HomeMy WebLinkAboutItem 6a - Cedar Hills North Prelim PlatCity of Lakeville
Community Development Dept
Planning Commission
Kris Jenson, Planning Manager
October 29, 2024
Packet Material for the November 7, 2024 Planning Commission Meeting
Cedar Hills North preliminary plat
November 19, 2024
US Home, LLL (Lennar) has applied for a preliminary plat to allow the development of 88
single family residential lots and 144 attached townhome lots on 148.6 acres to be known
as Cedar Hills North. The Cedar Hills North preliminary plat is located north of 200th
Street (CR 64) and east of Cedar Avenue (CSAH 23).
The Cedar Hills North preliminary plat plans have been distributed to Engineering
Division and Parks and Recreation Department staff, and the Parks, Recreation and
Natural Resources Committee.
A. Aerial Map
B. Zoning Map with approved revisions
C. Certificate of Survey
D. Preliminary Plat
E. Site Plans
F. Phasing Plan
G. Ghost Plat
H. Street Plans
I. Sewer and Water Plans
J. Storm Sewer Plans
K. Grading Plans
L. Tree Survey
M. Landscape Plan
2
N. Wetland Impacts
O. July 18, 2024 Plat Commission meeting letter
On October 7, 2024, the City Council approved comprehensive plan and zoning map
amendments for the Cedar Hills North preliminary plat area, minus Outlot F. The
Metropolitan Council is reviewing the comprehensive plan amendment and must
approved prior to the recording of the final plat.
The preliminary plat area consists of seven parcels, though
generally only the south half of the plat area is proposed for development. The use on the
property has been primarily undeveloped agricultural land as well as a few homes,
accessory structures, wells, and septic systems, which must be removed with the
development of the site. A 100-foot-wide natural gas pipeline bisects the property from
the southwest corner of the site to the northeast, and a water corridor begins in the
southwest corner as well and runs east through the property. (Exhibit A).
The Cedar Hills North property is located
in Planning District 5 of the 2040 Comprehensive Plan, which guided the subject
property for low/medium and medium/high density residential. Provided the
comprehensive plan amendment is approved by Metropolitan Council, the property will
be in compliance with the comprehensive plan.
. The adjacent land uses and zoning are as follows:
North – Undeveloped agricultural farmland (RST-2, RM-3)
East – Undeveloped agricultural farmland (City of Farmington)
South – 200th Street, detached townhomes (RM-1)
West – Cedar Avenue, Undeveloped Agricultural land (RM-3)
City streets, sanitary sewer and
water improvements for the area of Cedar Hills North will be financed and constructed
by the developer. The development costs associated with the Cedar Hills North
development are not programmed in the 2024– 2028 CIP.
A preliminary plat may be deemed premature if any of
the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria
pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service
capacity (police and fire protection). The other pertinent criteria pertain to
inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans
3
(discussed above). Staff review of the Cedar Hills North preliminary plat against these
criteria finds that it is not a premature subdivision.
. The Cedar Hills North preliminary plat consists of 88 single
family lots and 144 attached townhome lots on 148.6 acres. This results in a gross density
of 1.56 units per acre. Excluding arterial street right-of-way, wetlands, stormwater
management ponds, and future development outlots, the overall net density is 3.88 units
per acre. The single-family area of the development (guided Low Density Residential) has
a density of 2.65 units per acre, while the attached townhome area (guided Medium/High
Density Residential) has a density of 6.77 units per acre. Both densities are consistent with
density ranges required by those land use designations.
The following minimum single-family lot size requirements of the RST-2,
Single- and Two-Family Residential District pertain to the Cedar Hills North preliminary
plat:
Single family lot sizes within the Cedar Hills North preliminary plat range from 8,779
square feet to 25,915 square feet in area. All of the single-family lots meet the lot area,
width and depth requirements of the RST-2 District.
The following minimum requirements for single family building setbacks in the
RST-2 District pertain to the Cedar Hills North preliminary plat:
25 ft (garage)
The proposed house pads shown on the Cedar Hills North grading, drainage and erosion
control plan indicate that all 88 single-family lots have adequate building pad areas that
meet setback requirements for principal structures.
4
ATTACHED TOWNHOME DEVELOPMENT STANDARDS
Lot Requirements. The following minimum requirements for attached townhome
building setbacks in the RM-3 District pertain to the Cedar Hills North preliminary plat:
25 feet (garage)
The proposed unit lots shown on the Cedar Hills North preliminary plat have sufficient
area to accommodate attached townhome units. The RM-3 District requires at least 3,800
square feet per unit. The Cedar Hills North Preliminary plat has an average of just over
6,400 square feet per unit for the attached townhomes area, which exceeds the minimum
lot area per unit requirements of the RM-3 District.
Each unit must meet the requirements of Section 11-60-21.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 material as satisfying the minimum masonry
material requirement and is therefore also allowed to exceed the maximum area limit for
non-masonry materials.
The developer must submit dimensioned floor plans for the detached
townhome units to verify compliance with the minimum requirements for above grade
floor area established by Section 11-17-13.D of the Zoning Ordinance.
The proposed detached townhome units are proposed to be slab on grade.
The minimum area of each garage must be at least 540 square feet and have a minimum
interior width of 20 feet.
A homeowner’s association is required to be established for
ownership and maintenance of Lot 89 and Lots 145-152, as well as for the exteriors of the
attached townhome buildings. Prior to building permits being issued for the townhomes,
the Developer must submit the HOA documents for review by the City Attorney, as well
as provide proof that the HOA documents have been recorded and that all common areas
have been deeded to the HOA for ownership.
Each townhome building must provide landscaping at the immediate
perimeter of the unit, as shown on the landscape plan (Exhibit M). All landscaped areas,
including common open space and public right of way, must have an inground irrigation
system with an automatic controller. With the final plat, the Developer must provide
5
information that the landscaping of the detached townhome units meets the
requirements of Section 11-60-21H.
Sixteen (16) single family lots require buffer yard
landscaping as 200th Street is classified as a major collector street Comprehensive
Transportation Plan. The buffer yard screening must provide an effective minimal visual
screen to a height of 10 feet. The RM-3 District does not require buffer yard plantings
that meet the standards set forth in Section 11-21-9.E, but an appropriate variety of
coniferous trees, tall growing shrubs, and deciduous shade trees shall be provided for
screening purposes in yards bordering major collector and arterial streets. The buffer
yard landscape plan includes a variety of overstory and evergreen trees, as well as shrubs
to provide a visual buffer (Exhibit M). The single-family lots abutting 200th Street must
install sod to the side/rear property line. A $1,000/lot security will be required with the
building permit.
There are six outlots totaling 87.35 acres in the Cedar Hills North preliminary
plat. The use of the proposed outlots will be as follows:
Outlot A is a 0.64 acre outlot for future development that will be retained by the
current property owner.
Outlot B is a 4.7 acre outlot consisting of a stream re-alignment and stormwater
management basin that will be deeded to the City with the final plat.
Outlot C is a 3.55 acre outlot consisting of a stream re-alignment and stormwater
management basins and that will be deeded to the City with the final plat.
Outlot D is a 5.98 acre outlot consisting of a stream re-alignment and stormwater
management basin that will be deeded to the City with the final plat.
Outlot E is a 0.03 acre outlot to provide a trail connection from Road 4 to the trail
along the north side of 200th Street.
