HomeMy WebLinkAboutItem 07a - Pumpkin CreekCity of Lakeville
Memorandum
To:Planning Commission
From:Heather Botten, Senior Planner
Date:March 11, 2025
Subject:Packet Material for the March 20, 2025 Planning Commission Meeting
Agenda Item: Pumpkin Creek Preliminary plat and Zoning Map Amendment
Action Deadline: April 8, 2025
BACKGROUND
Peter Knaeble has submitted applications for a preliminary plat and Zoning Map amendment
to allow the development of 26 single-family residential lots be known as Pumpkin Creek. The
area of the preliminary plat includes two metes and bounds described parent parcels
consisting of two single-family homes totaling 20.03 acres. The Pumpkin Creek preliminary
plat is generally located east of Kenwood Trail (CSAH 50), west of Ipava Ave and south of 185th
Street (CSAH 60). The Zoning Map amendment request is to rezone the property from RS-2,
Single Family Residential District to RS-3, Single Family Residential District.
EXHIBITS
A. Aerial Photo Map
B. Existing and Proposed Zoning Map
C. Preliminary Plat
D. Site Plan
E. Wetland Impact Plan
F. Wetland Buffer Plan
G. Grading Plan
H. Tree Preservation Plan
I. Landscape Plan
J. Ghost plat
K. Dakota County Plat Commission Letter, dated October 25, 2024
PLANNING ANALYSIS
ONING MAP AMENDMENT
The Developer requests approval of a rezoning of the subject property from RS-2, Single Family
Residential District to RS-3, Single Family Residential District, consistent with the zoning of the
single-family neighborhoods to the south of the proposed plat.
2
Exhibit B identifies the property requested to be rezoned from RS-2 to RS-3. The proposed RS-
3 District zoning remains consistent with the low-density residential land classification in the
2040 Comprehensive Plan. Findings of Fact in consideration of the Zoning Map amendment
request is attached.
PRELIMINARY PLAT
Existing Conditions. The development site consists of two parcels that included single-
family homes and accessory buildings. The homes and accessory buildings are planning to be
removed from the property for the development of the parcels. Any and all wells on the
property shall be capped and septic systems removed in compliance with code requirements.
The properties include large stands of mature trees and wetlands.
Consistency with the Comprehensive Plan. The proposed preliminary plat is located in
Planning District 4 of the proposed 2040 Comprehensive Plan. Planning District 4 guides the
subject property as low-density residential development where city sewer is available as well
as restricted development consistent with the wetlands located on the property.
MUSA. Pumpkin Creek preliminary plat area is located within the current Metropolitan
Urban Service Area (MUSA) and is able to connect to adjacent City sewer and water utilities.
Zoning and Adjacent Land Uses. Pumpkin Creek preliminary plat area is currently zoned
RS-2. The developer proposes to rezone the property to RS-3, consistent with the single-family
neighborhood to the south, while remaining within the low-density residential land use
guided in the 2040 Comprehensive Plan.
Zoning and Surrounding Uses. The proposed project is surrounded by the following existing
or planned land uses:
Direction Existing Use Land Use Plan Zoning
North 185th Street (CSAH 60)
Single Family Homes
Low Density Residential RS-2 District
South Single Family Homes Low Density Residential RS-3 District
East Single Family Homes Low Density Residential RS-2 District
West Single-Family Homes Low Density Residential RS-2 District
Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and
water improvements for the area of the plat will be financed and constructed by the developer.
The development costs associated with Pumpkin Creek development are not programmed in
the 2025 – 2029 CIP.
Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the
criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to
a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police
and fire protection). The other pertinent criteria pertain to inconsistencies with the City
Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of
Pumpkin Creek preliminary plat against these criteria finds that it not a premature
subdivision.
3
Density/Average Lot Size. The proposed preliminary plat consists of 26 single-family lots on
20.03 acres. This results in a gross density of 1.30 units per acre. Excluding arterial street right-
of-way, wetlands, wetland buffers, and stormwater management ponds, the net density is 1.81
units per acre. Single-family lot sizes within Pumpkin Creek preliminary plat range from
11,067 square feet to 24,255 square feet in area.
Easements. At the time of final plat submittal, the side drainage and utility easement on the
east side of Lot 4, Block 1 and the west side of Lot 3, Block 5 must be 10 feet in width, as
required by Section 10-4-4.A of the Subdivision Ordinance.
Ghost Plat. A conceptual lot and street layout (ghost plat) sketch was submitted for City staff
review for the abutting parcels of Pumpkin Creek. The sketch includes the extension of Irvine
Trail to the east and Street B to the west, to Jasmine Way to the east.
Lots/Blocks. The following minimum single-family lot size requirements of the RS-3, Single-
Family Residential District pertain to Pumpkin Creek preliminary plat:
Lot Area
(Interior)
Lot Area
(Corner)
Lot
Width
(Interior)
Lot Width
(Corner)
Lot Depth (Abutting
185th Street)
RS-3
Setbacks. The following minimum requirements for single-family building setbacks in the RS-
3 District pertain to the proposed preliminary plat:
Front Yard Side Yard
(Interior)
Side Yard
(Corner)
Rear Yard Rear/Side
Yard
(Buffers)
RS-3
Outlots. There are three outlots totaling 5.68 acres in the proposed preliminary plat. All three
outlots will be deeded to the City with the final plat and the use of the proposed outlots will
be as follows:
Streets. The following is a summary of streets proposed with or adjacent to the Pumpkin
Creek preliminary plat. Additional detailed information is outlined in the Engineering Division
memorandum dated March 11, 2025.
185th Street (CSAH 60) – Pumpkin Creek is located along the north plat boundary and is
classified as a minor arterial in the City’s Comprehensive Transportation Plan. The 1.28 acres
of right of way for 185th Street will be dedicated with the final plat. 185th Street will be
4
reconstructed as a four-lane divided urban roadway in 2025. Additional information about this
project is in the March 11, 2025 Engineering Division memo.
Ixonia Avenue– Pumpkin Creek includes the construction of Ixonia Avenue, a minor collector
street that will be extended north from its existing terminus south of the plat boundary in the
Preserve development to 185th Street. Ixonia Avenue will be a 40-foot-wide street within an 80-
foot-wide right of way and a five-foot-wide concrete sidewalk on one side of the street.
Irvine Trail – Development of Pumpkin Creek includes the construction of Irvine Trail, a local
street. Irvine Trail will be a residential street constructed within a 60-foot-wide right-of-way
and a 32-foot-wide street with a five-foot wide concrete sidewalk along the west side of the
street. The Developer must place a “Future Street Extension” sign and barricades at the east
end of the street until it is extended in the future.
Street B – Development of Pumpkin Creek includes the construction and extension of Street B,
a local street. Street B is designed as a 32-foot-wide residential street with a five-foot-wide
sidewalk along one side of the street. The roadway will provide future access to Jasmine Way
to the west. The Developer must place a “Future Street Extension” sign and barricades at the
west end of the street until it is extended in the future.
Street A – Development of Pumpkin Creek includes the construction of Street A, a local
permanent cul-de-sac roadway. The cul-de-sac street is designed as a 32-foot-wide residential
street within a 60-foot right-of-way.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion
control, and utilities for Pumpkin Creek preliminary plat is shown on the grading, drainage
and erosion control, and utility plans. The plans are outlined and discussed in the March 11,
2025 engineering report. The Engineering Division recommends approval of the preliminary
plat.
Tree Preservation. A tree preservation plan was submitted by the developer. The plan
identifies 548 significant trees on site and proposes to save 134 trees (25%). Prior to removals
the tree protection or silt fence line must be staked and reviewed by City Staff in the field.
Mac Cafferty, Environmental Resources Manager, has reviewed the tree preservation plan.
His comments are included in the March 11, 2025 engineering report.
Wetlands. The wetland delineation identified four wetlands on the site totaling approximately
1.6 acres. Based on the information provided in the report dated September 2, 2024 and a site
visit by City staff, the wetland delineation for the area outlined in the report has been
determined to be acceptable for use in implementing the Wetland Conservation Act. The
information and data have been incorporated into the preliminary plat plans. Mac Cafferty,
Environmental Resources Manager, has reviewed the wetland delineation report. His comments
regarding wetland preservation and impacts are included in the March 11, 2025 engineering
report.
Park Dedication. The City’s Parks, Trails, and Open Space Plan does not identify a location
for a neighborhood park within this development. The Parks, Recreation and Natural
Resources Committee will review the preliminary plat at their March 19, 2025 meeting. Their
comments will be forwarded to the Planning Commission at the public hearing.
