconds East, a distance of 33.21 feet to a line distant 33.00 feet Northerly of, as measuredat a right angle to and parallel with, the centerline of said County State Aid Highway No. 64; thence North 84degrees 26 minutes 42 seconds East along said parallel line a distance of 257.61 feet to the Westerly right-of-wayline of said Interstate Hwy. No. 35 and said line there terminating.EXCEPT the following described parcel:That part of the Southwest Quarter of the Northwest Quarter of Section 25, Township 114, Range 21, DakotaCounty, Minnesota, lying Westerly of the Westerly Right-of-Way line of Interstate Highway 35W and within thefollowing described parcel:Commencing at a point in the east line of the Southwest Quarter of the Northwest Quarter (SW1/4 NW1/4) of saidSection 25, distant 116 feet northerly, measured at right angles, from the center line of the Chicago, Milwaukee, St.Paul and Pacific Railroad Company main track; thence north along said east line 86.1 feet; thence west 274.5 feetto the true point of beginning of the land to be described; thence continue west 545.2 feet; thence south 178.5 feetto a point in a line parallel to and 116 feet northerly, measured at right angles, from said center line of the Chicago,Milwaukee, St. Paul and Pacific Railroad Company main track; thence easterly along said parallel line 473.3 feet toa point in the westerly boundary of a parcel of land conveyed by said Chicago, Milwaukee, St. Paul and PacificRailroad Company to the State of Minnesota by Quit Claim Deed dated October 28, 1947, recorded February 11,1948 as Document Number 195301; thence northerly along said westerly boundary line 149.4 feet to the place ofbeginning.Abstract PropertyDakota County, State of MinnesotaLEGENDTo DPS-Lakeville, LLC, a Minnesota limited liability Company, TEG Land Holdings, LLC, a Minnesota limitedliability company, Land Title, Inc. and Old Republic National Title Insurance Company:This is to Certify that this map or plat and the survey on which it is based were made in accordance with the2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established andadopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6a, 7a, 8, 9, 11, and 13 of Table A thereof. Thefield work was completed on August 12th, 2022.Date of Plat or Map: ________________________________________________________________________________________Peter Goers, Professional Land SurveyorMinnesota License No. 44110Email: pgoers@alliant-inc.com1. This survey and the property description shown here on are based upon information found in thecommitment for title insurance prepared Old Republic National Title Insurance Company, file no. 659113,dated August 24, 2022.2. The basis of bearings is based upon Dakota County Coordinate System.3. All distances are in feet.4. The property has vehicular access to 205th Street West, public right of way, via curb cuts.5.The locations of existing public utilities on or serving the property are depicted based on Gopher State OneCall Tickets No. 221664100, 221664121 available city maps, records and observed evidence locations.Lacking excavation, underground utility locations may not be exact. Verify critical utilities prior to constructionor design.6. The area of the proposed property is 3,196,132 S.F; or 73.373 acres. And 3,188,920 S.F; or 73.208 Acresless right of way of CSAH 64CERTIFICATIONNOTES10/19/2022EXHIBIT G N00°30'21"E 2640.15S89°51'51"W 1039.20MATCH LINE -- SEE SHEET 2MATCH LINE -- SEE SHEET 1S89°51'51"W105.57S00°49'24"W 396.06 PARCEL CS00°02'45"W28.02R=1080.00 L=1198.14 Δ=6 3 °3 3'4 8" R=5 0 0 . 0 0 L=27 9 . 3 9 =32° 0 0 ' 5 5 "NO BUILDINGS OBSERVED EXCEPTION N89°51'51"E158.47N00°49'24"E 396.06 1"=100'10/19/2022PGJLFIELD CREW DRAWN BYSCALEDATE ISSUEDJOB NO.CHECKED BY222-0122LAKEVILLE, MN 55044KEOKUK AVEKEOKUK AVERSSignatureDate License NumberPrint NamePETER GOERS I hereby certify that this survey, plan, or reportwas prepared by me or under my directsupervision and that I am a duly Licensed LandSurveyor under the laws of the state ofMinnesota.733 Marquette Ave, Ste 700Minneapolis, MN 55402612.758.3080 612.758.3099www.alliant-inc.comMAINFAXLEGEND10/19/202244110SHEET 2 OF 3 SHEETS 123456789101112133212 1 6 5 4 3 2 129303132333435364647484950 51 52 53 54555657 2 1 2 3 4 5 7 8 9 1234567 8 9 10 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DRIVEKEOK U K A V E .34337733BLOCK 10BLOCK 963646549242371727530575859606162383940414243444546515253545631333435364889101112131415161719202122372928272625737432475055187686970666777BLOCK 1076KRISTINE DRIVEBLOCK 834OUTLOT CE X C E P T I O NS89°51'51"W 1039.20S89°51'51"W105.57S00°49'24"W 396.06 S00°02'45"W28.02R=5 0 0 . 0 0 L=27 9 . 