Outlot F is a 72.45 acre outlot and will be retained by the current property owner.
No subdivision identification monument signs are proposed with the Cedar Hills
North preliminary plat. If signs are proposed, they must be located on property that will
be owned and maintained by an HOA.
The following is a summary of streets adjacent to or proposed with the Cedar
Hills North preliminary plat. Additional detailed information is outlined in the
Engineering Division memorandum dated October 29, 2024.
Cedar Avenue (CSAH 23) – Cedar Avenue is west of an adjacent to the property and is
classified as a minor arterial county highway in the City’s Comprehensive Transportation
Plan and is a four-lane divided highway along the development parcels. The required
right of way, per the Dakota County Plat Needs Map, will be dedicated with the final plat.
6
200th Street (CR 64) – 200th Street is south of and adjacent to the property is classified as a
major collector street in the City’s Comprehensive Transportation Plan and is a two-lane
undivided rural roadway. The Developer is dedicating the necessary right-of-way as
shown on the preliminary plat.
Gallifrey Way – Gallifrey Way is a minor collector street extending north from the Cedar
Hills subdivision and is a 38-foot-wide street within an 80-foot-wide right of way and is
shown with five-foot-wide concrete sidewalks on both sides of the street. Gallifrey Way
will provide future access to Outlot F and must include barricades and a “Future Street
Extension” at the north terminus. Lots 24, 25, 38, 39, 50, 57, 58, 87 may not have driveway
access to Gallifrey Way and must access the adjacent side street.
Gadfly Way – Gadfly Way will be a 32-foot-wide residential street constructed within a
60-foot-wide right-of-way that will end in a permanent cul-de-sac. A five-foot-wide
sidewalk is proposed for the west side of Gadfly Way to provide a pedestrian connection
between the trail along the north side of 200th Street and the trail along the south side of
the creek.
Roads 3, 6, 8, and 11 – These will be 32-foot-wide local residential streets constructed
within a 60-foot right-of-way and a five-foot-wide concrete sidewalk along one side of the
street. Road 6 requires a temporary cul-de-sac at the north terminus along with
barricades and a “Future Street Extension” sign.
Roads 4, 5, and 7 – These will be 32-foot-wide local residential streets constructed within
a 60-foot-wide right-of-way that end in a permanent cul-de-sac.
Roads 12, 13, 14, 15, and 16 – These will be 24 foot and 28-foot-wide private streets
owned and maintained by the homeowner’s association with connections to public streets
8 and 11. The private streets must be posted as no parking zones on both sides of the
driveway.
All streets meet the minimum width and design requirements of the Subdivision
Ordinance.
The Dakota County Plat Commission reviewed and approved the
preliminary plat at their July 18, 2024 meeting. The Plat Commission letter is included as
Exhibit O.
Cedar Hills North is proposed to be developed in three phases (Exhibit F). The
first phase of development is the single-family lots south of the water channel, the second
phase is the townhomes between Gallifrey Way and the gas pipeline easement, and the
third phase is the townhomes west of the pipeline and the single family lots east of
Gallifrey Way and north of the water channel.
Proposed grading, drainage, erosion
control, and utilities for the Cedar Hills North preliminary plat is shown on the grading,
7
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 October 29,
2024 engineering report prepared by Jon Nelson, Assistant City Engineer and Mac
Cafferty, Environmental Resources Manager. The Engineering Division recommends
approval of the preliminary plat.
A tree preservation plan (Exhibit L), submitted by the developer,
identifies 196 significant trees within the Cedar Hills North preliminary plat boundary, all
of which are proposed to be removed. The vast majority of the trees on the site are Silver
Maple and Boxelder trees. Mac Cafferty, Environmental Resources Manager has reviewed
the tree preservation plan and his comments are included in the October 29, 2024
engineering report.
A wetland delineation has been completed and the information and data has
been incorporated into the preliminary plat plans. Two small wetlands have been
identified adjacent to the Vermillion River Watershed Water Quality Corridor, which will
be realigned and restored with this development. This project will impact 0.29 acres of
wetland that will require replacement. Mac Cafferty has reviewed the wetland delineation
report. His comments are included in the October 29, 2024 engineering report.
When the City’s 2015 Parks, Trails, and Open Space Plan was drafted
and adopted, the parcels north of 200th Street along Cedar Avenue were not within the
MUSA or assigned a timeframe for development. The 2040 Comprehensive Land Use
Plan was adopted in 2019, which brought the parent parcels of Cedar Hills North into the
MUSA and available for development. This is why the Cedar Hills North area is not
included in a park search area within the Parks, Trails, and Open Space plan. Park
dedication has not been collected on this parcel and will be required to be satisfied
through a cash contribution at the time of final plat. The Parks, Recreation and Natural
Resources Committee will review the preliminary plat at their November 6, 2024 meeting.
Their comments, if any, will be forwarded to the Planning Commission at the public
hearing.
The developer will construct five-foot-wide concrete sidewalks along
one side of all streets in the development, except for Road 4, 5, and 7 cul-de-sacs and the
privately owned and maintained streets. A 10-foot-wide bituminous trail will be
constructed by the Developer on the east side of Cedar Avenue along the plat boundary
and along the north side of 200th Street, also along the plat boundary.
The Cedar Hills North preliminary plat area is located within the current MUSA.
A ghost plat (Exhibit G) for the future development area to the north has
been submitted and shows a potential attached townhome and single-family development
layout that connects Gallifrey Way to a future 195th Street. Much like the Cedar Hills
8
North site, the area to the north includes a water channel and the continuation of the
natural gas pipeline.
Overhead electric lines are located along the east side of Cedar
Avenue. The developer will be required to place these utilities underground as a part of
the improvements on the site. A security will be required to guarantee that the work is
completed.
Community Development Department staff recommends approval of the Cedar Hills
North preliminary plat, subject to the following stipulations:
1. Approval of the preliminary plat is contingent upon approval of the
comprehensive plan amendment by Metropolitan Council.
2. Implementation of the recommendations listed in the October 29, 2024
engineering report.
3. Park dedication shall be satisfied with a cash contribution paid with the final plat
for each development phase.
4. The developer shall construct five-foot-wide concrete sidewalks as shown on the
preliminary plat plans. The developer shall construct a bituminous trail along the
north side of 200th Street and the east side of Cedar Avenue, as shown on the
plans.
5. Outlots B, C, D, and E shall be deeded to the City with the final plat.
6. Buffer yard landscaping shall be installed according to the approved landscape
plan. A security for the buffer yard landscaping shall be submitted with the final
plat. The lots abutting 200th Street must install sod to the side or rear property line
and a $1,000 per lot security will be required with the building permit.
7. The following lots shall have restricted driveway access:
• Lots 24 and 39 shall have driveway access from Road 3.
• Lots 25 and 38 shall have driveway access from Road 4.
• Lot 50 and 57 shall have driveway access from Road 5.
• Lot 58 and 87 shall have driveway access from Road 6.
8. All new local utilities and any existing overhead service utilities located on the
property shall be placed underground.
9. The existing houses, accessory structures, fences, wells, and septic systems must be
removed with the development of this property.
10. A homeowner’s association must be established for ownership and maintenance
of Lots 89 and 145-152.