5
Sidewalks/Trails. The developer will construct five-foot wide concrete sidewalks as required
along one side of all streets in the development.
Subdivision Monument Sign. A monument sign has not been identified with the
preliminary plat. Any future monument sign shall meet Zoning Ordinance requirements.
Plat Commission. The Dakota County Plat Commission reviewed and approved the
preliminary plat at their October 25, 2024 meeting. The Plat Commission letter is attached as
Exhibit K.
RECOMMENDATION
Dakota County, Maxar
City of Lakeville
Pumpkin Creek
Preliminary Plat
Location Map
EXHIBIT A
185TH ST (CSAH 60)
IX
O
N
I
A
A
V
E
188TH ST
189TH ST
IR
V
I
N
E
W
A
Y
IX
O
N
I
A
A
V
E
Pumpkin Creek
Preliminary
Plat Area
±
IT
A
L
Y
A
V
E
190TH ST
JA
E
G
E
R
P
A
T
H
City of Lakeville
Pumpkin Creek
Preliminary Plat
Zoning Map
185TH ST (CSAH 60)
IX
O
N
I
A
A
V
E
188TH ST
189TH ST
IR
V
I
N
E
W
A
Y
IX
O
N
I
A
A
V
E
Parcels
proposed to
be rezoned
to RS-3.
±
IT
A
L
Y
A
V
E
190TH ST
JA
E
G
E
R
P
A
T
H
RS-3
RS-3
RS-2
RS-2
RS-2
RS-3
RS-2
P/OS
EXHIBIT B
Wood Fence
Shed
Wood Fence
Wood Fence
Wire Fence
Wood/Wire
Fence
15
.
9
24.0
28
.
2
50.0
44
.
2
26.2
34
.
3
12.7
19
.
8
5.0
2.
2
8.9
2.
2
5.1
5.
7
22.1
15
.
0
7.4
20
.
3
13.0
48
.
3
26.4
35
.
1
32.9
46
.
6
24.7
46
.
6
24.8
Play
Land
De
c
k
Deck
Deck
Pool
Septic
Septic
Septic
Wire Fence on
Property Line
Edge of
Woods
[12]
Delineated
Wetland
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecord
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
Pothole
Pothole
Edge of Water
[12]
Delineated
Wetland
12
"
CM
P
15
"
CM
P
18
"
CM
P
18
"
CM
P
[12]
Delineated
Wetland
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
W line of the E 1/2 & the E Line of the W 1/2
of the W 1/2 of the NW 1/4 of the SE 1/4
of Sec. 18 Twp. 114 Rng. 20
Ri
g
h
t
-
o
f
-
W
a
y
,
D
r
a
i
n
a
g
e
a
n
d
U
t
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
D
o
c
.
N
o
.
1
3
8
3
8
5
0
Wet Land
Ri
g
h
t
o
f
W
a
y
E
a
s
e
m
e
n
t
pe
r
D
o
c
.
N
o
.
_
_
_
_
_
_
_
_
_
_
_
_
Dr
a
i
n
a
g
e
U
t
i
l
i
t
y
Ea
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
_
_
_
_
_
_
_
_
_
_
_
Wet Land
We
t
L
a
n
d
We
t
L
a
n
d
E Line of the W 1/2 of
the NW 1/4 of the SE 1/4
of Sec. 18 Twp. 114 Rng. 20
S
L
i
n
e
o
f
t
h
e
N
W
1
/
4
o
f
t
h
e
S
E
1
/
4
of
S
e
c
.
1
8
T
w
p
.
1
1
4
R
n
g
.
2
0
N
L
i
n
e
o
f
t
h
e
N
W
1
/
4
o
f
t
h
e
S
E
1
/
4
o
f
S
e
c
.
1
8
T
w
p
.
1
1
4
R
n
g
.
2
0
W Line of the NW 1/4 of the SE 1/4
of Sec. 18 Twp. 114 Rng. 20
85.00
N8
9
°
5
3
'
0
6
"
W
6
5
6
.
4
4
85.00
1
2
3
1
1
2
3
4
2
1 2 3 4
3
1 2 3
4
5
(1
8
5
T
H
S
T
R
E
E
T
W
)
C
O
U
N
T
Y
R
O
A
D
N
O
.
6
0
1
4
4
5
6 7
8
5
23
OU
T
L
O
T
A
OUTLOT B
OUTLOT C
IXONIA AVENUE
NEW
NE
W
S
T
R
E
E
T
IR
V
I
N
E
Drainage &
Utility Easement
Over All of OUTLOT C
Drainage &
Utility Easement
Over All of OUTLOT B
Drainage &
Utility Easement
Over All of OUTLOT A
S8
9
°
5
3
'
0
6
"
E
1
9
6
8
.
9
8
S8
9
°
5
3
'
0
6
"
E
2
5
7
9
.
9
8
We
s
t
1
/
4
C
o
r
n
e
r
o
f
of
S
e
c
.
1
8
T
w
p
.
1
1
4
R
n
g
.
2
0
(D
a
k
o
t
a
C
o
u
n
t
y
C
a
s
t
I
r
o
n
M
o
n
u
m
e
n
t
)
We
s
t
1
/
4
C
o
r
n
e
r
o
f
of
S
e
c
.
1
8
T
w
p
.
1
1
4
R
n
g
.
2
0
(D
a
k
o
t
a
C
o
u
n
t
y
A
l
u
m
i
n
u
m
M
o
n
u
m
e
n
t
)
TR
A
I
L
Ri
g
h
t
o
f
W
a
y
E
a
s
e
m
e
n
t
p
e
r
D
o
c
.
N
o
.
_
_
_
_
_
_
_
_
_
_
_
_
Ri
g
h
t
o
f
W
a
y
E
a
s
e
m
e
n
t
p
e
r
D
o
c
.
N
o
.
_
_
_
_
_
_
_
_
_
_
_
_
Ri
g
h
t
o
f
W
a
y
E
a
s
e
m
e
n
t
pe
r
D
o
c
.
N
o
.
_
_
_
_
_
_
_
_
_
_
_
_
31.34
Dr
a
i
n
a
g
e
U
t
i
l
i
t
y
Ea
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
_
_
_
_
_
_
_
_
_
_
_
22
.
0
0
Wet Land
Wet Land
S00°12'13"E
23.47
216.8
8
Δ=41°
2
5
'
1
7
"
R=300
.
0
0
216.4
4
Δ=41°
2
0
'
1
1
"
R=300
.
0
0
S00°17'19"E 453.73
322
.
6
7
Δ=7
3
°
5
7
'
0
5
"
R=2
5
0
.
0
0
201
.
2
9
Δ=
4
6
°
0
7
'
5
7
"
R=
2
5
0
.
0
0
5.15Δ=0°
3
5
'
2
5
"
R=50
0
.
0
0
N65°4
8
'
4
7
"
E
41.36
58
.
3
9
Δ=
2
3
°
5
3
'
5
4
"
R=
1
4
0
.
0
0
N8
9
°
4
2
'
4
1
"
E
1
0
7
.
0
5
S8
9
°
5
3
'
0
6
"
E
2
8
6
.
9
6
37
.
4
2
Δ=
2
6
°
4
8
'
0
0
"
R=
8
0
.
0
0
N63°
1
8
'
5
3
"
E
42.9
1
N00°12'13"W 167.44
40
.
0
0
40
.
0
0
29
2
.
5
4
Δ=
2
7
9
°
2
1
'
3
4
"
R=
6
0
.
0
0
N40
°
0
7
'
0
0
"
E
60.
0
0
60.
0
0
N40
°
3
1
'
2
6
"
W
910
S00°12'13"E 133.81
S7
4
°
2
4
'
1
7
"
E
1
3
5
.
7
0
122.97
271
.
0
5
Δ=7
3
°
5
7
'
0
5
"
233
.
5
0
Δ=
4
6
°
0
7
'
5
7
"
25.90Δ=2°
4
4
'
5
2
"
S8
9
°
4
6
'
3
8
"
W
1
0
1
.
5
1
662.62
N8
9
°
4
7
'
4
7
"
E
3
1
0
.
0
0
30.00 30.00
44
.
5
3
45
.
8
8
212.11
N7
9
°
2
4
'
1
9
"
W
1
3
9
.
3
2
130.79
N6
7
°
4
8
'
4
0
"
E
1
4
7
.
