HomeMy WebLinkAboutItem 05a - Ritter Meadows Second AdditionCity of Lakeville
Community Development Dept
Memorandum
To: Planning Commission
TCLD LF3 Ritter, LLC has submitted a revised preliminary plat to be known as Ritter Meadows
2nd Addition, which proposes to add eight (8) attached townhome units to the existing 255 dwelling
units approved for the site, which consisted of 29 single family lots, 99 detached (villa) lots, and
127 attached townhome lots on land located north of 205th Street and west of I-35. The original
Ritter Meadows preliminary plat was approved by the City Council on May 1, 2023, and a revision
to the preliminary plat to incorporate a 2.4 acre parcel that would allow the full extension of
Keokuk Avenue north from 205th Street, was approved by the City Council on January 16, 2024.
The Ritter Meadows final plat, which platted 80 attached townhomes and 19 detached townhomes
as the first phase of development was approved by the City Council on May 20, 2024.
Because there are no changes to the remainder of the previously approved preliminary plat, this
report will only address the eight attached townhome units.
A. Location Map
B. Zoning Map
C. Preliminary Plat approved 5/1/23
D. Revised Preliminary Plat approved 1/16/24
E. 2nd Addition Preliminary Plat
F. Revised Site Plan
G. Revised Phasing Plan
H. Revised Grading Plan
I. Revised Landscape Plan
PLANNING ANALYSIS
Zoning. The zoning of the parcel to be developed is RM-1, Medium Density Residential District.
Attached townhomes, up to six units in a row, are a permitted use in the RM-1 District.
The following minimum requirements for townhome building setbacks in the
RM-1 District pertain to the Ritter Meadows 2nd Addition preliminary plat:
The unit lots shown on the Ritter Meadows 2nd Addition preliminary plat have sufficient area to
accommodate the attached townhome units.
There was an error in the Planning staff report for the original preliminary plat that stated
incorrectly that the attached townhome units that front on the private drive needed a 25-foot
setback to the back of curb. Section 11-58-17.B.3.b requires a setback of 30 feet for townhomes on
a private drive within the RM-1 District. The preliminary plat plans will need to be updated to
reflect this setback prior to City Council consideration of the revised preliminary plat.
The RM-1 District requires at least 5,000 square feet per unit. The revised preliminary plat now
has 135 attached townhome units, with an average of 7,028 square feet per unit, which exceeds the
minimum lot area per unit requirements of the RM-1 District.
The Developer is required to establish a Homeowner’s Association
(HOA) for the exterior maintenance of the attached townhome units, as well as the ownership and
maintenance of all common area lots. Documents establishing the HOA must be submitted for
review by the City Attorney, as well as proof of the recording of HOA documents, including that
common area lots have been deeded to the HOA, must be provided prior to the release of building
permits for the townhome units.
The area guided for medium density residential (MDR) includes the
attached townhome area of the Ritter Meadows 2nd Addition revised preliminary plat as well as a
portion of the detached townhomes. The MDR area has 23.17 acres (excluding the public
stormwater ponds and park) and includes 135 attached townhome lots and 29 detached townhome
lots., which is a net density of 7.08 units per acre.
Each unit must meet the requirements of Section 11-58-21.B.3, which requires
that a minimum of 25% of the area of each elevation of the unit must have an exterior finish of
brick, stucco, and/or natural or artificial stone. Except for brick, stucco, and/or natural or artificial
stone, no single elevation may have more than 75% of one type of finish or have more than 60% of
all elevations of one type of finish. The City has deemed the use of cement fiberboard or engineered
wood siding as satisfying the minimum masonry material requirement and is therefore also
allowed to exceed the maximum area limit for non-masonry materials.
Garage Area. The added townhome units are proposed to be slab on grade units. The minimum
width of each garage must be 20 feet (interior measurement) and have a minimum garage size of
540 square feet, to comply with the requirements of Section 11-58-21.C.
The Developer has submitted a revised landscape plan to reflect the additional eight
townhome units (Exhibit I). Each townhome building must provide landscaping at the immediate
perimeter of the unit. All landscaped areas, including common open space and public right of way,
must have an inground irrigation system with an automatic controller.