9
11. The Developer must submit HOA documents for review and provide proof of
recording of the HOA documents and deeds conveying the common area lots to
the HOA, prior to building permits issued for the attached townhomes.
12. Attached townhomes must meet the exterior materials requirements of Section
11-58-21.C.4 of the Zoning Ordinance.
13. The developer must submit dimensioned floor plans for the detached townhome
units to verify compliance with the minimum requirements for above grade floor
area established by Section 11-17-13D of the Zoning Ordinance.
14. Each detached townhome unit shall include an attached garage meeting the
minimum width and area requirements of Section 11-58-21D of the Zoning
Ordinance.
15. The developer shall provide details to verify compliance with the landscape
requirements of Section 11-58-21K of the Zoning Ordinance.
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
200TH ST (CR 64)
CED
A
R
A
V
E
(
C
S
A
H
2
3
)
202ND ST
Cit
y
o
f
F
a
r
m
i
n
g
t
o
n
GALLIFREY WAY
City of Lakeville
Aerial Location Map
Cedar Hills North
Preliminary Plat
Preliminary
Plat Area
EXHIBIT A
RM-3 RST-2
ZONING MAP AMENDMENT
EXHIBIT B
POND N3P
NWL-1007.0
HWL-1011.1
WETLAND G
Outlet-1003.95
HWL-1007.7POND N2P
NWL-1019.5HWL-1023.5
PARCEL 1
SANANIKONE
PARCEL 2
PA
R
C
E
L
3
PARCEL 4 PA
R
C
E
L
5
PARCEL 6
TRACT A
TRACT B
TR
A
C
T
D
TRACT E
g
i j
e
o
ac
aa
ab
z
s
p
(200TH STREET W)
(C
E
D
A
R
A
V
E
N
U
E
)
GALLIFREY
WAY GAINES
COURT
GADFLY
WAY
C.
S
.
A
.
H
N
O
.
2
3
COUNTY ROAD NO. 64
TR
A
C
T
C
PARCEL 7
s
Bearings are based on the Dakota County
Coordinate System (NAD 83 - 1986 adj.)
VICINITY
MAP
NO
SCALE
NOR TH
0
SCALE IN FEET
200 100 100 200 400
SURVEY LEGEND
XX
WB
SR
R
GN
NE
ENIG
E
DESI
E NN
SATHRE-BERGQUIST, INC.
S US
S
Y
R
S
O
ER
EVR
PLA
ALTA/NSPS LAND TITLE SURVEY
PREPARED FOR:
U.S. HOME, LLC
NO. BY DATE REVISION
1 CMT 4/12/2024 ADDED REENTS PARCEL
2 EMW 4/19/2024 UPDATE TREE INVENTORY
FIELD CREW
XXX
DRAWN
CW/AK/EW
CHECKED
CT
DATE
1/17/24
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR
CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS
STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s
EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID
AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND
SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF
ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES
THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY
LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES
RESULTING FROM ILLEGITIMATE USE.
Dakota County
FILE NO.
8
5401-697
LAKEVILLE,
MINNESOTA
TWP:114-RGE.20-SEC.22
14000 25TH AVENUE NORTH, SUITE 120
PLYMOUTH MN 55447 (952) 476-6000
WWW.SATHRE.COM
To: U.S. Home, LLC, Donnelly Farms Limited Partnership, Burnet Title and First American 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 the 2021 Minimum Standard Detail
Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 5, 6(a), 7(a), 8, 11(b),
16, and 18 of Table A thereof. The field work was completed on 1/26/2024.
Date of Plat or Map: March 22, 2024
________________________________________________________
Colyn M. Tvete, PLS Minnesota License No. 62269
2
EXHIBIT C
EXHIBIT D
EXHIBIT E
EXHIBIT F
EXHIBIT G
EXHIBIT H
EXHIBIT I
EXHIBIT J
EXHIBIT K
EXHIBIT L
Name Date:10/16/2024 Reg#----
Lot Cover Mix
Common Scientific Rate lbs/acre
Redtop Agrostis alba 2.1 lbs/acre
Perennial Rye Lolium perenne 14.7 lbs/acre
Timothy Phleum praetense 2.1 lbs/acre
Canada Bluegrass Poa compressa 9.8 lbs/acre
Kentucky Bluegrass Poa pratensis 20.3 lbs/acre
White Clover Trifloium 2.1 lbs/acre
Chewings Fescue Festuca rubra 12 lbs/acre
Tall Fescue Festuca arundinacea 12 lbs/acre
TOTAL 75.1 lbs.
Seeding Rate: 70 lbs. per acre
* all seeded areas to receive 50 Oats at 50 lbs per acre
* all seeded areas to be mulched with straw at a rate of 2000 lbs per
acre and disc anchored
OutLot Cover Mix
Nurse/Cover
Common Scientific Rate Acre
Oats Avena sativa 30 lbs/acre
TOTAL 30 lbs
Native Grasses
Common Scientific Rate Acre
Little Bluestem Andropogon scoparius 3 lbs/acre
Sideoats Grama Grass Bouteloua curtipendla 3 lbs/acre
Prairie Dropseed Sporabolus heterolepis 1 lbs/acre
Blue Grama Grass Bouteloua gracilis 1 lbs/acre
Quatro Sheep Fescue Festuca ovina 30 lbs/acre
TOTAL 38 lbs
Native Wildflowers
Common Scientific Rate Acre
Purple Prairie Clover Petalostemum purpureum 2 oz/acre
Black-eyed Susan Rudbeckia hirta 4 oz/acre
Prairie Blazing Star Liatris pynostachya 2 oz/acre
Common Milkweed Asclepias syriaca 2 oz/acre
Wild Bergamot Monarda fistulosa 2 oz/acre
TOTAL 12 oz
Buffer Yard (per code)
Buffer Yard (per code)
Trail Bench/ Perennial Plantings
Trail Bench/ Perennial Plantings Trail Bench/ Perennial Plantings
Trail Bench/ Perennial Plantings
Buffer Yard (per code)
Settling
Basin
Pond 6
Pond 5
Pond 4
Pond 3
Pond 2
Pond 1
Buffer Yard (per code)
PLANT SCHEDULE
Overstory
Code Common Name Botanical Name Cont.Qty.M Height M Width
PA Prairie Gold Aspen Populus tremuloides `NEArb`2.5" BB 41 20-30'15-20'
RB River Birch Betula nigra 2.5" BB 21 40-60'30-40'
DB Dakota Pinnacle Birch Betula platyphylla `Fargo`2.5" BB 9 20-30'8-10'
KC Kentucky Coffee Tree Gymnocladus dioica 2.5" BB 5 50-60'40-50'
HB Common Hackberry Celtis occidentalis 2.5" BB 4 50-75'40-50'
AL American Linden Tilia americana 2.5" BB 11 40-60'20-30'
RM Red Maple Acer rubrum 2.5" BB 17 40-50'15-20'
SO Swamp White Oak Quercus bicolor 2.5" BB 29 50-60'40-50'
Coniferous
Code Common Name Botanical Name Cont.Qty.M Height M Width
BF Balsam Fir Abies balsamea 8' BB 11 40-50'20-25'
LA American Larch Larix laricina 8' BB 23 40-80'15-30'
NP Norway Pine Pinus resinosa 8' BB 28 60-80'20-30'
WP White Pine Pinus strobus 8' BB 39 50-80'30-40'
BH Black Hills Spruce Picea glauca densata 8' BB 49 30-40'20-30'
NS Norway Spruce Picea abies 8' BB 28 60-80'25-30'
Undertsory
Code Common Name Botanical Name Cont.Qty.M Height M Width
HA Thornless Hawthorn Crataegus crus-galli var. inermis 2" BB 6 15-20'15-20'
LT Japanese Lilac Syringa reticulata 2" BB 8 25-30'20-25'
MA Showy Mountain Ash Sorbus decora 2" BB 5 20-25'20'
SB Servicerberry Tree Amelanchier x grandiflora `Autumn Brilliance`2" BB 12 20-25'15'
Shrubs
Code Common Name Botanical Name Cont.Qty.M Height M Width
CB Black Chokeberry Aronia melanocarpa elata 18"+ HT 54 4-6'4-5'
DW Compact Dogwood Cornus sericea `Bailadeline`18"+ HT 81 4-5'4-5'
WH Wild Hydrangea Hydrangea arborescens L.18"+ HT 74 3-5'3-5'
MK Miss Kim Lilac Syringa meyeri `Miss Kim`18"+ HT 37 5-6'5-6'
WB Winterberry llex verticillata 'Jim Dandy'18"+ HT 65 4-5'4-5'
Perennials
Code Common Name Botanical Name Cont.Qty.