5
0
72.54
S8
9
°
4
3
'
1
7
"
W
46
.
9
1
N42
°
0
9
'
5
0
"
W
9
8
.
4
8
11
2
.
6
6
57.
8
3
S6
8
°
0
5
'
5
5
"
W
2
0
8
.
1
4
Δ=22°04'
0
0
"
100.14
23.24
17
3
.
7
7
17.
7
0
S46
°
0
8
'
0
2
"
W
2
1
1
.
1
0
Δ=1°41'29"
10.04
Δ=1
9
°
2
1
'
1
6
"
87.8
3
S00°16'43"E 162.43
21
.
5
5
70
.
9
1
Δ=
2
3
°
5
3
'
5
4
"
2.4
5
66.0
6
Δ=1
1
°
0
7
'
5
5
"
178
.
9
6
167.49
85
.
5
0
32.
1
3
22.
9
4
100.00
S8
9
°
4
2
'
4
1
"
W
1
3
7
.
3
7
Δ=15°22'32
"
91.24
2.9
2
Δ=23°53
'
5
4
"
45.88
10
7
.
0
4
85.00
S8
9
°
4
2
'
4
1
"
W
1
3
6
.
8
8
67.13
Δ=3°00'46"
17.88
85.00
S8
9
°
4
2
'
4
1
"
W
1
3
6
.
8
7
85.00
85.00
140.02
86.55
N7
9
°
2
4
'
1
9
"
W
1
4
4
.
6
2
Δ=10°52'59"
55.0830.80
127.04
N6
4
°
1
1
'
1
0
"
W
1
8
5
.
2
5
Δ=15°
1
3
'
0
9
"
77.03
159.90
7.05
N48
°
5
8
'
0
1
"
W
2
6
8
.
8
4
Δ=1
5
°
1
3
'
0
9
"
77.0
3
17
5
.
9
8
N33
°
4
4
'
5
2
"
W
1
5
2
.
0
5
Δ=
1
5
°
1
3
'
0
9
"
77.
0
3
28
3
.
1
0
Δ=
4
1
°
4
2
'
1
8
"
152
.
8
6
Δ=
1
7
°
2
4
'
3
8
"
88
.
1
2
23.69 127.11
Δ=21°25'1
0
"
4.23
23.39
Δ=26°
4
8
'
0
0
"
10
9
.
1
2
N00°12'13"W 155.00
11
2
.
0
0
89
.
0
0
N00°12'13"W 155.00
89
.
0
0
89
.
0
0
155.00
89
.
0
0
72.80
21.68Δ=49
°
4
0
'
4
7
"
R=25
.
0
0
52.02Δ=49
°
4
0
'
4
7
"
S8
9
°
4
7
'
4
7
"
W
95
.
0
0
138.30
12
5
.
0
0
S25°
4
6
'
0
0
"
W
1
9
4
.
2
4
43
.
6
7
228.57
67.0
5
Δ=6
4
°
0
1
'
4
7
"
S26°
1
0
'
2
6
"
E
1
9
4
.
2
4
22
2
.
6
7
54
.
3
9
Δ=
5
1
°
5
6
'
2
7
"
S00°12'13"E 228.57
43
.
6
7
Δ=6
4
°
0
1
'
4
7
"
67.0
5
N8
9
°
4
7
'
4
7
"
E
95
.
0
0
139.05
Δ=49
°
4
0
'
4
7
"
52.02
21.68
Δ=49
°
4
0
'
4
7
"
R=25
.
0
0
N00°12'13"W 72.47
10
1
.
7
9
Δ=1
2
°
1
0
'
2
8
"
23.
3
7
58.6
1
Δ=9
°
5
2
'
3
9
"
140.8
3
Δ=31
°
0
2
'
0
7
"
N8
9
°
5
3
'
0
6
"
W
1
2
5
.
8
2
N00°12'13"W 160.43Δ=14°37
'
3
2
"
28.08
4.23
46.75
Δ=10°18'04"
39.54
N8
9
°
5
3
'
0
6
"
W
1
3
0
.
1
4
86.00
85.00
N8
9
°
5
3
'
0
6
"
W
1
3
0
.
2
7
85.00
85.00
N8
9
°
5
3
'
0
6
"
W
1
3
0
.
3
9
85.00
121.22
85.00
13
1
.
9
6
15
5
.
0
0
138.66
Δ=26°28
'
5
4
"
78.2
2
Δ=1
4
°
5
6
'
2
3
"
Δ=23°23
'
3
5
"
122.49
Δ=1
7
°
5
6
'
3
6
"
93.9
5
30.00 30.00
STREET
35.53
74
.
9
4
N8
1
°
3
2
'
3
2
"
W
Δ=3°06'30"
14.10
N8
9
°
5
3
'
0
6
"
W
11
8
.
3
4
12.66
32
.
8
4
S14°30'
4
2
"
W
3
1
8
.
7
4
N7
6
°
3
8
'
4
1
"
E
1
2
8
.
8
0
Drainage & Utility Easement
N7
3
°
3
6
'
0
9
"
E
93
.
2
5
S6
8
°
1
0
'
2
2
"
E
12
5
.
7
5
98.
9
4
43.1
6
Δ=2
1
°
2
5
'
5
4
"
78.
5
5
Dr
a
i
n
a
g
e
&
U
t
i
l
i
t
y
Ea
s
e
m
e
n
t
Dr
a
i
n
a
g
e
&
U
t
i
l
i
t
y
Ea
s
e
m
e
n
t
Drai
n
a
g
e
&
U
t
i
l
i
t
y
Ease
m
e
n
t
VICINITY MAP
PR
O
J
E
C
T
PROJECT NO.: 19152
COPYRIGHT 2024 CIVIL SITE GROUP INC.c
REVISION SUMMARY
DATE DESCRIPTION
V2.0
PRELIMINARY PLAT
10-8-2024 Add Small Wetland
1-3-2025 Lot Configuration
3-11-2025 Easements
..
..
..
N
44565
RORY L. SYNSTELIEN
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS SURVEY,
PLAN, OR REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED LAND
SURVEYOR UNDER THE LAWS OF THE
STATE OF MINNESOTA.
9-4-2024
CL
I
E
N
T
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
QA/QC
FIELD CREW
DRAWN BY
REVIEWED BY
UPDATED BY
.
CJ
RS
.
PRELIMINARY PLAT GENERAL NOTES
PROPERTY DESCRIPTION:
Parcel 1: The East 1/2 of the West 1/2 of the Northwest 1/4 of the Southeast 1/4 of
Section 18, Township 114, Range 20, Dakota County, Minnesota.
Abstract Property.
AND
Parcel 2: The West Half (W 1/2) of the West Half (W 1/2) of the Northwest Quarter (NW
1/4) of the Southeast Quarter (SE 1/4) of Section 18, Township 114, Range 20, according
to the United States Government Survey thereof and situate in Dakota County,
Minnesota.
Abstract Property.
This preliminary plat was prepared with the benefit of a Commitment for Title Insurance
issued by Custom Home Builders Title, LLC as agent for Old Republic National Title
Insurance Company, File No. HB-40707, dated August 29, 2019.
DATE OF PREPARATION:
9-4-2024
Please note that the background survey information is per a survey performed by us dated 10-3-2019
(last revised 12-17-2024).
APPLICANT:
Peter Knaeble
6001 Glenwood Avnenue
Golden Valley, MN 55422
612-309-9215
peterknaeble@gmail.com
BENCHMARKS:
Elevations are based on the NGVD 29 Datum. Site Benchmark is the top nut hydrant,
located in the Northwest quadrant of 185th St W and Ixonia Ave, as shown hereon.
Elevation = 1092.12.
AREAS:
The Gross existing land area is 872,453 +/- square feet or 20.029 +/- acres.
Proposed Right of Way Areas:
County Road No. 60 (185th St W): 55,792 +/ square feet or 0.128 +/- acres.
Interior Streets: 161,018 +/- square feet or 3.696 +/- acres.
See graphics for individual lot areas.
FLOOD ZONE:
This property is contained in Zone X (area determined to be outside the 0.2% annual
chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27037C0192E,
effective date of December 2, 2011.