3 9 =32° 0 0 ' 5 5 "20RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL EROSION AND SEDIMENT CONTROL PLAN VIEW C 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION 3231302928272625242333KALLY RIDGE WAY KRISTINE DRIVEKEOKUK AVE.77BLOCK 10717275303839313334353637292827262573743276KRISTINE DRIVEOUTLOT DOUTLOT EBLOCK 834EXCEPTION S89°51'51"W105.57S00°49'24"W 396.06 S00°02'45"W28.02R=500.00L=279.39=32°00'55"21RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL EROSION AND SEDIMENT CONTROL PLAN VIEW D 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION TEMPORARY SEDIMENTATION BASINSTANDPIPE OUTLETII. SECTION A-AIII. BASIN STANDPIPE AND EMERGENCY OVERFLOWPIPEOUTLETEMERGENCY OVERFLOW-MnDOT 3601 CLASS II RIP RAPOVER MnDOT 3733 TYPE IIIGEOTEXTILE FABRICD = DIAMETER OF STANDPIPEEQUAL TO DIAMETER OF PIPEPERFORATEDSTANDPIPE1"-2" DIAM. ROCK,CONE EQUAL TO 13 ZNOTE:PIPE MATERIALSHOULD BE RIGIDOUTLET- MnDOT3601CLASS II RIP RAPOVER MnDOT 3733TYPE III GEOTEXTILEFABRIC6" BELOW10-YR STORM31BERM STABILIZED WITH MnDOT3885 CATEGORY 3 EROSIONCONTROL BLANKETOVERFLOWNOTES:BASIN USED FOR 10 ACRESDRAINAGE AREA OR MORE.DESIGN RUNOFF VOLUME ISFROM A 2-YR, 24-HR STORMPER ACRE DRAINED TO THEBASIN. BASIN VOLUME MUSTBE A MIN. OF 1800 CUBICFEET/ACRE.SEE PLANS/SPECIFICATIONSFOR BASIN DIMENSIONS ANDPIPE SIZE AND SLOPE.ANTI-SEEPAGECOLLARPIPESTANDPIPE & ROCKMONOFILAMENTGEOTEXTILE FABRIC PERMNDOT TABLE 3886-1(MACHINE SLICED)I. PLAN VIEWAW DRAINAGE WAYA6' MIN.L = VARIABLEINLETSTANDPIPEPIPEZD10' MIN.6' M I N .21EMERGENCY OVERFLOW34" HOLES SPACED8" TO 10" ON CENTERANTISEEPAGE COLLAR (TYP.)CLNOTE:ALL SLOPES WITH A GRADE EQUAL TO OR STEEPER THAN 3:1REQUIRE SLOPE TRACKING. 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TOWNHOUSE98.0'22.6'KEOKUKAVE.AA'PROPERTY LINE(RIGHT-OF-WAY)PROPERTYLINEPROPERTY LINE(RIGHT-OF-WAY)SINGLE FAMILY38.9'22.6'KEOKUKAVE.BB'RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL LANDSCAPE DETAILS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONSHRUB PLANTING DETAIL21PERENNIAL PLANTINGSNOT TO SCALEMULCH AT SOD DETAILNOT TO SCALE3MULCH AT SIDEWALK DETAILNOT TO SCALE44 UNIT TOWNHOME5 UNIT TOWNHOME6 UNIT TOWNHOMETREE PLANTINGNOT TO SCALE5TOWNHOME BUFFER SECTIONASINGLE FAMILY BUFFER SECTIONB51 123456789101112133212 1 6 5 4 3 2 129303132333435364647484950 51 52 53 54555657 2 1 2 3 4 5 7 8 9 1234567 8 9 10 11 12 13 6 5 4 3 3231302928 272625242322212019181716151413121110987 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 2 3 4 5 12 11 3 4 5 6 10 9 1 33 6 1 2 3 4 5 6 7 8 6 7 8 9 10 11 12131415 1 2BLOCK 2BLOCK 1 BLOCK 4BLOCK 3 BLOCK 5BLOCK 5BLOCK 5BLOCK 6 BLOCK 7 BLOCK 8BLOCK 9KESOTA LAN E KINGSLEY LANE 204T H S T N W 204TH ST NW 204TH ST NW KEYSTONE KEYSTONE COURTKEYSTONE AVEUNUEKEYSTONE AVENUEKEYSTONE AVENUEKALLY RIDGE WAY KALLY RIDGE WAYKRISTINE DRIVE KRI S T I N E D R I V E KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NW KEATS AVENUE PARK (2.84 AC) OUTLOT A OUTLOT B 34 33 77 33 OUTLOT A BLOCK 10 BLOCK 9 63 64 65 49 2423 71 72 75 30 57 58 59 60 61 62 38 39404142434445465152535456 31 33 34 35 36 48 8 9 10 11 12 13 14 15 16 17 19 20 21 22 37 2928272625 73 74 32 475055 187 68 69 70 66 67 77 BLOCK 10 76 KRI S T I N E D R I V E OUTLOT DAVENUE1 OUTLOT C 58 5858 14 BLOC K 8 34 58 16 OUTLOT C 454443 37 3839404142 10 11 12 13 14 15 16 171819202122232425262728OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112KESOTA COURTEXCEPTIONVIEW A VIEW B VIEW C VIEW D 52RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL TREE PRESERVATION PLAN OVERVIEW 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONTREE PRESERVATION NOTES:TREE PROTECTION FENCENOT TO SCALELEGEND:EXHIBIT L 123456789101112133212 16 543 2 13536464748BLOCK 2 BLOCK 1BLOCK 4BLOCK 3BLOCK 5KEYSTONE COURT KEOKUK AVE.KEOKUK AVE.203RD ST NW203RD ST NWKEATS AVENUE OUTLOT AOUTLOT A58454443373839404142151617181920212223242526OPEN CHANNEL DITCH FOR OFFSITE FLOW789101112KE S O T A C O U R T 53RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL TREE PRESERVATION PLAN VIEW A 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGEND: 2930313233343536464748495051525354555657212345789123456789101112136543302928272625242322212019181716151413121110987345610912345678678910111213141512BLOCK 5 BL O C K 5 BLOCK 5BLOCK 6B LO C K 7BLOCK 8BLOCK 9 KESOTA LANEKINGSLEY LANE204TH ST NW204TH ST NW204TH ST NWKEYSTONE KEYSTONE COURTKEYSTONE AVEUNUE KEOKUK AV E .PARK (2.84 AC)OUTLOT AOUTLOT B3433AVENUE1OUTLOT C585814BLOCK 8345816OUTLOT C101112131415161725262728KE S O T A C O U R T 54RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL TREE PRESERVATION PLAN VIEW B 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGEND: 323130292827262524232221201918171615141312111098713141516171819202122232425262728293031322345121110913368BLOCK 8KEYSTONE AVENUEKEYSTONE AVENUE KALLY RIDGE WAYKALLY RIDGE W A Y KRISTINE DRIVE KRISTINE DRIVEKEOK U K A V E .34337733BLOCK 10BLOCK 963646549242371727530575859606162383940414243444546515253545631333435364889101112131415161719202122372928272625737432475055187686970666777BLOCK 1076KRISTINE DRIVEBLOCK 834OUTLOT CE X C E P T I O N 55RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL TREE PRESERVATION PLAN VIEW C 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGEND: 56RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL TREE INVENTORY 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONTREE INVENTORY: 57RITTER MEADOWS PRELIMINARY PLAT SUBMITTAL TREE INVENTORY 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONTREE INVENTORY: Cottage Villa Elevation Heritage Villa Elevation EXHIBIT M EXHIBIT N 40'-0"O. SUITE.O. BATHWICFOYERGARAGEBEDRM. 