BES Black Eyed Susan Rudbeckia `Goldsturm`1 Gal 32
3"
M
I
N
12
"
M
I
N
TOP OF ROOT BALL
SLIGHTLY EXCPOSED
MULCH PER PLAN
BACKFILL WITH 50/50 MIX
OF TOP SOIL AND
NATIVE SOIL
UNDISTERBED SUBGRADE
SCARIFY BOTTOM OF HOLE
SET ROOT BALL ON SUBGRADE
3"
M
I
N
6"
M
I
N
TOP OF ROOT BALL
SLIGHTLY EXCPOSED
MULCH PER PLAN
4" OF TOPSOIL ROTO-TILLED
INTO 6" OF NATIVE SOIL
UNDISTERBED SUBGRADE
SET ROOT BALL ON SUBGRADE
PROPOSED GRADE
(SLOPE AWAY FROM PLANT)
HAND LOOSEN ALL CONTAINERED
ROOT BALLS
HAND LOOSEN ALL CONTAINERED
ROOT BALLS
2x DIAMETER OF
ROOT BALL
PLANTING PIT
4-6" DEEPER
THAN ROOT BALL
30" MULCH
RING
PROVIDE RODENT/ANIMAL PROTECTION
ROOT FLARE AND ROOT BALL
SHALL BE EXPOSED 1" ABOVE GRADE
(NO SOIL SHALL COVER ROOT FLARE)
NO MULCH SHALL TOUCH TRUNK
SHREDDED HARDWOOD MULCH 6" DEPTH
EXPOSE TOP OF ROOT BALL FROM WIRE
AND BURLAP
4" HIGH EARTHEN BERM AT EDGE OF ROOT BALL
50/50 TOPSOIL MIXED WITH NATIVE SOIL
SCARIFY HOLE EDGES
SET ROOT BALL ON UNDESTERBED OR COMPACTED
SUBGRADE
UNDISTERBED
SUBGRADE
2x DIAMETER OF
ROOT BALL
CONTRACTOR SHALL ENSURE TREES REMAIN PLUM ,
DURING WARRENTY PERIOD. IF STAKES ARE TO BE USED,
USE THE 2/3 STAKE METHOD WITH TRUNK WEBBING.
(NO WIRE IS TO BE USED ON TRUNK)
NO SCALE
TYPICAL TREE DETAILL1
1
NO SCALE
TYPICAL PERENNIAL DETAILL1
3
NO SCALE
TYPICAL SHRUB DETAILL1
2
1)THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE
EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK.
2)THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF
THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN
OR INTENT OF THE LAYOUT.
3)THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE
CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK.
4)THE CONTRACTOR SHALL PROTECT EXISTING ROADS,CURBS/GUTTERS, TRAILS,
TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION.DAMAGE TO SAME
SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER.
5)VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR
PROPRIETARY UTILITIES AND GOPHER STATE ONE CALL 48 HOURS BEFORE DIGGING.
CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY
DAMAGES TO SAME. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO
FACILITATE PLANT RELOCATION.
6)THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION
AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE.
7)THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS
WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY.
UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK.
8)THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES
EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE
CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON
THE PLAN.
9)THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL
NOTES.
10)EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE
FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT.
ORANGE PLASTIC SAFETY FENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS
6' O.C. MAXIMUM SPACING LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-
SITE WILL NOT BE ALLOWED.
11) CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION.
1)ALL DISTURBED AREAS AFFECTED BY INSTALLATION OF THE LANDSCAPE AND ARE NOT
PAVED SHALL BE SEEDED OR SODDED, AS SPECIFIED BY THE PLAN.
2)ALL AREAS TO RECEIVE SOD SHALL ALSO RECEIVE 4" OF TOPSOIL PRIOR TOINSTALLING
SOD.TOPSOIL SHALL BE FREE OF TREE ROOTS, STUMPS, BUILDING MATERIAL,AND TRASH,
AND SHALL BE FREE OF STONES LARGER THAN 1 1/2" INCHES IN ANY DIMENSION.
3)WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1"
BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC.
4)SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY.
5)THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF
UTILITY LOCATION BY CALLING GOPHER ON STATE PRIOR TO BEGINNING WORK, TO ENSURE
ALL TREES ARE PLANTED OUTSIDE OF 10' UTILITY EASEMENT, MEASURED FROM TREE TRUNK
TO PIPE. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND
REPAIR OF ALL DAMAGED UTILITIES AS A RESULT OF LANDSCAPING CONSTRUCTION AT NO
COST TO THE OWNER
6)A MINIMUM OF 2 ROWS OF SOD SHALL BE PLANTED BEHIND ROAD CURB THAT MNDOT
3878 C SPECIFICATION FOR SALT TOLERANCE, IF IRRIGATION IS NOT
7)AREAS WHERE SIDEWALKS PARALLEL ROADS, SHALL BE SODDED FROM BACK OF CURB TO
SIDEWALK. SOD SHALL MEET MNDOT 3878 C SPECIFICATION FOR SALT TOLERANCE.
8)TURF ON ALL OTHER AREAS DISTURBED BY CONSTRUCTION SHALL BE RESTORED BY
SEEDING,MULCHING AND FERTILIZING.
9)ALL DISTURBED AREAS TO BE TURF SEEDED, ARE TO RECEIVE 4" TOP SOIL, SEED, MULCH,
AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES STEEPER THAN
3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET.
10)ALL DISTURBED AREAS TO RECEIVE NATIVE SEED, ARE TO RECEIVE PLANTING SOIL, SEED,
MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. FOR SLOPES
STEEPER THAN 3:1 OR IN DRAINAGE SWALES INSTALL EROSION CONTROL BLANKET.
GROUND COVER NOTESGENERAL LANDSCAPE NOTES
1)TREES AND SHRUBS SHALL BE FRESHLY DUG AT TIME OF DELIVERY UNLESS
CONTAINER GROWN, IF CONTAINER GROWN, PLANTS SHALL BE WATERED
EVERYDAY AND KEPT IN A PARTIALLY SHADED AREA UNTIL PLANTED.