________________________________________________________
Rory L. Synstelien Minnesota License No. 44565
rory@civilsitegroup.com
PRELIMINARY PLAT: PUMPKIN CREEK
OVERHEAD UTILITIES
GASMAIN
SANITARY SEWER
STORM SEWER
FIBER/COMM. LINE
ELECTRIC LINE (RECORD)
WATERMAIN
ELECTRIC LINE
GASMAIN (RECORD)
CHAINLINK FENCE LINE
Linetype & Symbol Legend
CONCRETE SURFACE
PAVER SURFACE
BITUMINOUS SURFACE
GRAVEL/LANDSCAPE
SURFACE
IRON FENCE LINE
GUARDRAIL
WATERMAIN (RECORD)
SANITARY SEWER (RECORD)
STORM SEWER (RECORD)
FIBER/COMM. LINE (RECORD)
TELEPHONE LINE (RECORD)
TELEPHONE LINE
SIGN
SANITARY MANHOLE
STORM MANHOLE
CABLE TV BOX
TELEPHONE MANHOLE
ELECTRIC TRANSFORMER
TELEPHONE BOX
TRAFFIC SIGNAL
GAS METER
ELECTRICAL METER
WATER MANHOLE
WATER VALVE
AIR CONDITIONER
BOLLARD
CATCH BASIN
ELECTRIC MANHOLE
GAS VALVE
FLAG POLE
HANDICAP SYMBOL
FOUND IRON MONUMENT
HYDRANT CAST IRON MONUMENT
SET OR TO BE SET IRON MONUMENT
FLARED END SECTION
POWER POLE
UTILITY MANHOLE
GUY WIRE
CONIFEROUS TREE
DECIDUOUS TREE
ROOF DRAIN
SEWER CLEAN OUT
FIRE CONNECTION
WELL
UTILITY VAULT
POST INDICATOR VALVE
GAS MANHOLE
HAND HOLE
FIBER/COMM. MANHOLE
MAIL BOX
FUEL TANK
ELECTRICAL OUTLET
SB SOIL BORING
LIGHT POLE
ACCESS RESTRICTION
WOODEN FENCE LINE
N
120306003060
SCALE IN FEET
Pu
m
p
k
i
n
C
r
e
e
k
99
2
0
&
9
9
4
0
1
8
5
t
h
S
t
W
,
L
a
k
e
v
i
l
l
e
,
D
a
k
o
t
a
C
o
u
i
n
t
y
,
M
N
5
5
0
4
4
60
0
1
G
l
e
n
w
o
o
d
A
v
e
,
G
o
l
d
e
n
V
a
l
l
e
y
,
M
N
5
5
4
2
2
GV
L
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
18
5
T
H
S
T
W
(A
P
u
b
l
i
c
R
/
W
)
Wire Fence on
Property Line
Edge of
Woods
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
R/
W
L
i
n
e
p
e
r
D
a
k
o
t
a
C
o
u
n
t
y
H
a
l
f
S
e
c
t
i
o
n
[
1
3
]
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecor
d
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[12]
Delineated
Wetland
IXONIA AVENUE
IXO
N
I
A
A
V
E
N
U
E
ST
R
E
E
T
B
IR
V
I
N
E
T
R
A
I
L
LOT 2
11,638 SF
(85.0')
(8
9
.
0
'
)
(8
9
.
0
'
)
(1
2
7
.
5
'
)
(100.6')
(14
6
.
3
'
)
(86.0')(85.0')(85.0')(112.9')
(128.0')(85.0')
(113.4')
(87.4
'
)
(1
1
4
.
4
'
)
(8
5
.
5
'
)
(85.8')
(85.5')
(85.5
'
)
(85
.
5
'
)
(2
1
4
.
4
'
)
(198
.
3
'
)
LOT 1
14,322 SF
LOT 3
11,634 SF
LOT 4
15,398 SF
LOT 5
14,782 SF
LOT 4
11,122 SF
LOT 3
11,067 SF
LOT 2
11,078 SF
LOT 1
13,452 SF
LO
T
3
13
,
7
9
5
S
F
LO
T
2
13
,
7
9
5
S
F
LO
T
1
18
,
4
2
4
S
F
LOT 1
16,684 SF
LOT 2
12,096 SF
LOT 3
12,917 SF
LOT 4
14,591 SF
LOT 5
11,939 SF
LOT 4
15,942 SF
LOT 3
24,255 SF
LOT 2
21,255 SF
LOT 1
20,508 SF
BLO
C
K
1
BLO
C
K
2
BLO
C
K
3
BLO
C
K
5
WETLAND #2B
MANAGE I (35' AVG. BUFFER)
WETLAND #2A
MANAGE I (35' AVG. BUFFER)
WETLAND #3 - REMOVED
MANAGE I (35' AVG. BUFFER)
WETLAND #1
REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II
(25' AVG. BUFFER)
35
'
A
V
G
.
B
U
F
F
E
R
17
'
M
I
N
.
B
U
F
F
E
R
35'
A
V
G
.
B
U
F
F
E
R
17'
M
I
N
.
B
U
F
F
E
R
35
'
A
V
G
.
B
U
F
F
E
R
17
'
M
I
N
.
B
U
F
F
E
R
80
.
0
60
.
0
60.0
60.0
40
.
0
B-
B
32
.
0
B-
B
32.0
B-B
32.0
B-B
STREET A
45.0
30.0
48
.
0
POND 1
POND 2
WETLAND #4 -
PARTIAL REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II (25' AVG. BUFFER)
25
'
A
V
G
.
B
U
F
F
E
R
SURMOUNTABLE
C & G, TYP.
5' CONC.
SIDEWALK, TYP.
FUTURE 10' BIT.
TRAIL
R2
5
0
.
0
R25
0
.
0
SURMOUNTABLE
C & G, TYP.
20
0
.
0
'
14' RIGHT TURN
LANE, COORD.
W/COUNTY
ROAD PROJECT
R30
.
0
R30.
0
R2
5
.
0
R2
5
.
0
STREET
LIGHT (TYP.)
ST
ST
ST
STREET
LIGHT (TYP.)
STREET
LIGHT (TYP.)
CONC. PED RAMP,
PER COUNTY
STANDARDS, TYP.
OUTLOT A
OUTLOT B
OUTLOT C
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
18
5
T
H
S
T
.
R
O
W
DE
D
I
C
A
T
I
O
N
18
5
T
H
S
T
.
/
C
O
.
R
D
.
6
0
TH
E
P
R
E
S
E
R
V
E
EX 100-YR HWL=1073.21
PR 100-YR HWL = 1073.11
155.0
155.0
45.0
53
.
5
45
.
0
53.5
R3
0
0
.
0
R3
0
0
.
0
R80.0
150.8'
R50
.
0
R6
0
.
0
(145
.
7
'
)
(112
.
5
'
)
(8
7
.
7
'
)
(11
2
.
5
'
)
LOT 6
16,007 SF LOT 7
20,693 SF
LOT 8
23,816 SF
LOT 9
20,693 SFLOT 10
16,117 SF
BLO
C
K
4
30.0
20
.
0
20
.
0
20
.
0
R25
.
0
R15
.
0
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
REVISION SUMMARY
DATE DESCRIPTION
C2.0
SITE PLAN
0
1" = 50'-0"
50'-0"25'-0"
N
Know what's below.
before you dig.Call
R
SITE AREA TABLE:
LIGHT DUTY BITUMINOUS PAVEMENT. SEE
GEOTECHNICAL REPORT FOR AGGREGATE BASE &
WEAR COURSE DEPTH, SEE DEATIL.
CITY OF LAKEVILLE SITE SPECIFIC NOTES:
SITE PLAN LEGEND:
SIGN AND POST ASSEMBLY (IF APPLICABLE).
SHOP DRAWINGS REQUIRED.
HC = ACCESSIBLE SIGN
NP = NO PARKING FIRE LANE
ST = STOP
PROPERTY LINE
CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT
GUTTER WHERE APPLICABLE-SEE PLAN
CONSTRUCTION LIMITS
TO
TYPICAL RS-3 SINGLE FAMILY HOME & LOT INFORMATION:
LOT NUMBER
PAD SIZE
LOT LINE
D & U EASEMENT
10' FRONT & REAR
5' SIDE (TYP.)
BUILDING SETBACK
30' FRONT
30' REAR (50' ALONG 185TH)
10' SIDES/ 20' SIDE ROW
(30' SIDE ALONG 185TH)
50'x65'
PAD
ROW LINE
CURB LINE
MINIMUM LOT SIZE:
11,000 SF
WETLAND BUFFER
1.CATCH BASINS SHALL BE DEPRESSED 0.12 FEET BELOW THE B618 GUTTER
(SEE LV-STM-3).