2KITCHENDINETTEGREAT RM.LAUN.MUDBATH 2PAN.14'-0"x13'-0"17'-4"x13'-7"7'-4"x9'-7"17'-4"x12'-9"8'-4"x9'-2"7'-4"x5'-6"6'-8"x5'-9"8'-0"x5'-8"12'-0"x10'-6"6'-2"x15'-8"20'-0"x22'-0"PORCH7'-0"x11'-0"54'-6"40'-0"O. SUITE.O. BATHWICFOYERGARAGEBEDRM. 2KITCHENDINETTEGREAT RM.LAUN.MUDBATH 2PAN.14'-0"x13'-0"17'-4"x13'-7"7'-4"x9'-7"17'-4"x12'-9"8'-4"x9'-2"7'-4"x5'-6"6'-8"x5'-9"8'-0"x5'-8"12'-0"x10'-6"6'-2"x15'-8"20'-0"x27'-0"PORCH7'-0"x11'-0"59'-6"Creative Homes, Inc.2013All designs and plans contained in thesedocuments are the original work, ownedand property of Creative Homes, Inc.Any reuse or reproduction of thesedocuments in part or whole is strictlyprohibited by law without prior writtenconsent from Creative Homes, Inc.Notes and Dimensions are subject tochange according to local buildingcodes and site requirements. Consultstate and local building regulationsand/or Architect/Designer prior toconstruction related to thesedocuments. Creative Homes, Inc.assumes no liability for changes madeto these plans by others.c707 COMMERCE DR. #410WOODBURY, MN 55125PH. 651-289-6800FX. 651-501-6600CREATIVEHCI.COM EXHIBIT O Creative Homes, Inc.2013All designs and plans contained in thesedocuments are the original work, ownedand property of Creative Homes, Inc.Any reuse or reproduction of thesedocuments in part or whole is strictlyprohibited by law without prior writtenconsent from Creative Homes, Inc.Notes and Dimensions are subject tochange according to local buildingcodes and site requirements. Consultstate and local building regulationsand/or Architect/Designer prior toconstruction related to thesedocuments. Creative Homes, Inc.assumes no liability for changes madeto these plans by others.c707 COMMERCE DR. #410WOODBURY, MN 55125PH. 651-289-6800FX. 651-501-6600CREATIVEHCI.COMEXHIBIT P O. SUITEO. BATHFOYERGARAGEBED 2KITCHENDINETTEGREAT RM.LAUN.MUD RM.BATH 2DEN13'-6"x13'-6"15'-6"x16'-0"13'-6"x8'-4"13'-6"x11'-6"6'-2"x12'-0"5'-10"x6'-8"9'-6"x10'-6"6'-4"x15'-6"11'-6"x10'-6"9'-6"x8'-6"20'-0"x27'-6"6'-2"x6'-10"PWDR.3'-0"x7'-2"BED 312'-0"x11'-10"Creative Homes, Inc.2013All designs and plans contained in thesedocuments are the original work, ownedand property of Creative Homes, Inc.Any reuse or reproduction of thesedocuments in part or whole is strictlyprohibited by law without prior writtenconsent from Creative Homes, Inc.Notes and Dimensions are subject tochange according to local buildingcodes and site requirements. Consultstate and local building regulationsand/or Architect/Designer prior toconstruction related to thesedocuments. Creative Homes, Inc.assumes no liability for changes madeto these plans by others.c707 COMMERCE DR. #410WOODBURY, MN 55125PH. 651-289-6800FX. 651-501-6600CREATIVEHCI.COM O. SUITEO. BATHFOYERGARAGEBED 2KITCHENDINETTEGREAT RM.LAUN.MUD RM.BATH 2DEN11'-0"x14'-6"15'-6"x16'-0"13'-6"x8'-4"13'-6"x11'-6"5'-0"x12'-0"8'-6"x10'-0"8'-4"x7'-0"8'-6"x7'-10"13'-10"x10'-6"9'-6"x8'-6"20'-0"x25'-6"8'-4"x8'-4"PWDR.3'-0"x7'-2"BED 313'-10"x10'-6"LOFT12'-0"x11'-10"Creative Homes, Inc.2013All designs and plans contained in thesedocuments are the original work, ownedand property of Creative Homes, Inc.Any reuse or reproduction of thesedocuments in part or whole is strictlyprohibited by law without prior writtenconsent from Creative Homes, Inc.Notes and Dimensions are subject tochange according to local buildingcodes and site requirements. Consultstate and local building regulationsand/or Architect/Designer prior toconstruction related to thesedocuments. Creative Homes, Inc.assumes no liability for changes madeto these plans by others.c707 COMMERCE DR. #410WOODBURY, MN 55125PH. 651-289-6800FX. 651-501-6600CREATIVEHCI.COM 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht DATE: 9 March 2023 RE: Lakeville – Ritter Meadows; Responses to public comments TPC FILE: 135.01 BACKGROUND TEG Land Holdings, LLC has submitted application for preliminary plat approval for seven undeveloped metes and bounds parcels totaling 298.93 acres located west of Interstate 35 (I-35) and north of 205th Street. A public hearing has been noticed for the Planning Commission meeting on 16 March 2023 to consider the preliminary plat application and vacation of existing easements. The City received several letters on behalf of the abutting River City Asphalt property west of the subject site and the Dunham property surrounded on its west, north, and east sides by the subject site at the 205th Street and Keokuk Avenue intersection. City staff is providing the following specific responses to the comments outlined in these various letters in advance of the Planning Commission meeting in addition to the Planning Report and Engineering Division memorandum. ANALYSIS Sunde Letter October 24, 2022 re: EAW. The process for the Environmental Assessment Worksheet followed the publication requirements set forth by Minnesota Rules 4410.1500. Notice of the EAW to abutting property owners is not required. Sunde Letter March 3, 2023 re: Site Grading/Sewer Extension:  The developer has submitted an inventory of existing significant trees and identified on the grading plan those significant trees proposed to be removed in accordance with Section 10-4-11 of the Subdivision Ordinance. The Subdivision Ordinance does not specify 2 a minimum requirement for trees to be saved within a proposed development. The tree preservation plan complies with the Subdivision Ordinance.  