2)TREES TO BE PLANTED EXCEPT MULTI-STEM TREES SHALL HAVE A SINGLE
STRAIGHT LEADER AND TAPERED TRUNK. ALL TREES SHALL BE FREE OF GIRDING
ROOTS THAT HAVE ENCIRCLED THE TREE, TREES MUST BE IN GOOD HEALTH AND
FREE OF DISEASE.
3)ALL TREES SHALL HAVE A 2-4" HARDWOOD BARK MULCH 6' DIAMETER RING
AROUND THE BASE OF THE TREE. KEEP MULCH OFF TREE TRUNK.
4)THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH
ARE DEEMED TO BE UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION
5)PLANTING HOLES SHALL BE FREE OF WEEDS, ROCKS, SOD, CLAY CLUMPS, CLASS
V AND OTHER CONSTRUCTION MATERIALS.
6)TOPSOIL FOR BACKFILLING PLANTING HOLES SHALL BE A MIXTURE OF NATIVE AND
TOPSOIL AT A RATIO OF 1:1.
7)CONTRACTOR SHALL EXCAVATE 8" OF SOIL IN ALL LANDSCAPE BEDS, REPLACE
WITH 8" OF UNSCREENED TOPSOIL, ENOUGH ESTABLISH A POSITIVE GRADE
FROM STRUCTURES, FOUNDATIONS, PATIOS, ETC..
8)PLANTING BEDS PROPOSED WITH ROCK MULCH SHALL BE LAID OVER MIN. 6 MIL.
BLACK POLY.
9)PLANTING BEDS PROPOSED WITH BARK MULCH, A PRE EMERGENT HERBICIDE
SHALL BE SPREAD AT PRODUCT RECOMMENDED RATIOS BEFORE BARK MULCH IS
SPREAD. POLY AND FABRIC UNDERLAYMENTS ARE NOT TO BE USED UNDER BARK
MULCH.
10) ALL VINYL EDGING TO BE STAKED 7' ON CENTER, HORIZONTALLY.
11)NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS
BEEN COMPLETED IN THE IMMEDIATE AREA.
PLANTING NOTES
Legend
Turf (Sodded/ salt tolerant)
MNDot 33-262 (Seeded)
Dry Swale
MNDot 34-271 (Seeded)
Wet Meadow
MNDot 34-262 (Seeded)
Wet Prairie / Mix of trees, shrubs, and focal plantings
Lot/ Outlot Mix (Seeded)
4-6" River Rock
Retaining Wall
THIS PLAN SET AND THE CONCEPTS REPRESENTED
HEREIN ARE THE PROPERTY OF
KLEIN-NORBY LANDSCAPE & SITE DESIGN.
CHANGES TO OR USE OF THIS PLAN SHALL
REQUIRE PRIOR WRITTEN APPROVAL BY
KLEIN-NORBY LANDSCAPE & SITE DESIGN
I herby certify that this plan, plan set,
specification or report was prepaired by me or
under my direct supervision and that I am duly
registered Landscape Architect under the laws
of the State of Minnesota
PRELIM
I
N
A
R
Y
N
O
T
FOR C
O
N
S
T
R
U
C
T
I
O
N
KLEIN-NORBY
LANDSCAPE & SITE DESIGN
www.norbylandscape.com
mklein@norbylandscape.com
763.257.6210
CDRAWN BY
MK
CHECKED BY
DATE
10/16/2024
REVISIONS
NO.BY DATE COMMENTS
PROJECT #FILE #
L1
6
CEDAR CREEK
LENNAR
LAKEVILLE,
MN
PRELIMINARY LANDSCAPE PLAN
KN
01MK 240808 Revise per city/client comments
02MK 240904 Revise per city/client comments
03MK 240912 Revise per city/client comments
04MK 241016 Revise per city/client comments0 100'200'
NOT TO SCALE
EXHIBIT M
Name Date:10/16/2024 Reg#----
WH
DW
CB
WB
WH
WB
CB
DW
DW
WB
WH
CB
DW
WH
CB
WB
MK
CB
WH
DW
WB
THIS PLAN SET AND THE CONCEPTS REPRESENTED
HEREIN ARE THE PROPERTY OF
KLEIN-NORBY LANDSCAPE & SITE DESIGN.
CHANGES TO OR USE OF THIS PLAN SHALL
REQUIRE PRIOR WRITTEN APPROVAL BY
KLEIN-NORBY LANDSCAPE & SITE DESIGN
I herby certify that this plan, plan set,
specification or report was prepaired by me or
under my direct supervision and that I am duly
registered Landscape Architect under the laws
of the State of Minnesota
PRELIM
I
N
A
R
Y
N
O
T
FOR C
O
N
S
T
R
U
C
T
I
O
N
KLEIN-NORBY
LANDSCAPE & SITE DESIGN
www.norbylandscape.com
mklein@norbylandscape.com
763.257.6210
CDRAWN BY
MK
CHECKED BY
DATE
10/16/2024
REVISIONS
NO.BY DATE COMMENTS
PROJECT #FILE #
L2
6
CEDAR CREEK
LENNAR
LAKEVILLE,
MN
PRELIMINARY LANDSCAPE PLAN
KN
01MK 240808 Revise per city/client comments
02MK 240904 Revise per city/client comments
03MK 240912 Revise per city/client comments
04MK 241016 Revise per city/client comments0 40'80'
Scale: 1"=40'
Name Date:10/16/2024 Reg#----
DW
WH
MK
MK WH MK DW WH DW WH WB CB MK WB WB MK WH CB DW MK WH DW WB
DW DW
WB DW WH CB CB DW WH
WH
WB
BES
BES
BES
BES
WH
THIS PLAN SET AND THE CONCEPTS REPRESENTED
HEREIN ARE THE PROPERTY OF
KLEIN-NORBY LANDSCAPE & SITE DESIGN.
CHANGES TO OR USE OF THIS PLAN SHALL
REQUIRE PRIOR WRITTEN APPROVAL BY
KLEIN-NORBY LANDSCAPE & SITE DESIGN
I herby certify that this plan, plan set,
specification or report was prepaired by me or
under my direct supervision and that I am duly
registered Landscape Architect under the laws
of the State of Minnesota
PRELIM
I
N
A
R
Y
N
O
T
FOR C
O
N
S
T
R
U
C
T
I
O
N
KLEIN-NORBY
LANDSCAPE & SITE DESIGN
www.norbylandscape.com
mklein@norbylandscape.com
763.257.6210
CDRAWN BY
MK
CHECKED BY
DATE
10/16/2024
REVISIONS
NO.BY DATE COMMENTS
PROJECT #FILE #
L3
6
CEDAR CREEK
LENNAR
LAKEVILLE,
MN
PRELIMINARY LANDSCAPE PLAN
KN
01MK 240808 Revise per city/client comments
02MK 240904 Revise per city/client comments
03MK 240912 Revise per city/client comments
04MK 241016 Revise per city/client comments0 40'80'
Scale: 1"=40'
Name Date:10/16/2024 Reg#----
THIS PLAN SET AND THE CONCEPTS REPRESENTED
HEREIN ARE THE PROPERTY OF
KLEIN-NORBY LANDSCAPE & SITE DESIGN.