2.INTERSECTION RADII SHALL BE B618 TYPE CURB WITH 10 FOOT TRANSITIONS
TO MOUNTABLE CURB. ALL CURB RADII ARE TO BACK OF CURB (SEE LV-ST-2).
3.ALL SPOT ELEVATIONS AT CURB RETURN POINTS ARE TO FLOW LINE.
4.INSTALL BIO-ROLL BEHIND CURB AFTER CURB INSTALLATION.
5.ALL PED RAMPS SHALL BE CONSTRUCTED PER MNDOT STANDARDS (SEE
9036F).
6.CONSTRUCT CONCRETE SIDEWALK IN ACCORDANCE WITH LV-ST-15.
7.CONTRACTOR SHALL ADJUST CASTING IN BITUMINOUS PAVEMENT TO FINAL
GRADE INCIDENTAL TO THE INSTALLATION OF WEAR COURSE PAVING.
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
18
5
T
H
S
T
W
(A
P
u
b
l
i
c
R
/
W
)
Wire Fence on
Property Line
Edge of
Woods
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
R/
W
L
i
n
e
p
e
r
D
a
k
o
t
a
C
o
u
n
t
y
H
a
l
f
S
e
c
t
i
o
n
[
1
3
]
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecor
d
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[12]
Delineated
Wetland
IXONIA AVENUE
IXO
N
I
A
A
V
E
N
U
E
ST
R
E
E
T
B
IR
V
I
N
E
T
R
A
I
L
WETLAND #2B
MANAGE I (35' AVG. BUFFER)
WETLAND #2A
MANAGE I (35' AVG. BUFFER)
WETLAND #3 - REMOVED
MANAGE I (35' AVG. BUFFER)
WETLAND #1
REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II
(25' AVG. BUFFER)
35
'
A
V
G
.
B
U
F
F
E
R
17
'
M
I
N
.
B
U
F
F
E
R
35'
A
V
G
.
B
U
F
F
E
R
17'
M
I
N
.
B
U
F
F
E
R
35
'
A
V
G
.
B
U
F
F
E
R
17
'
M
I
N
.
B
U
F
F
E
R
STREET A
POND 1
POND 2
WETLAND 2A IMPACT
AREA = 1,106 SF (0.03 AC)
WETLAND 3 IMPACT
AREA = 413 SF (0.01 AC)
WETLAND #4 -
PARTIAL REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II (25' AVG. BUFFER)
25
'
A
V
G
.
B
U
F
F
E
R
20
0
.
0
'
BL 1
L2
L1
L3
L4
BL 5
L3
L2
L1
L1L2L3L4
L5
BL 2
L1 L2 L3 L4
BL 3
L5
L4
L3
L2
L1
OUTLOT A
OUTLOT C
OUTLOT B
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
18
5
T
H
S
T
.
R
O
W
DE
D
I
C
A
T
I
O
N
18
5
T
H
S
T
.
/
C
O
.
R
D
.
6
0
TH
E
P
R
E
S
E
R
V
E
EX 100-YR HWL=1073.21
PR 100-YR HWL = 1073.11
L6 L7
L8
L9L10
BL 4
WETLAND 2B IMPACT
AREA = 5,516 SF (0.13 AC)
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
REVISION SUMMARY
DATE DESCRIPTION
0
1" = 50'-0"
50'-0"25'-0"
N
Know what's below.
before you dig.Call
R
C2.2
WETLAND IMPACT
PLAN
LEGEND:
PROPERTY LINE
CONSTRUCTION LIMITS
WETLAND IMPACT AREA
EXISTING WETLAND BOUNDARY
WETLAND IMPACT
WETLAND TOTAL WETLAND
AREA(ACRE) [ONSITE]
IMPACTED WETLAND
AREA(ACRE)
2A 0.19 .03
2B 1.36 0.13
3 0.01 0.01
TOTAL 1.56 0.17
NOTE: WETLAND IMPACTS EXCLUDE CO. RD. 60 PROJECT
IMPACTS.
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
18
5
T
H
S
T
W
(A
P
u
b
l
i
c
R
/
W
)
Wire Fence on
Property Line
Edge of
Woods
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
R/
W
L
i
n
e
p
e
r
D
a
k
o
t
a
C
o
u
n
t
y
H
a
l
f
S
e
c
t
i
o
n
[
1
3
]
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecor
d
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[12]
Delineated
Wetland
IXONIA AVENUE
IXO
N
I
A
A
V
E
N
U
E
ST
R
E
E
T
B
IR
V
I
N
E
T
R
A
I
L
WETLAND #2B
MANAGE I (35' AVG. BUFFER)
WETLAND #2A
MANAGE I (35' AVG. BUFFER)
STREET A
POND 1
POND 2
WETLAND #4 -
PARTIAL REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II (25' AVG. BUFFER)
WETLAND 2A BUFFER AREA
35' AVG. WETLAND BUFFER = 10,551 SF
PROPOSED WETLAND BUFFER = 11,022 SF
WETLAND 2B BUFFER AREA
35' AVG. WETLAND BUFFER = 42,938 SF
PROPOSED WETLAND BUFFER = 42,938 SF
WETLAND 4 BUFFER AREA
25' AVG. WETLAND BUFFER = 2,959 SF
PROPOSED WETLAND BUFFER = 2,959 SF
20
0
.
0
'
BL 1
L2
L1
L3
L4
BL 5
L3
L2
L1
L1L2L3L4
L5
BL 2
L1 L2 L3 L4
BL 3
L5
L4
L3
L2
L1
OUTLOT A
OUTLOT C
OUTLOT B
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
18
5
T
H
S
T
.
R
O
W
DE
D
I
C
A
T
I
O
N
18
5
T
H
S
T
.
/
C
O
.
R
D
.
6
0
TH
E
P
R
E
S
E
R
V
E
EX 100-YR HWL=1073.21
PR 100-YR HWL = 1073.11
L6 L7
L8
L9L10
BL 4
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
REVISION SUMMARY
DATE DESCRIPTION
0
1" = 50'-0"
50'-0"25'-0"
N
Know what's below.
before you dig.Call
R
C2.3
WETLAND BUFFER
PLAN
LEGEND:
PROPERTY LINE
CONSTRUCTION LIMITS
AVERAGE BUFFER AREA
PROPOSED BUFFER AREA
PROPOSED WETLAND BOUNDARY
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
18
5
T
H
S
T
W
(A
P
u
b
l
i
c
R
/
W
)
Wire Fence on
Property Line
Edge of
Woods
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
R/
W
L
i
n
e
p
e
r
D
a
k
o
t
a
C
o
u
n
t
y
H
a
l
f
S
e
c
t
i
o
n
[
1
3
]
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecor
d
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[12]
Delineated
Wetland
1056
1058
1062 1064
106
4
106
6
10
6
6
10
6
8
10
6
8
1070
107
0
1070
1072
107
2
107
4
1074
10
7
6
1076
10
7
8
1078
1080
1080
10
8
2
108
4
1084
1084
1086
108
6
1088
1088
10
9
0
1090
1092
1094
WETLAND #2B
MANAGE I (35' AVG. BUFFER)
WETLAND #2A
MANAGE I (35' AVG. BUFFER)
POND 1
POND 2
WETLAND #4 -
PARTIAL REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II (25' AVG. BUFFER)
BL 1
L2
L1
L3
L4
BL 5
L3
L2
L1
L1L2L3L4
L5
BL 2
L1 L2 L3 L4
BL 3
L5
L4
L3
L2
L1
OUTLOT A
OUTLOT C
OUTLOT B
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
18
5
T
H
S
T
.
/
C
O
.
R
D
.
6
0
TH
E
P
R
E
S
E
R
V
E
EX 100-YR HWL=1073.21
PR 100-YR HWL = 1073.11
L6 L7
L8
L9L10
BL 4
POND
ACCESS
POND
ACCESS
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
C3.0
GRADING PLAN
1.0' CONTOUR ELEVATION INTERVAL
GRADING PLAN LEGEND:
SPOT GRADE ELEVATION GUTTER
SPOT GRADE ELEVATION TOP OF CURB
SPOT GRADE ELEVATION BOTTOM OF
STAIRS/TOP OF STAIRS
EX. 1' CONTOUR ELEVATION INTERVAL
SPOT GRADE ELEVATION (GUTTER/FLOW
LINE UNLESS OTHERWISE NOTED)
CURB AND GUTTER (T.O = TIP OUT)
EMERGENCY OVERFLOW
41.26
1125
891.00 G
891.00 TC
891.00 BS/TS
1137
EOF=1135.52
TO
SPOT GRADE ELEVATION MATCH EXISTING891.00 ME
GB GRADE BREAK - HIGH POINTS
SEE SHEET C0.1 FOR GENERAL
GRADING NOTES
CONSTRUCTION LIMITS
REVISION SUMMARY
DATE DESCRIPTION
0
1" = 50'-0"
50'-0"25'-0"
N
Know what's below.
before you dig.Call
R
CITY OF LAKEVILLE GRADING NOTES:
1.CATCH BASINS SHALL BE DEPRESSED 0.12 FEET BELOW THE B618 GUTTER
(SEE LV-STM-3).