The grading plan proposes grading outside of the plat boundaries upon the Carron property. If the developer is unable to obtain the easements necessary for this site work to be accomplished, the grading plan will need to be revised accordingly. Construction of retaining walls may be required in order to revise the grading. City staff has made acquisition of the easement by the developer a condition of approval for the preliminary plat meaning the issue must be resolved prior to application for final plat approval.  Portion of the River City Asphalt property are within the Municipal Urban Service Area and MUSA Expansion Area B. The dates adopted as part of the Urban Service Staging Plan are defined as “not before” dates meaning that the properties will not automatically be brought in on that date. Inclusion of property within the MUSA is based on land absorption by urban development and corresponding extension of utility infrastructure. The current designation of the MUSA and MUSA Expansion Areas by the 2040 Comprehensive Plan reflects growth that has occurred prior to 2018 and forecasted growth to occur to 2040.  The Sanitary Sewer Comprehensive Plan and Comprehensive Water System Plan require that utilities be extended through a proposed plat to provide services for future development of adjacent parcels. The Subdivision Ordinance does not require that such extensions occur within the first phase of construction of a plat developed in multiple additions. The preliminary plat provides for extension of sewer and water utilities to the River City Asphalt property as required by the Subdivision Ordinance. Sunde Letter March 3, 2023 re: Stormwater.  The City’s Engineering consultant is currently reviewing the revised stormwater management plan and comments submitted. A separate technical memorandum addressing the comments will be prepared prior to the Planning Commission meeting. Sunde Letter March 3, 2023 re: Park Dedication:  The need to acquire land for parks within the area of a preliminary plat is based on the recommendations of the 2015 Parks, Trails, and Open Space Plan, which designates a search area for a neighborhood park within the area of the subject site.  The City may elect to accept land, cash fees, in lieu of land, or in-kind land development to satisfy park dedication requirements.  The Parks and Recreation Director and Assistant City Engineer provided direction to the developer on the location, area, and configuration of land to be dedicated to the City for a neighborhood park within the plat. 3  The area and configuration of the proposed park is similar to that acquired by the City within the Legacy and Summerlyn subdivisions and can accommodate park facilities typical of neighborhood development.  Outlots D and E will be subject to park dedication requirements at the time of preliminary plat and final plat approval. S’ Traffic Solutions Letter March 3, 2023 re: Traffic:  The preliminary plat includes two accesses to 205th Street at Keystone Avenue and Kristine Drive, which will be constructed with the first phase of development.  The preliminary plat includes two permanent cul-de-sacs, both of which comply with the design standards of the Subdivision Ordinance.  Keokuk Avenue: o The 2040 Transportation Plan designate extension of Keokuk Avenue north of 205th Street as a Minor Collector street. o Access spacing is subject to City, not Dakota County, requirements. o Three proposed street accesses to the west of Keokuk Avenue are all spaced more than 660 feet apart, including Kristine Drive north of 205th Street. o Future access to Keokuk Avenue from Outlot D will need to provide for proper alignment of street or locations as required by the Subdivision Ordinance or for private driveways as required by the Zoning Ordinance.  205th Street: o The intersections of Keystone Avenue and Kristine Drive within the preliminary plat comply with spacing requirements of the 2040 Transportation Plan. o The spacing of Keystone Avenue and Kristine Drive also comply with the requirements of the Zoning Ordinance from existing private driveways accessing 205th Street adjacent to or west of the preliminary plat. The access location of Keystone Avenue does not and will not impact the existing driveway access for the River City Asphalt property. o Future development of the River City Asphalt and Dunham properties will need to comply with the requirements of the 2040 Transportation Plan with respect to streets or the requirements of the Zoning Ordinance for private drives, which will 4 need to take into consideration street locations approved with the proposed preliminary plat. o The design of the turn lanes required on 205th Street are subject to review and approval of the City Engineer and will consider functional impacts to existing driveways. This includes providing necessary and safe turning movements to existing driveways located along 205th Street. o It should be noted that access spacing guidelines for driveways differ from those of public streets. Reduced spacing guidelines are established for driveways as they