CHANGES TO OR USE OF THIS PLAN SHALL
REQUIRE PRIOR WRITTEN APPROVAL BY
KLEIN-NORBY LANDSCAPE & SITE DESIGN
I herby certify that this plan, plan set,
specification or report was prepaired by me or
under my direct supervision and that I am duly
registered Landscape Architect under the laws
of the State of Minnesota
PRELIM
I
N
A
R
Y
N
O
T
FOR C
O
N
S
T
R
U
C
T
I
O
N
KLEIN-NORBY
LANDSCAPE & SITE DESIGN
www.norbylandscape.com
mklein@norbylandscape.com
763.257.6210
CDRAWN BY
MK
CHECKED BY
DATE
10/16/2024
REVISIONS
NO.BY DATE COMMENTS
PROJECT #FILE #
L4
6
CEDAR CREEK
LENNAR
LAKEVILLE,
MN
PRELIMINARY LANDSCAPE PLAN
KN
01MK 240808 Revise per city/client comments
02MK 240904 Revise per city/client comments
03MK 240912 Revise per city/client comments
04MK 241016 Revise per city/client comments0 50'100'
Scale: 1"=50'
Name Date:10/16/2024 Reg#----
DW
CB BES
BES
BES
BES
CB MK WB DW WH MK WB CB MK DW WB
MK
WH
WH
DW
WB DW MK
THIS PLAN SET AND THE CONCEPTS REPRESENTED
HEREIN ARE THE PROPERTY OF
KLEIN-NORBY LANDSCAPE & SITE DESIGN.
CHANGES TO OR USE OF THIS PLAN SHALL
REQUIRE PRIOR WRITTEN APPROVAL BY
KLEIN-NORBY LANDSCAPE & SITE DESIGN
I herby certify that this plan, plan set,
specification or report was prepaired by me or
under my direct supervision and that I am duly
registered Landscape Architect under the laws
of the State of Minnesota
PRELIM
I
N
A
R
Y
N
O
T
FOR C
O
N
S
T
R
U
C
T
I
O
N
KLEIN-NORBY
LANDSCAPE & SITE DESIGN
www.norbylandscape.com
mklein@norbylandscape.com
763.257.6210
CDRAWN BY
MK
CHECKED BY
DATE
10/16/2024
REVISIONS
NO.BY DATE COMMENTS
PROJECT #FILE #
L5
6
CEDAR CREEK
LENNAR
LAKEVILLE,
MN
PRELIMINARY LANDSCAPE PLAN
KN
01MK 240808 Revise per city/client comments
02MK 240904 Revise per city/client comments
03MK 240912 Revise per city/client comments
04MK 241016 Revise per city/client comments0 50'100'
Scale: 1"=50'
Name Date:10/16/2024 Reg#----
Autumn Fire Sedum
Annabelle Hydrangea
Moonshine Yarrow
Incrediball Hydrangea
Karl Foerster Grass Rheinland Astilbe
Stella de Oro Daylilly
Rheinland Astilbe
Globe Hemlock Karl Foerster Grass
Karl Foerster Grass
Red Winterberry
The Rocket Ligularia
Spreading Yew
Autumn Fire Sedum
Autumn Fire Sedum
Brunnera Karl Foerster Grass
Regal Splendor Hosta
Karl Foerster Grass
The Rocket Ligularia
Spreading Yew
Red Winterberry The Rocket Ligularia
Karl Foerster Grass
Autumn Fire Sedum
Brunnera
Autumn Fire Sedum Big Bluestem
Dwarf Pink Lilac Dwarf Russian Sage
Floristan Liatris
Black Eyed Susan
Floristan Liatris
Blue Globe Spruce
Moonshine Yarrow
Blue Globe Spruce
Big Bluestem
Ornamental Allium
Big Bluestem
Dwarf Pink Lilac Dwarf Russian Sage
Floristan Liatris
Black Eyed Susan
Floristan Liatris
Big Bluestem
Big Bluestem Salvia
Ornamental Allium
Salvia
Globe Fir
Big Bluestem
Legend
4-6" River Rock Mulch over
fabric
3" Double Shredded Bark Mulch
Vinyl Edging
South/East/ West Facing PlantingsL6
3
North Facing PlantingsL6
2
North Facing PlantingsL6
4
South/East/ West Facing PlantingsL6
6
North Facing PlantingsL6
5
South/East/ West Facing PlantingsL6
7
Building GroundcoverL6
1
(Sun Exposure)
(Sun Exposure)
(Sun Exposure)(Shade Exposure)
(Shade Exposure)
(Shade Exposure)
THIS PLAN SET AND THE CONCEPTS REPRESENTED
HEREIN ARE THE PROPERTY OF
KLEIN-NORBY LANDSCAPE & SITE DESIGN.
CHANGES TO OR USE OF THIS PLAN SHALL
REQUIRE PRIOR WRITTEN APPROVAL BY
KLEIN-NORBY LANDSCAPE & SITE DESIGN
I herby certify that this plan, plan set,
specification or report was prepaired by me or
under my direct supervision and that I am duly
registered Landscape Architect under the laws
of the State of Minnesota
PRELIM
I
N
A
R
Y
N
O
T
FOR C
O
N
S
T
R
U
C
T
I
O
N
KLEIN-NORBY
LANDSCAPE & SITE DESIGN
www.norbylandscape.com
mklein@norbylandscape.com
763.257.6210
CDRAWN BY
MK
CHECKED BY
DATE
10/16/2024
REVISIONS
NO.BY DATE COMMENTS
PROJECT #FILE #
L6
6
CEDAR CREEK
LENNAR
LAKEVILLE,
MN
PRELIMINARY LANDSCAPE PLAN
KN
01MK 240808 Revise per city/client comments
02MK 240904 Revise per city/client comments
03MK 240912 Revise per city/client comments
04MK 241016 Revise per city/client comments0 10'20'
Scale: 1"=10'
EXHIBIT N
Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 5512 4
952.891 -7087 Fax 952.891 -7127 www.co.dakota.mn.us
July 18, 2024
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: CEDAR HILLS NORTH
The Dakota County Plat Commission met on July 17, 2024, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CSAH 23 (Cedar Ave.) and CR 64 (200th St. W.) and is therefore
subject to the Dakota County Contiguous Plat Ordinance.
The preliminary plat includes a residential development north of County Road 64 (200th St W) and east
of CSAH 23 (Cedar Ave). The right-of-way needs are 50 feet of half right of way along CR 64 and 100 feet
of half right of way along CSAH 23. Access to the site along CR 64 include two accesses that align with
the south intersections at Gallifrey Way and Gadfly Way.
However, Gadfly Way is shown as a cul-de-sac and not a through street. The Plat Commission
recommended Gadley Way to be a through street. Restricted access should be shown along all of CSAH
23 and all of CR 64 except for two access openings at Gallifrey Way and Gadfly Way. A quit claim deed to
Dakota County for restricted access is required with the recording of the plat mylars.
According to the Cedar Avenue Corridor Study, the intersections at 197th Street/Cedar Avenue and
200th Street/Cedar Avenue are planned to be restricted in the future. Also, as noted, the traffic study
required by the Plat Commission on March 27, 2024, was recently received and the County Traffic
Engineer has not reviewed the study at this time.