2.INTERSECTION RADII SHALL BE B618 TYPE CURB WITH 10 FOOT TRANSITIONS
TO MOUNTABLE CURB. ALL CURB RADII ARE TO BACK OF CURB (SEE LV-ST-2).
3.ALL SPOT ELEVATIONS AT CURB RETURN POINTS ARE TO FLOW LINE.
4.INSTALL BIO-ROLL BEHIND CURB AFTER CURB INSTALLATION.
5.ALL PED RAMPS SHALL BE CONSTRUCTED PER MNDOT STANDARDS (SEE
9036F).
POND ACCESS LOCATION
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
Wood Fence
Shed
Wood Fence
Wood Fence
Wire Fence
Wood/Wire
Fence
Play
Land
De
c
k
Deck
Deck
Pool
Septic
Septic
Septic
Wire Fence on
Property Line
Edge of
Woods
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecor
d
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[12]
Delineated
Wetland
IXONIA AVENUE
IXO
N
I
A
A
V
E
N
U
E
ST
R
E
E
T
B
IR
V
I
N
E
T
R
A
I
L
1056
1058
1062 1064
106
4
10
6
6
10
6
8
10
6
8
1070
107
0
1070
1072
107
2
107
4
1074
10
7
6
1076
10
7
8
1078
1080
1080
10
8
2
108
4
1084
1084
1086
108
6
1088
1088
10
9
0
1090
STREET A
20
0
.
0
'
BL 1
L2
L1
L3
L4
BL 5
L3
L2
L1
L1L2L3L4
L5
BL 2
L1 L2 L3 L4
BL 3
L5
L4
L3
L2
L1
OUTLOT A
OUTLOT C
OUTLOT B
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
18
5
T
H
S
T
.
R
O
W
DE
D
I
C
A
T
I
O
N
18
5
T
H
S
T
.
/
C
O
.
R
D
.
6
0
TH
E
P
R
E
S
E
R
V
E
L6 L7
L8
L9L10
BL 4
EXISTING TREES TO REMAIN,
PROVIDE TREE PROTECTION
FENCING, TYP.
EXISTING TREES TO REMAIN,
PROVIDE TREE PROTECTION
FENCING, TYP.
REMOVE ALL EXISTING TREES &
VEGETATION IN SHADED AREAS SHOWN.
REMOVE ALL STUMPS & ROOT SYSTEMS.
COORDINATE PROPER DISPOSAL OF
MATERIALS WITH L.G.U.
TREE PRESERVATION PLAN LEGEND:
TREE PROTECTION
TREE REMOVAL - INCLUDING
ROOTS AND STUMPS
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
C1.1
TREE PRESERVATION
PLAN
CONSTRUCTION LIMITS
REVISION SUMMARY
DATE DESCRIPTION
PROPERTY LINE
0
1" = 50'-0"
50'-0"25'-0"
N
Know what's below.
before you dig.Call
R
S8
9
°
5
3
'
0
6
"
E
6
5
6
.
3
3
N00°12'13"W 1329.50
S8
9
°
4
6
'
3
8
"
W
6
5
8
.
0
5
S00°16'43"E 1325.63
18
5
T
H
S
T
W
(A
P
u
b
l
i
c
R
/
W
)
Wire Fence on
Property Line
Edge of
Woods
Edge of
Water
[1
1
]
R
/
W
,
D
r
a
i
n
a
g
e
,
a
n
d
Ut
i
l
i
t
y
E
a
s
e
m
e
n
t
p
e
r
Do
c
.
N
o
.
1
3
8
3
8
5
0
Bridge
R/
W
L
i
n
e
p
e
r
D
a
k
o
t
a
C
o
u
n
t
y
H
a
l
f
S
e
c
t
i
o
n
[
1
3
]
[A]Temporary
D&U Easement
and Temporary
Construction
Easement per
Unrecorded Docs.
[B] Temp. Const. Esmt.
per Unrecorded Doc.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U E
a
s
e
m
e
n
t
per Unrecor
d
e
d
D
o
c
.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[12]
Delineated
Wetland
IXONIA AVENUE
IXO
N
I
A
A
V
E
N
U
E
ST
R
E
E
T
B
IR
V
I
N
E
T
R
A
I
L
1056
1058
1062 1064
106
4
10
6
6
10
6
8
10
6
8
1070
107
0
1070
1072
107
2
107
4
1074
10
7
6
1076
10
7
8
1078
1080
1080
10
8
2
108
4
1084
1084
1086
108
6
1088
1088
10
9
0
1090
WETLAND #2B
MANAGE I (35' AVG. BUFFER)
WETLAND #2A
MANAGE I (35' AVG. BUFFER)
WETLAND #3 - REMOVED
MANAGE I (35' AVG. BUFFER)
WETLAND #1
REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II
(25' AVG. BUFFER)
STREET A
WETLAND #4 -
PARTIAL REMOVED AS PART OF
185TH ST. PROJECT
MANAGE II (25' AVG. BUFFER)
20
0
.
0
'
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
18
5
T
H
S
T
.
R
O
W
DE
D
I
C
A
T
I
O
N
18
5
T
H
S
T
.
/
C
O
.
R
D
.
6
0
TH
E
P
R
E
S
E
R
V
E
5 - RP
3 - MP
3 - PD
3 - AG
3 - AC
4 - MP
1 - GD
1 - CP
SSEW - EMERGENT
WETLAND SEED MIX, TYP.
SSSP - DRY SHORT
PRAIRIE SEED MIX, TYP.
8 - VD2
6 - VD3
7 - VD2
78
L
F
8
"
P
V
C
S
D
R
35
S
A
N
.
@
0
.
4
0
%
CO
N
N
E
C
T
T
O
E
X
.
8"
S
A
N
.
S
T
U
B
IE
=
1
0
4
8
.
3
0
SYMBOL COMMON / BOTANICAL NAME SIZE
GROUND COVERS
Shooting Star Seed Mix / Dry Short Prairie Mix
Seeding Rate: 10 lb/acre (64.4 seeds/square foot). Cover
w/ MnDOT approved Soil Stabilizer. Refer to MN Seeding
Manual(2023 Edition) for seeding dates and install
methods.
Seed Mix
Shooting Star Seed Mix / Emergent Wetland Mix
Seeding Rate: 5 lb/acre (114.3 seeds/square foot). Cover
w/ MnDOT Type 6 Hydraulic Soil Stabilizer. Refer to MN
Seeding Manual(2014 Edition) for seeding dates and
install methods.
Seed Mix
Rock Maintanence Strip / Rock Maintanence Strip
3"- 6" Washed river rock, uniform in size over filter fabric,
composed of round rocks that may be varied in color.
Include aluminum edging as shown on plan, or as needed.
See detail.
Mulch
Shooting Star Seed Mix / Turf Seed - Economy Lawn Mix
Seeding Rate: 200 lb/acre.40% Kentuckey Bluegrass,
30% Fine-Leaf perennial Ryegrass, 30% Creeping Red
Fescue. Cover w/ MnDOT approved soil stabilizer. Refer
to MN Seeding Manual(2023 Edition) for seeding dates
and install methods.
Seed Mix
PLANT SCHEDULE
L1.0
LANDSCAPE PLAN
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED LANDSCAPE ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.
25821
Robert L. Binder
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
PROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANT
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEE
PLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANT
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED EVERGREEN TREE SYMBOLS - SEE PLANT
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED CANOPY TREE SYMBOLS - SEE
PLANT SCHEDULE AND PLAN FOR SPECIES
AND PLANTING SIZES
DECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA.
LANDSCAPE PLAN LEGEND:
EDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM,
BLACK OR DARK GREEN IN COLOR, INCLUDE ALL CONNECTORS,
STAKES, & ALL APPURTENANCES PER MANUF. INSTALL PER MANUF.