The additional units will have access from Keynote Loop, a private drive serving the
attached townhome units. Keynote Loop is a 24-foot wide street and shall be posted as no parking
on both sides of the street.
Proposed grading, drainage, erosion control,
and utilities for the Ritter Meadows 2nd Addition preliminary plat is shown on the grading,
drainage and erosion control and utility plans. All existing and new local utilities shall be placed
underground.
Grading, drainage, erosion control, and utilities details are outlined in the August 30, 2024
engineering report prepared by Jon Nelson, Assistant City Engineer. The Engineering Division
recommends approval of the revised preliminary plat.
Public park land was deeded to the City with the Ritter Meadows final plat.
Additional required park dedication will be satisfied through park dedication fees to be paid with
the final plat.
The revised Ritter Meadows 2nd Addition preliminary plat increases the number of attached
townhome units proposed to be developed with little to no impact on the planned and approved
street and utility system. The Community Development Department recommends approval of the
Ritter Meadows 2nd Addition preliminary plat subject to the following stipulations:
1. The Rittter Meadows 2nd Addition preliminary plat is subject to the preliminary plat report
stipulations approved by the City Council on May 1, 2023 and January 16, 2024.
2. Implementation of the recommendations listed in the August 30, 2024 engineering report.
3. Keynote Loop shall be posted no parking on both sides of the street.
4. Park dedication shall be collected at the time of final plat.
5. An HOA must be established for the ownership and maintenance of the common area lots as
well as the exterior maintenance of the attached townhome units.
6. Prior to City Council consideration of the preliminary plat, the site plan for the attached
townhome units that front on Keynote Loop must be revised to reflect the required 30-foot
front yard building setback to the back of the curb of the private drive.
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Ritter Meadows
2nd Addition
Preliminary
Plat area
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City of Lakeville
Location Map
Ritter Meadows 2nd
Preliminary Plat
EXHIBIT A
Ritter Meadows
2nd Addition
Preliminary
Plat area
KEN
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PUD
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City of Lakeville
Location Map
Ritter Meadows 2nd
Preliminary Plat
C-3
M-1
EXHIBIT B
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
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PRELIM
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NOT FO
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LEGEND:
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
Being 5 feet in width and adjoining lot lines and 10 feet in
width and adjoining right of way lines, unless otherwise
indicated on the plat.
NOT TO SCALE
EXHIBIT C
KEOKUK
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
V
I
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W
O
N
L
Y
PRELIM
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N
A
R
Y
NOT FO
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N
S
T
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LEGEND:
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
Being 5 feet in width and adjoining lot lines and 10 feet in
width and adjoining right of way lines, unless otherwise
indicated on the plat.
NOT TO SCALE
EXHIBIT D
KE
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P
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KEYSTONE
KEYSTONE COURT KEYSTON
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KEYNOTE LOOP
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KEOKUK AVE.
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38
39
40
4
1
42
43
4
4
45
4
6
51
52
53
54
56
31
33
34 35 36
48
8
9
10
11
12
13
14
15
16
17
19
20
21
22
37
29
28
27
26
25
73
74
32
47
50
55
18
7
68
69
70
66
67
OU
T
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76
1
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58
58
58
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6
34
58
16
OU
T
L
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C
45
4443
37
38
39
40
41
42
10
11
12
13
14
15
16
17
18
19
20
21
22
23 24
25
26
27
28
7
8
9
10
11
12
13
14
OU
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77
787980
81828384
OU
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
V
I
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W
O
N
L
Y
PRELIM
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N
A
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NOT FO
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SITE PLAN NOTES:LEGEND:
EXHIBIT E
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Y
S
T
O
N
E
A
V
E
N
U
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KE
Y
S
T
O
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A
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KE
Y
N
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L
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203RD ST.
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S
T
.
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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
10
9
1
33
6
8 BLOCK 6 34
33
85
33
BLOCK 8
BLOCK 7
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
OUTLOT G
76
BLOCK 6
34
OUTLOT C
77
78
79
80
81
82
83
84
OUT
LOT F
14
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
V
I
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W
O
N
L
Y
PRELIM
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N
A
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NOT FO
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KEYSTONE
KEYSTONE COURT KEYSTON
E
A
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KEYSTONE AVENUE
KEYSTONE AVENUE
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KEYNOTE LOOP
20
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N
W
A
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200TH ST.