The Plat Commission has approved the preliminary plat provided that the described conditions are met.
The Ordinance requires submittal of a final plat for review by the Plat Commission before a
recommendation is made to the County Board of Commissioners.
Traffic volumes on CSAH 23 and CR 64 are 21,800 and 2,421 ADT, respectively, and are anticipated to be
39,000 and 5,500 ADT by the year 2040. These traffic volumes indicate that current Minnesota noise
standards for residential units could be exceeded for the proposed plat. Residential developments along
County highways commonly result in noise complaints. In order for noise levels from the highway to
meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and
other noise mitigation elements should be incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the
EXHIBIT O
medians, etc. Please contact TJ Bentley regarding permitting questions at (952) 891-7115 or Todd
Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
c: Charlie Wiemerslage, Sathre Eng.
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Kris Jenson, Planning Manager
Jon Nelson, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
Joe Masiarchin, Parks and Recreation Director
Zach Johnson, City Engineer
Tina Goodroad, Community Development Director
Julie Stahl, Finance Director
Dave Mathews, Building Official
October 29, 2024
Cedar Hills North
• Preliminary Plat Review
• Preliminary Grading and Erosion Control Plan Review
• Preliminary Utility Plan Review
• Preliminary Tree Preservation Review
Lennar has submitted a preliminary plat named Cedar Hills North. The proposed subdivision
is located east of and adjacent to Cedar Avenue (CSAH 23) and north of and adjacent to 200th
Street (CR 64). The parent parcels consist of seven metes and bounds parcels (PID Nos.
220220054010, 220220054020, 220220050010, 220220055020, 220220051011,
220220051012, and 220220052020), zoned RST-2 (Single and Two-Family Residential) and
RM-3 (Medium Density Residential).
The preliminary plat consists of eighty-eight (88) single-family lots and one hundred forty-
four (144) attached townhome lots within thirty-eight (38) blocks, and six (6) outlots on 148.6
acres. The Developer is dedicating 1.50 acres as Cedar Avenue and 200th Street right-of-way.
The outlots created with the preliminary plat shall have the following use:
Outlot A: Future development; to be retained by the current property owner (0.64 acres)
Outlot B: Stormwater management basin and channel; to be deeded to the City (4.70
acres)
CCEEDDAARR HHIILLLLSS NNOORRTTHH–– PPRREELLIIMMIINNAARRYY PPLLAATT
OOCCTTOOBBEERR 2299,, 22002244
PPAAGGEE 22 OOFF 77
Outlot C: Stormwater management basin and channel; to be deeded to the City (3.55
acres)
Outlot D: Stormwater management basin and channel; to be deeded to the City (5.98
acres)
Outlot E: Public access trail; to be deeded to the City (0.03 acres)
Outlot F: Future development; to be retained by the current property owner (72.45
acres)
The proposed development will be completed by:
Developer: Lennar
Engineer/Surveyor: Sathre-Bergquist, Inc.
The Cedar Hills North site is agricultural land, three single family homes and contains two
delineated wetlands and a drainageway through the site traveling west to east. The parent
parcels are bisected by a ridge through the northwest of the site, draining southeast towards
the drainageway and northwest towards Cedar Avenue. The south end of the site drains north
towards the drainageway. There is an overhead line and facility on the southwest end of the
site.
The following easement exists on the parent parcels and will be vacated with the final plat:
• Easement in favor of the City of Lakeville for roadway, drainage, and utility purposes
per Document No. 3542271
Cedar Avenue (CSAH 23)
Cedar Hills North is located east of and adjacent to Cedar Avenue, a minor arterial County
highway, as identified in the City’s Transportation Plan. Cedar Avenue is currently constructed
as a four-lane divided rural roadway with an urban center median. The current Dakota County
Plat Review Needs Map indicates a half right-of-way requirement of 100-feet and designates
this roadway as a future six-lane urban roadway over its entire length adjacent to the plat. The
Developer is dedicating the necessary right-of-way as shown on the preliminary plat. The
preliminary plat was reviewed and recommended for approval by the Dakota County Plat
Commission at their July 18, 2024 meeting.
200th Street (CR 64)
Cedar Hills North is located north of and adjacent to 200th Street, a major collector County
roadway, as identified in the City’s Transportation Plan. 200th Street is currently constructed as
a two-lane undivided rural roadway adjacent to the plat. The current Dakota County Plat
Review Needs Map indicates a half right-of-way requirement of 50-feet and designates this
roadway as a future two-lane undivided urban roadway over its entire length adjacent to the
plat. The Developer is dedicating the necessary right-of-way as shown on the preliminary plat.
CCEEDDAARR HHIILLLLSS NNOORRTTHH–– PPRREELLIIMMIINNAARRYY PPLLAATT
OOCCTTOOBBEERR 2299,, 22002244
PPAAGGEE 33 OOFF 77
The preliminary plat was reviewed and recommended for approval by the Dakota County Plat
Commission at their July 18, 2024 meeting.
The Developer is proposing two full access intersections along 200th Street with the
development improvements. The Developer shall be responsible for any improvements to
200th Street (right turn/bypass lanes) as required by Dakota County at the proposed access
locations.
Gallifrey Way
Development of Cedar Hills North includes the construction and extension of Gallifrey Way, a
minor collector roadway, as identified in the City’s Transportation Plan. Gallifrey Way is
designed as a 38-foot-wide urban roadway with five-foot sidewalks along both sides of the
street. The Developer is dedicating 80-feet of right-of-way for Gallifrey Way, as shown on the
preliminary plat. Gallifrey Way will provide a connection and access to 200th Street and
provide access to the future development of Outlot F.
Gadfly Way
Development of Cedar Hills North includes the construction of Gadfly Way, a local roadway.
Gadfly Way is designed as a 32-foot-wide urban roadway with a five-foot sidewalk along one
side of the street. The Developer is dedicating 60-feet of right-of-way. Gadfly Way will provide
a connection and access to 200th Street and terminate in a permanent cul-de-sac south of
Road 6.
Roads 3, 6, 8, and 11
Development of Cedar Hills North includes the construction of Roads 3, 6, 8, and 11, all local
roadways. The streets are designed as 32-foot-wide urban roadways with a sidewalk along
one side of the street. The Developer is dedicating 60-feet of right-of-way.
Roads 4, 5, and 7
Development of Cedar Hills North includes the construction of Roads 4, 5, and 7, all local cul-
de-sac roadways. The cul-de-sac streets are designed as 32-foot-wide urban roadways within
60-feet of right-of-way.
Roads 12, 13, 14, 15, and 16 – Private Drives
Development of Cedar Hills North includes the construction of a privately owned and
maintained roadway network providing driveway access to the attached townhome
buildings. The private roadways are designed as 24-foot-wide and 28-foot-wide urban
roadways connecting to Road 11.
Construction traffic access and egress for grading, utility and street construction will be
determined with each phase of construction. Access to the existing adjacent local roadways
shall be limited as much as feasible for the development construction.
CCEEDDAARR HHIILLLLSS NNOORRTTHH–– PPRREELLIIMMIINNAARRYY PPLLAATT
OOCCTTOOBBEERR 2299,, 22002244
PPAAGGEE 44 OOFF 77
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDD EEWWAALLKKSS
The City’s Parks, Trails and Open Space Plan does not designate a park within Cedar Hills
North. The Park Dedication requirement has not been collected on the parent parcels and
shall be satisfied through a cash contribution with the final plat.