typically generate less traffic as compared to public roadways. The driveway to the Sano Wellness center was anticipated to be restricted in the future at the time of development, which is why a second driveway is provided on Keokuk Avenue. Access restrictions are not proposed with the Ritter Farms development, but could be considered in the future if operational or safety concerns are identified. o The preliminary plat will provide for dedication of right-of-way necessary for construction of street improvements necessary to accommodate traffic generated by the proposed development as well as the area necessary for future expansion of the roadway in accordance with the roadways designation as a Major Collector Street by the 2040 Transportation Plan. The City cannot require acquisition of right-of-way from properties outside of the plat unless it is shown to be necessary to accommodate the traffic generated by the proposed development. o Outlots D and E are not proposed for development at this time with the preliminary plat. Development of Outlots D and E will require future applications for preliminary plat and final plat approval. The future preliminary plat applications will allow the City to review traffic generated by the proposed developments to demonstrate that existing streets serving the property have adequate capacity based on the criteria for premature subdivisions established by the Subdivision Ordinance. LGM Letter March 3, 2023 re River City Asphalt:  The location of existing River City Asphalt access to 205th Street relative to proposed Keystone Avenue complies with the spacing requirements established by the Zoning Ordinance.  The design of the turn lane required on 205th Street at Keystone Avenue are subject to review and approval of the City Engineer and will consider functional impacts to the River City Asphalt driveway. 5  Future development of the River City Asphalt property involving platting of right-of-way and construction of streets intersecting 205th Street will be subject to spacing requirements of the 2040 Transportation Plan, including spacing from Keystone Avenue as approved with the Ritter Meadows preliminary plat. The future access to the River City Asphalt property may not be in the same location as the existing driveway. CONCLUSION This information is provided for information purposes and discussion as necessary at the Planning Commission meeting on 16 March 2023. c. Justin Miller, City Administrator John Hennen, Parks and Recreation Director Tina Goodroad, Community Development Director Alex Jordan, Assistant City Engineer Andrea McDowell-Poehler 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: March 8, 2023 Subject: Ritter Meadows • Preliminary Plat Review • Easement Vacation • Preliminary Grading and Erosion Control Plan Review • Preliminary Tree Preservation Review • Preliminary Utility Plan Review BBAACCKKGGRROOUUNNDD TEG Land Holdings, LLC (Twin Cities Land Development) has submitted preliminary plat and easement vacations applications for a development to be known as Ritter Meadows. The proposed subdivision is located north of and adjacent to 205th Street, west of and adjacent to Interstate 35 (I-35), and south of 195th Street. The parent parcels consist of seven metes and bounds parcels (PID No. 220250028010, 220250029010, 220260003010, 220260002010, 220260001010, 220260001020 and 220250028020) zoned RM-1, Medium Density Residential District and RST-2-, Single- and Two-Family Residential District west of Keokuk Avenue and RH-2, Multiple Family Residential District and C-3 General Commercial District east of Keokuk Avenue to be platted as outlots for future development. The preliminary plat consists of thirty (30) single family lots, ninety-nine (99) detached townhome lots, and one hundred twenty-seven (127) attached townhome lots, six (6) HOA common lots within ten (10) blocks, and five (5) outlots on 298.93 acres. The Developer is dedicating 1.84 acres as 205th Street and 4.28 acres as Keokuk Avenue right-of-way. RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 22 OOFF 99 The outlots created with the preliminary plat shall have the following use: Outlot A: Stormwater management basin and water corridor; to be deeded to the City (6.89 acres) Outlot B: Stormwater management basin; to be deeded to the City (3.90 acres) Outlot C: Neighborhood Park; to be deeded to the City (2.84 acres) Outlot D: Future development; to be retained by the Developer (4.12 acres) Outlot E: Future development; to be retained by the Developer (52.27 acres) The proposed development will be completed by: Developer: TEG Land Holdings, LLC (Twin Cities Land Development) Engineer/Surveyor: Alliant Engineering SSIITTEE CCOONNDDIITTIIOONNSS The Ritter Meadows site consists of undeveloped agricultural land and wooded areas with a Vermillion River Watershed Joint Powers Organization (VRWJPO) waterway along the northern portion of the site draining west to east. The site was previous mined and has been filled upon the completion of the mining activities. The property owner graded open channels in 2017 throughout the center of the properties to drain a perched water table to the waterways