INSTRUC./SPECS.
SEE SHEET L1.1 FOR PLANTING SCHEDULE
SEE SHEET C0.1 FOR GENERAL
LANDSCAPE NOTES
CONSTRUCTION LIMITS
REVISION SUMMARY
DATE DESCRIPTION
0
1" = 50'-0"
50'-0"25'-0"
N
Know what's below.
before you dig.Call
R
CODE COMMON / BOTANICAL NAME QTY CONT NATIVE PLANTS POLLINATOR FRIENDLY
TREES
CP Prairie Sentinel Hackberry / Celtis occidentalis `JFS-KSU1` TM 1 2.5" Cal. B&B NATIVE CULTIVAR
GD True North™ Kentucky Coffeetree / Gymnocladus dioica 'UMNSynergy'1 2.5" Cal. B&B NATIVE CULTIVAR N
SUBTOTAL:2
EVERGREEN TREES
AC White Fir / Abies concolor 3 6` B&B NOT NATIVE
PD Black Hills Spruce / Picea glauca `Densata`3 6` HT. B&B NATIVE CULTIVAR
RP Red Pine / Pinus resinosa 5 6` B&B NATIVE
SUBTOTAL:11
ORNAMENTAL TREES
AG Autumn Brilliance Serviceberry / Amelanchier x grandiflora `Autumn Brilliance`3 1.5" Cal. B&B NATIVE Y
MP Prairifire Crabapple / Malus x `Prairifire`7 1.5" Cal. B&B NATIVE CULTIVAR Y
SUBTOTAL:10
CODE COMMON / BOTANICAL NAME QTY SIZE NATIVE PLANTS POLLINATOR FRIENDLY
SHRUBS
VD2 Blue Muffin Arrowwood Viburnum / Viburnum dentatum 'Christom'15 #5 CONT NATIVE CULTIVAR Y
VD3 Red Feather Arrowwood Viburnum / Viburnum dentatum 'Red Feather'6 #5 CONT NATIVE CULTIVAR Y
SUBTOTAL:21
PLANT SCHEDULE
L1.1
LANDSCAPE PLAN
NOTES & DETAILS
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED LANDSCAPE ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.
25821
Robert L. Binder
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
1.ENTIRE SITE SHALL BE FULLY IRRIGATED. THE CONTRACTOR SHALL SUBMIT IRRIGATION SHOP
DRAWINGS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
2.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY
PROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD
TO HEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER
WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK
OF CURB.
3.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING
FROM OWNER, PRIOR TO INSTALLATION.
4.SEE MECHANICAL AND ELECTRICAL PLANS AND SPECIFICATIONS FOR IRRIGATION WATER, METER,
AND POWER CONNECTIONS.
5.CONTRACTOR TO VERIFY LOCATION OF ALL UNDERGROUND/ABOVE GROUND FACILITIES PRIOR TO
ANY EXCAVATION/INSTALLATION. ANY DAMAGE TO UNDERGROUND/ABOVE GROUND FACILITIES SHALL
BE THE RESPONSIBILITY OF THE CONTRACTOR AND COSTS ASSOCIATED WITH CORRECTING
DAMAGES SHALL BE BORNE ENTIRELY BY THE CONTRACTOR.
6.SERVICE EQUIPMENT AND INSTALLATION SHALL BE PER LOCAL UTILITY COMPANY STANDARDS AND
SHALL BE PER NATIONAL AND LOCAL CODES. EXACT LOCATION OF SERVICE EQUIPMENT SHALL BE
COORDINATED WITH THE LANDSCAPE ARCHITECT OR EQUIVALENT AT THE JOB SITE.
7.CONTRACTOR SHALL COORDINATE WITH LOCAL UTILITY COMPANY FOR THE PROPOSED ELECTRICAL
SERVICE AND METERING FACILITIES.
8.IRRIGATION WATER LINE CONNECTION SIZE IS 1-12" AT BUILDING. VERIFY WITH MECHANICAL PLANS.
9.ALL MAIN LINES SHALL BE 18" BELOW FINISHED GRADE.
10.ALL LATERAL LINES SHALL BE 12" BELLOW FINISHED GRADE.
11.ALL EXPOSED PVC RISERS, IF ANY, SHALL BE GRAY IN COLOR.
12.CONTRACTOR SHALL LAY ALL SLEEVES AND CONDUIT AT 2'-0" BELOW THE FINISHED GRADE OF THE
TOP OF PAVEMENT. EXTEND SLEEVES TO 2'-0" BEYOND PAVEMENT.
13.CONTRACTOR SHALL MARK THE LOCATION OF ALL SLEEVES AND CONDUIT WITH THE SLEEVING
MATERIAL "ELLED" TO 2'-0" ABOVE FINISHED GRADE AND CAPPED.
14.FABRICATE ALL PIPE TO MANUFACTURE'S SPECIFICATIONS WITH CLEAN AND SQUARE CUT JOINTS.
USE QUALITY GRADE PRIMER AND SOLVENT CEMENT FORMULATED FOR INTENDED TYPE OF
CONNECTION.
15.BACKFILL ALL TRENCHES WITH SOIL FREE OF SHARP OBJECTS AND DEBRIS.
16.ALL VALVE BOXES AND COVERS SHALL BE BLACK IN COLOR.
17.GROUP VALVE BOXES TOGETHER FOR EASE WHEN SERVICE IS REQUIRED. LOCATE IN PLANT BED
AREAS WHENEVER POSSIBLE.
18.IRRIGATION CONTROLLER LOCATION SHALL BE VERIFIED ON-SITE WITH OWNER'S REPRESENTATIVE.
19.CONTROL WIRES: 14 GAUGE DIRECT BURIAL, SOLID COPPER IRRIGATION WIRE. RUN UNDER MAIN
LINE. USE MOISTURE-PROOF SPLICES AND SPLICE ONLY AT VALVES OR PULL BOXES. RUN SEPARATE
HOT AND COMMON WIRE TO EACH VALVE AND ONE (1) SPARE WIRE AND GROUND TO FURTHEST
VALVE FROM CONTROLLER. LABEL OR COLOR CODE ALL WIRES.
20.AVOID OVER SPRAY ON BUILDINGS, PAVEMENT, WALLS AND ROADWAYS BY INDIVIDUALLY ADJUSTING
RADIUS OR ARC ON SPRINKLER HEADS AND FLOW CONTROL ON AUTOMATIC VALVE.
21.ADJUST PRESSURE REGULATING VALVES FOR OPTIMUM PRESSURE ON SITE.
22.USE SCREENS ON ALL HEADS.
23.A SET OF AS-BUILT DRAWINGS SHALL BE MAINTAINED ON-SITE AT ALL TIMES IN AN UPDATED
CONDITION.
24.ALL PIPE 3" AND OVER SHALL HAVE THRUST BLOCKING AT EACH TURN.
25.ALL AUTOMATIC REMOTE CONTROL VALVES WILL HAVE 3" MINIMUM DEPTH OF 3/4" WASHED GRAVEL
UNDERNEATH VALVE AND VALVE BOX. GRAVEL SHALL EXTENT 3" BEYOND PERIMETER OF VALVE BOX.
26.THERE SHALL BE 3" MINIMUM SPACE BETWEEN BOTTOM OF VALVE BOX COVER AND TOP OF VALVE
STRUCTURE.
IRRIGATION NOTES:
REVISION SUMMARY
DATE DESCRIPTION
SEE SHEET C0.1 FOR GENERAL
LANDSCAPE NOTES
Know what's below.
before you dig.Call
R
THREE TIMES WIDTH
OF ROOTBALL
DECIDUOUS & CONIFEROUS TREE PLANTING
N T S
PRUNE AS FIELD DIRECTED BY THE LANDSCAPE
ARCHITECT TO IMPROVE APPEARANCE (RETAIN NORMAL
TREE SHAPE)
THREE 2"X4"X8' WOODEN STAKES, STAINED BROWN WITH
TWO STRANDS OF WIRE TWISTED TOGETHER. STAKES
SHALL BE PLACED AT 120° TO ONE ANOTHER. WIRE SHALL
BE THREADED THROUGH NYLON STRAPPING WITH
GROMMETS. ALTERNATE STABILIZING METHODS MAY BE
PROPOSED BY CONTRACTOR.