KEOKUK AVE.
1
2
3
4
5
6
7
8
9
10
111213
16 15
6
5
4
3
2
1
29
30
31
32
333435
36
46 47
48 49 50 51
52
53
54
55
56
57
2
1
2
3
4
5
7
8
9
1
2
3
4
5
6
7
8
9
10
11
12
13
6
5
4
3
32
31
30
29
28
27
26
25
24
23
22
21
20
19
18
17
16
15
14
13
12
11
10
9
8
7
13
14
15
16
17
18
19
20
21
22 23 24 25 26 27
28
29
30
31
32
2345
1211
3
4
5 6
109
1
33
6
1
2
3
4
5 6 7 8
6
7
8
9
10
11
12
13
14
15
1
2
BLOCK 2
BL
O
C
K
1
BL
O
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2
BLOCK 3
BLOC
K
3
BLOCK 3
BL
O
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4
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5
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BLOCK 7
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57
58
59
60
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38
39
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1
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43
44
45
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6
51
52
53
54
56
31
33
34 35 36
48
8
9
10
11
12
13
14
15
16
17
19
20
21
22
37
29
28
27
26
25
73
74
32
47
50
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18
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58
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58
16
OU
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L
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45
4443
37
38
39
40
41
42
10
11
12
13
14
15
16
17
18
19
20
21
22
23 24
25
26
27
28
7
8
9
10
11
12
13
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733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
LEGEND:PHASE 1:PHASE 2:
PHASE 3:
EXHIBIT G
KE
Y
S
T
O
N
E
A
V
E
N
U
E
KE
Y
S
T
O
N
E
A
V
E
N
U
E
KEYNOTE LOOP
KE
Y
N
O
T
E
L
O
O
P
203RD ST.
203RD
S
T
.
KE
O
K
U
K
A
V
E
.
KE
O
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U
K
A
V
E
.
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
10
9
1
33
6
8 BLOCK 6 34
33
85
33
BLOCK 8
BLOCK 7
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
OUTLOT G
76
BLOCK 6
34
OUTLOT C
77
78
79
80
81
82
83
84
OUT
LOT F
26
RI
T
T
E
R
M
E
A
D
O
W
S
PR
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I
M
I
N
A
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A
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G
A
N
D
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A
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N
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P
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A
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V
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W
C
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
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C
T
I
O
N
EXHIBIT H
KE
Y
S
T
O
N
E
A
V
E
N
U
E
KE
Y
S
T
O
N
E
A
V
E
N
U
E
KEYNOTE LOOP
KE
Y
N
O
T
E
L
O
O
P
203RD ST.
203RD
S
T
.
KE
O
K
U
K
A
V
E
.
KE
O
K
U
K
A
V
E
.
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
10
9
1
33
6
8 BLOCK 6 34
33
85
33
BLOCK 8
BLOCK 7
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
OUTLOT G
76
BLOCK 6
34
OUTLOT C
77
78
79
80
81
82
83
84
OUT
LOT F
49
RI
T
T
E
R
M
E
A
D
O
W
S
PR
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L
I
M
I
N
A
R
Y
P
L
A
T
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U
B
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I
T
T
A
L
LA
N
D
S
C
A
P
E
P
L
A
N
V
I
E
W
C
733 Marquette Avenue
Minneapolis, MN 55402
612.758.3080
www.alliant-inc.com
Suite 700
FOR RE
V
I
E
W
O
N
L
Y
PRELIM
I
N
A
R
Y
NOT FO
R
C
O
N
S
T
R
U
C
T
I
O
N
EXHIBIT I
•
•
•
•
RRIITTTTEERR MMEEAADDOOWWSS 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 3300,, 22002244
PPAAGGEE 22 OOFF 55
RRIITTTTEERR MMEEAADDOOWWSS 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 3300,, 22002244
PPAAGGEE 33 OOFF 55
RRIITTTTEERR MMEEAADDOOWWSS 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 3300,, 22002244
PPAAGGEE 44 OOFF 55
RRIITTTTEERR MMEEAADDOOWWSS 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 3300,, 22002244
PPAAGGEE 55 OOFF 55