on the north end of the site. A temporary stormwater basin was graded, and the channel was restored with these grading operations to stabilize the existing channel and reduce erosion within the wetland areas on the site. EEAASSEEMMEENNTTSS The following easement exists on the parent parcel and will be vacated with the preliminary plat: • Easement Grant to Minnesota Natural Gas Company for pipe line purposes as Document Number 404990 • Rights of the City of Lakeville for roadway purposes as Document Number 453072 • Easement in favor of Northern States Power Company as Document Number 397868 • Easement in favor of Dakota County Electric Cooperative as Document Number 394481 SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 205th Street Ritter Meadows is located north of and adjacent to 205th Street, a major collector roadway, as identified in the City’s Transportation Plan. 205th Street is currently constructed as a two-lane undivided rural roadway adjacent to the preliminary plat. The Developer shall dedicate the necessary right-of-way for a total of 120-ft for 205th Street as shown on the preliminary plat. Access for the development is proposed to 205th Street via Keystone Avenue and Kristine Drive. The Developer shall construct improvements along 205th Street to provide sufficient turn lanes at the proposed intersections. The roadway improvements will be determined with the first phase final plat. RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 33 OOFF 99 Keokuk Avenue Ritter Meadows includes the construction of Keokuk Avenue extending from Kristine Drive to the north plat boundary, a minor collector roadway as identified in the City’s Transportation Plan. Keokuk Avenue is currently constructed as a two-lane undivided urban roadway south to the plat, intersecting with 205th Street. Development of the exception parcel will be required to include the construction of extension of Keokuk Avenue to 205th Street. The development plans have been prepared to allow for the construction of Keokuk Avenue in conjunction with the development of the adjacent property. The Developer shall construct Keokuk Avenue as a 36-foot-wide urban two-lane roadway with eight-foot-wide bituminous trails along both sides of the roadway. The Developer is dedicating the necessary right-of-way for Keokuk Avenue, as shown on the preliminary plat. Kristine Drive Development of Ritter Meadows includes the construction of Kristine Drive, a local commercial roadway as identified in the City’s Transportation Plan. Kristine Drive is designed as a 40-foot-wide urban roadway with eight-foot-wide sidewalks along both sides of the street eats of Keokuk Avenue and as a 32-foot-wide urban roadway west of Keokuk Avenue. The Developer is dedicating the necessary right-of-way for Kristine Drive, as shown on the preliminary plat. Kristine Drive will provide a connection and access to 205th Street and will provide access to the future development of Outlots D and E. Keystone Avenue Development of Ritter Meadows includes the construction and extension of Keystone Avenue, a local roadway as identified in the City’s Transportation Plan. Keystone Avenue is designed as a 32-foot-wide urban roadway with a five-foot wide sidewalk along the east side of the street. The Developer is dedicating the necessary right-of-way for Keystone Avenue, as shown on the preliminary plat. Kristine Drive will provide a connection and access to 205th Street. 203rd Street Development of Ritter Meadows includes the construction of 203rd Street, a local roadway as identified in the City’s Transportation Plan. 203rd Street is designed as a 32-foot-wide urban roadway with a five-foot wide sidewalk along the south side of the street. The Developer is dedicating the necessary right-of-way for 203rd Street, as shown on the preliminary plat. 203rd Street will provide a connection and access to Keokuk Avenue. The Developer shall extend 203rd Street to the west plat boundary and install future extension signs and barricades at the end of the roadway. 204th Street Development of Ritter Meadows includes the construction of 204th Street, a local roadway as identified in the City’s Transportation Plan. 204th Street is designed as a 32-foot-wide urban roadway with a five-foot wide sidewalk along the south side of the street. The Developer is dedicating the necessary right-of-way for 204th Street, as shown on the preliminary plat. 204th RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 44 OOFF 99 Street will provide a connection and access to Keokuk Avenue. The Developer shall extend 204th Street to the west plat boundary and shall construct a temporary cul-de-sac, dedicate a temporary turnaround easement, and install future extension signs and barricades at the end of the roadway. Keats Avenue Development of Ritter Meadows includes the construction of Keats Avenue, a local roadway. Keats Avenue is designed as a 32-foot-wide urban roadway with a sidewalk along one side of the street. Keats Avenue shall be extended to the north plat boundary and shall construct a temporary cul-de-sac, dedicate a temporary turnaround easement, and install future extension signs and barricades at