Development of Cedar Hills North 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 for Road 4, 5 and 7 cul-de-sacs and the privately owned and
maintained drives. Bituminous trails will be constructed along the north side of 200th Street
(10-feet wide) from the eastern plat boundary to the western plat boundary, and the east side
of Cedar Avenue (10-feet wide) from the southern plat boundary to the northern plat
boundary. The Developer shall complete an ADA-compliant pedestrian crossing 200th Street
at the intersection of 200th Street and Cedar Avenue. 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.
Cedar Hills North is located within subdistricts FO-60100 and FO-60200 of the Farmington
Outlet sanitary sewer district as identified in the City’s Sanitary Sewer Comprehensive Plan.
Development of Cedar Hills North includes the extension of public sanitary sewer. 8-inch
sanitary sewer will be constructed within the subdivision. The wastewater from the
development will be conveyed via existing trunk sanitary sewer to the MCES Farmington
Interceptor and continue to the Empire Wastewater Treatment Facility. Cedar Hills North will
extend the trunk sanitary sewer line through the development to the northern plat boundary.
A Direct Connection Permit is required from the Metropolitan Council for the connection to
the interceptor. The development shall coordinate placement of a sanitary sewer meter
within the development in accordance with requirements set forth by the Metropolitan
Council. 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 the sewer 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.
The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall
be paid with the final plat. The fee will be based on the current rate in effect at the time of
final plat approval.
Development of Cedar Hills North includes the extension of public watermain. 8-inch
watermain will be extended within the development to provide water service to the
CCEEDDAARR HHIILLLLSS NNOORRTTHH–– PPRREELLIIMMIINNAARRYY PPLLAATT
OOCCTTOOBBEERR 2299,, 22002244
PPAAGGEE 55 OOFF 77
subdivision. 8-inch watermain will be extended to the northern plat boundary at Galifrey Way
and Road 11 to service future development.
Consistent with the City’s Comprehensive Water System Plan, trunk watermain extensions are
required to be completed with the preliminary plat. The Developer shall extend 16-inch trunk
watermain along the east side of Cedar Avenue from 200th Street to the north plat boundary.
The Developer shall extend 12-inch trunk watermain along Gadfly Way and Road 6 to the
north plat boundary.
The City will credit the Developer for the oversizing of the trunk watermains in the
development. The credit will be based on the cost difference between 8-inch watermain and
the oversized 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.
Overhead electric service lines and poles are located along the east side of Cedar Avenue
within the southwest preliminary plat area. The Developer is required to remove the poles
and place the service utilities underground with the final plat, consistent with the City’s Public
Ways and Property Ordinance.
Cedar Hills North is located within subdistricts FO-018 and FO-039 of the Farmington
stormwater district as identified in the City’s Water and Natural Resources Management Plan.
Development of Cedar Hills North includes the construction of seven (7) publicly owned and
maintained stormwater management basins and stabilization and alteration of one (1)
publicly owned and maintained channel to collect and treat the stormwater runoff generated
from the site. The basins will outlet to the channel within the preliminary plat area. The
channel flows west to east into the City of Farmington.
The stormwater management basins and channel will be located within Outlots B, C, and D
which will be deeded to the City with the final plat. The stormwater basin design is consistent
with City requirements.
The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building permits will not be issued until
a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
Cedar Hills North 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
CCEEDDAARR HHIILLLLSS NNOORRTTHH–– PPRREELLIIMMIINNAARRYY PPLLAATT
OOCCTTOOBBEERR 2299,, 22002244
PPAAGGEE 66 OOFF 77
by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the
City upon receipt from the MPCA.
Development of Cedar Hills North includes the construction of public storm sewer systems.
Storm sewer will be installed within the subdivision to collect and convey stormwater runoff
generated from within the public right-of-way and lots to the public stormwater
management basins and channel located within Outlots B, C, and D. The channel conveys the
stormwater off site to the eastern plat boundary into City of Farmington.
Draintile construction is required in areas of non-granular soils within Cedar Hills North 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 Storm Sewer Charge has not been collected on the parent parcels and must be paid with
the Cedar Hills North final plat. The Developer will receive a credit to the Storm Sewer Charge
for deeding the portions of Outlots B, C, and D containing wetland and wetland buffer space,
calculated at $5,500/acre consistent with City policy. The reimbursement will be calculated
with the final plat.
Cedar Avenue is a minor arterial and 200th 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 Cedar Avenue and 200th Street consistent with the
Zoning Ordinance. A certified as-built grading plan of the buffer yard berm must be
submitted and approved by City staff prior to the installation of any buffer yard plantings.
Cedar Hills North 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.
The wetland delineation for the site was approved on February 27, 2024. The wetland
delineation was completed by MNR. The delineation identified two small wetlands on the site
adjacent to the Vermillion River Watershed Water Quality Corridor. As part to of the
development the previously farmed and eroded channel will be realigned and restored. The
development will be impacting 0.29 acres of wetland for a road crossing and restoring the
channel. Applicant will purchase a total of 0.58 acres of banking credits. The wetland
replacement plan was approved on October 28th, 2024.
CCEEDDAARR HHIILLLLSS NNOORRTTHH–– PPRREELLIIMMIINNAARRYY PPLLAATT
OOCCTTOOBBEERR 2299,, 22002244
PPAAGGEE 77 OOFF 77
Based on the information provided in the report the impacts indicated for the areas outlined
in the report have been determined to be acceptable for use in implementing the Wetland
Conservation Act. No impacts are allowed until the final withdrawal information has been
received from BWSR. It is the applicant’s responsibility to obtain proper wetland approvals
from the U.S. Army Corps of Engineers prior to any impacts to the wetland or channel.
All wetlands, channel and buffers will be placed in a city owned outlot that will be dedicated
at final plat. The developer is responsible for the establishment of the channel with native
vegetation and will be required to manage the site for a minimum of 5 years until established.
The tree preservation plan identifies 196 trees on site and plans propose to remove all trees.
The landscape plan must be revised prior to the final plan to replace Norway Maple, a
specially regulated species, with a different tree type; and to meet the planting requirements
consistent with the Zoning Ordinance. Significant trees, as identified in the Lakeville
Subdivision Ordinance, shall be protected and preserved throughout the grading and
construction activities.
The Developer is responsible for meeting all the requirements of the MPCA Construction
Permit. A detailed SWPPP must be submitted to the City for review prior to any land
disturbance. Redundant silt fence is required along all wetlands and waterways that do not
have a 50-foot established buffer.
The Developer is responsible for the establishment of native vegetation around all
stormwater treatment basins and any disturbed or farmed buffer. A management plan
including a schedule for maintenance must be included in the final plat plans.
Additional erosion control measures may be required during construction as deemed
necessary by City staff or the Vermillion River Watershed JPO. Any additional measures
required shall be installed and maintained by the developer.
Engineering recommends approval of the preliminary plat, grading and erosion control plan,
and utility plan for Cedar Hills North, subject to the requirements and stipulations within this
report. It is stipulated that the retaining walls shown on the plans are modified to remove
retaining walls from publicly owned outlots and have an accessible path for maintenance on
both sides of the retaining wall.