the end of the roadway. The Developer is dedicating the necessary right-of-way as shown on the preliminary plat. Kesota Lane, Kingsley Lane Development of Ritter Meadows includes the construction of Kesota Lane and Kingsley Lane, 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. Kesota Court, Keystone Court Development of Ritter Meadows includes the construction of Kesota Court and Keystone Court, both local roadways terminating in a permanent cul-de-sac. The local streets are designed as 32-foot-wide urban roadways with a sidewalk along one side of the street, with the exception of the portions along the cul-de-sac on Kesota Court. The Developer is dedicating of the necessary right-of-way. Kally Ridge Way (Private Roadway) Development of Ritter Meadows includes the construction of a privately owned and maintained roadway providing driveway access to the attached townhome units. Kally Ridge Way is designed as 24-foot-wide urban roadway. The Developer shall dedicate a drainage and utility easement over the private roadway to allow for the City maintenance of the public utilities to be constructed within the private roadway. The City shall not be responsible for any repairs (including cost) to the private roadway due to future operation and maintenance of the public utility systems within the easement area. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction will be determined with each phase of construction. PPAARRKKSS,, TTRRAAIILLSS,, AANNDD SSII DDEEWWAALLKKSS 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 10.38 acres, which is calculated as 14% of the net RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 55 OOFF 99 area of the property (excluding major collector right-of-way, future development outlots and wetlands to remain) estimated as follows: Gross Area of Preliminary Plat 132.32 Acres Less 205th St Right-of-way Less Outlots (future development) Total Buildable Area 1.81 56.39 74.12 Acres Acres Acres Land Dedication Requirement (14%) 10.38 Acres The total park area estimated to be dedicated within the preliminary plat is 2.84 acres. This land will be located within Outlot C, on which a future neighborhood park is proposed to be constructed. This satisfies an estimated 27.36% or 70.04 lots of the required park dedication for the preliminary plat. The park dedication requirement for the remaining 72.64% or 185.96 lots will be required to be paid with cash with the future phase final plats. Development of Ritter Meadows 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 (except cul-de-sacs). Bituminous trails shall be constructed along both sides of Keokuk Avenue, along the north side of 205th Street from the west plat boundary to Keokuk Avenue, within Lot 77, Block 10 south of Kristine Drive (connecting to 205th Street) and within Outlot A connecting 203rd Street to Keystone Court. The trail within Outlot A is proposed to provide pedestrian connectivity throughout the development and will require a bridge crossing the existing waterway. The Developer shall grant a trail easement to the City for the trail on Lot 77, Block 10. 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. The City shall reimburse the Developer 100% of the cost for the construction within Outlot A, including the waterway crossing. UUTTIILLIITTIIEESS SSAANN IITTAARRYY SSEE WWEERR Ritter Meadows is located within subdistricts SC-13300, SC-13310 and SC-13320 of the South 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 Ritter Meadows includes the extension of public sanitary sewer. 15-inch sanitary sewer will be extended from 205th Street along Kristine Drive and Keokuk Avenue to the north plat boundary, consistent with the City’s Sewer Plan. The Developer shall extend 8- inch sanitary sewer to the west plat boundary providing service to the adjacent properties. The city will credit the Developer for the oversizing of the trunk sanitary sewer constructed with the development improvements. The credit will be based on the cost difference between 8-inch sewer and 15-inch sewer that will be installed. The credit will be applied to RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 66 OOFF 99 the Developer’s final plat cash fees and will be based on an estimate provided by the Developer’s engineer. The Sanitary Sewer Availability Charge has not been collected on the parent parcels 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 Ritter Meadows includes the extension of public watermain. 8-inch watermain will be extended within the development to provide service to the development. Consistent with the City’s Water Plan, 12-inch watermain will be extended from existing watermain along 205th Street. The 12-inch watermain will be located along Keokuk Avenue to the north plat boundary and along 203rd Street to the west plat boundary. The City will credit the Developer for the oversizing of the trunk watermain constructed with the development improvements. 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. Special Assessment Number 221225 (Lateral Sewer/Water) Two of the parent parcels were previously assessed for lateral sanitary sewer and watermain extensions along 205th Street. The Developer shall be required to pay the assessments in full at the time Outlots D and E are final platted into lots and blocks. The current payoff amounts are as follows: • PID No. 220250028010 – $11,007.81 • PID No. 220250029010 – $5,395.91 OOVVEERRHHEEAADD LLIINN EESS An overhead electric transmission line and poles are located along the north side of 205th Street on the parent parcels. 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 Ritter Meadows is located within subdistricts ML-062, ML-061, ML064-171B, ML065-171A, ML065-19-1 and ML-080A of the Marion Lake stormwater district, as identified in the City’s Water Resources Management Plan. A Vermillion River Watershed Joint Powers Organization (VRWJPO) waterway is located within the site draining from west to east. Development of Ritter Meadows includes the construction of two publicly owned and maintained stormwater management basins and one privately-owned and maintained stormwater management basin to collect and treat the stormwater runoff generated from the RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 77 OOFF 99 site. The basins will outlet to the east into the existing waterway east of Keokuk Avenue. The Developer shall enter into a maintenance agreement and grant an easement to the City over the private stormwater improvements. The public stormwater management basins will be located within Outlots A and B which will be deeded to the City with the final plat. The stormwater management design is consistent with City ordinance requirements. The Developer proposes to realign the existing waterway to be located along the north side of Outlot A. Additional stormwater management improvements will be required for the development of Outlots D and E at the time they are preliminary platted into lots and blocks. The grading plan identifies offsite grading outside of the plat boundary to match into the existing topography. The Developer shall show proof that grading easements have been obtained prior to recording the final plat in which the grading will occur. If easements are not able to be acquired, the grading plans will be required to be modified. 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. Ritter Meadows 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 Ritter Meadows includes the construction of public and private sewer systems. Public storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basins located within Outlots A and B. The privately owned and maintained storm sewer will be located within the private street and stormwater basin on Lot 77, Block 10. Draintile construction is required in areas of non-granular soils within Ritter Meadows for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must be collected with the Ritter Meadows final plat. The Developer will receive a credit to the RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 88 OOFF 99 Trunk Storm Sewer Area Charge for deeding the portion of Outlot A not used for stormwater management, 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 205th Street is a major collector roadway as identified in the City’s Transportation Plan. A buffer yard containing earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to 205th Street. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. RREETTAAIINNIINNGG WWAALLLLSS The Developer proposes to construct privately owned and maintained retaining walls within the subdivision. Walls with a combined height over four feet are subject to approval of a building permit and must be designed by a registered geotechnical or structural engineer. A private maintenance agreement is required with the final plat for the retaining walls located on private property. FEMA FLOODPLAIN ANALYSIS Ritter Meadows 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 An updated wetland delineation for the site was completed for the site by Sambatek. Two wetlands were located on the site in the northeast corner of the plat. The wetland delineation was reviewed by City staff and The Notice of Application was sent out November 9, 2021 to review agencies. No adverse comments were received the Notice of Decision was sent out December 10, 2021. Based on the information provided in the report dated October 15, 2021 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 wetlands on the site are in Outlot E and not within the proposed development phases. When Outlet E is developed all wetland and buffers will be placed in City owned outlots with final plat. RRIITTTTEERR MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 88,, 22002233 PPAAGGEE 99 OOFF 99 TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan was submitted by the developer. There are 812 significant trees located within the preliminary plat boundaries. The tree preservation plan proposes to save 103 of the significant trees on site. 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 must be documented in the SWPPP. Redundant silt fence is required along all waterways. 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, easement vacation, grading and erosion control plan, tree preservation, and utility plan for Ritter Meadows, subject to the requirements and stipulations within this report.