TRUNK FLARE JUNCTION: PLANT TREE 1"-2" ABOVE
EXISTING GRADE
MULCH TO OUTER EDGE OF SAUCER OR TO EDGE OF
PLANTING BED, IF APPLICABLE. ROCK OR ORGANIC MULCH,
SEE GENERAL LANDSCAPE NOTES AND PLAN NOTES FOR
MULCH TYPE. KEEP MULCH MIN. 2" FROM PLANT TRUNK
EXISTING GRADE
CUT AND REMOVE BURLAP FROM TOP 1/3 OF ROOT BALL. IF
NON-BIODEGRADABLE, REMOVE COMPLETELY
SLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OF
PLANTING BED
BACKFILL AS SPECIFIED
COMPACT BOTTOM OF PIT, TYP.
RULE OF THUMB - MODIFY EXCAVATION BASED ON
LOCATION OF PLANT MATERIAL AND DESIGN OF BEDS OR
OVERALL PLANT PLACEMENT
1
S89°53'06"E 656.33
N0
0
°
1
2
'
1
3
"
W
1
3
2
9
.
5
0
S89°46'38"W 658.05
S0
0
°
1
6
'
4
3
"
E
1
3
2
5
.
6
3
185TH ST W
(A Public R/W)
Wi
r
e
F
e
n
c
e
o
n
Pr
o
p
e
r
t
y
L
i
n
e
Ed
g
e
o
f
Wo
o
d
s
Ed
g
e
o
f
Wa
t
e
r
[11]R/W, Drainage, and
Utility Easement per
Doc. No. 1383850
Br
i
d
g
e
R/W Line per Dakota County Half Section [13]
[A
]
T
e
m
p
o
r
a
r
y
D&
U
E
a
s
e
m
e
n
t
an
d
T
e
m
p
o
r
a
r
y
Co
n
s
t
r
u
c
t
i
o
n
Ea
s
e
m
e
n
t
p
e
r
Un
r
e
c
o
r
d
e
d
D
o
c
s
.
[B
]
T
e
m
p
.
C
o
n
s
t
.
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B
]
R
i
g
h
t
o
f
W
a
y
E
s
m
t
.
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] Right of Way Esmt.
per Unrecorded Doc.
[B
]
D
&
U
E
a
s
e
m
e
n
t
pe
r
U
n
r
e
c
o
r
d
e
d
D
o
c
.
[B] D & U Ea
s
e
m
e
n
t
per Unrecorde
d
D
o
c
.
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[12]
Delineated
Wetland
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
[1
2
]
De
l
i
n
e
a
t
e
d
We
t
l
a
n
d
IX
O
N
I
A
A
V
E
N
U
E
IX
O
N
I
A
A
V
E
N
U
E
STREET B
IRVINE TRAIL
6
5
4
3 2
1
2
3
4
5
1
2
3
4
5
6
7
8
1
1
2
3
4
5
6
1
2
3
4
5
6
1
2
3
4
5
678
1
2
3
45
67
9
1
2
3
45
GA
R
A
G
E
EX
I
S
T
.
HO
U
S
E
GH
O
S
T
RO
W
GH
O
S
T
RO
W
NEW ROW LINE NEW ROW LINE
BU
F
F
E
R
WETLAND
BU
F
F
E
R
BU
F
F
E
R
BU
F
F
E
R
PO
N
D
POND
EX
I
S
T
.
HO
U
S
E
GH
O
S
T
P
L
A
T
GH
O
S
T
PL
A
T
GH
O
S
T
P
L
A
T
GH
O
S
T
P
L
A
T
GH
O
S
T
P
L
A
T
"G
H
O
S
T
P
L
A
T
"
(Z
O
N
I
N
G
R
S
-
3
)
"G
H
O
S
T
P
L
A
T
"
(Z
O
N
I
N
G
R
S
-
3
)
"G
H
O
S
T
P
L
A
T
"
(Z
O
N
I
N
G
R
S
-
3
)
"G
H
O
S
T
P
L
A
T
"
(Z
O
N
I
N
G
R
S
-
3
)
"G
H
O
S
T
P
L
A
T
"
(Z
O
N
I
N
G
R
S
-
3
)
BU
F
F
E
R
BU
F
F
E
R
BU
F
F
E
R
GH
O
S
T
P
L
A
T
GH
O
S
T
P
L
A
T
GH
O
S
T
PL
A
T
188TH STREET W
189TH STREET W
IRVINE TRAIL
IRVINE WAY
185TH STREET (CR 60)
185TH STREET (CR 60)
188TH COURT W
IX
O
N
I
A
A
V
E
N
U
E
JA
S
M
I
N
E
W
A
Y
WETLAND
WETLAND
WETLAND
WETLAND
TRAIL
TRAIL TRAIL
TRAIL
WETLAND
THE
P
R
E
S
E
R
V
E
THE
P
R
E
S
E
R
V
E
THE
P
R
E
S
E
R
V
E
IR
V
O
N
A
A
V
E
N
U
E
IRENIC AVENUE
IT
A
L
Y
A
V
E
N
U
E
JA
M
A
I
C
A
P
A
T
H
JA
E
G
E
R
P
A
T
H
IR
V
I
N
E
W
A
Y
WETLAND
WETLAND
WETLAND
WETLAND
WETLAND
IV
E
R
R
A
A
V
E
N
U
E
ST
R
E
E
T
A
PO
N
D
1
PO
N
D
2
200.0'
BL
1
L2
L1
L3
L4
BL
5
L3
L2
L1
L1
L2
L3
L4
L5
BL
2
L1
L2
L3
L4
BL
3
L5
L4
L3
L2
L1
OU
T
L
O
T
A
OU
T
L
O
T
C
OU
T
L
O
T
B
CO
N
S
T
R
U
C
T
I
O
N
LI
M
I
T
S
CO
N
S
T
R
U
C
T
I
O
N
LI
M
I
T
S
PO
N
D
185TH ST. ROW
DEDICATION
185TH ST. / CO. RD. 60
THE PRESERVE
IX
O
N
I
A
A
V
E
N
U
E
L6
L7
L8
L9
L1
0
BL
4
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
PR
E
L
I
M
I
N
A
R
Y
:
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
2024
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
9/30/24 PRELIMINARY PLAT SUBMITTAL
1/3/25 PRELIMINARY PLAT RESUBITTAL
1/13/25 PRELIMINARY PLAT RESUBMITTAL
1/23/25 PRELIMINARY PLAT RESUBMITTAL
2/5/25 PRELIMINARY PLAT RESUBMITTAL
PROJECT MANAGER DAVID KNAEBLE
CONTACT NUMBER 763-234-7523
DRAWN BY BN
REVIEWED BY DJK
PROJECT NUMBER 19152
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
2/5/25
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
R
PU
M
P
K
I
N
C
R
E
E
K
D
E
V
E
L
O
P
M
E
N
T
99
2
0
&
9
9
4
0
1
8
5
T
H
S
T
R
E
E
T
,
L
A
K
E
V
I
L
L
E
,
M
N
5
5
0
4
4
60
0
1
G
L
E
N
W
O
O
D
A
V
E
N
U
E
,
G
O
L
D
E
N
V
A
L
L
E
Y
,
M
N
5
5
4
2
2
PE
T
E
R
K
N
A
E
B
L
E
REVISION SUMMARY
DATE DESCRIPTION
0 150'-0"75'-0"
1" = 150'-0"
N
Know what's below.
before you dig.Call
R
C2.1
GHOST PLAT
Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 55124
952.891 -7087 Fax 952.891 -7127 www.co.dakota.mn.us
October 25, 2024
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: PUMPKIN CREEK
The Dakota County Plat Commission met on October 23, 2024, to consider the preliminary plat of the
above referenced plat. The plat is adjacent to CSAH 60 (185th St. W.) and is therefore subject to the
Dakota County Contiguous Plat Ordinance.
The development includes 29 residential lots with one access opening at Ixonia Avenue. The future
right-of-way needs of 75 feet of half right of way have been met. Restricted access should be shown
along all of CSAH 60 except for one opening at Ixonia Avenue. A quit claim deed to Dakota County for
restricted access is required with the recording of the plat mylars.
The Plat Commission has approved the preliminary and final plat, provided that the described conditions
are met, and will recommend approval to the County Board of Commissioners on November 12, 2024.
Traffic volumes on CSAH 60 are 12,500 ADT and are anticipated to be 31,000 ADT by the year 2040.
These traffic volumes indicate that current Minnesota noise standards for residential units could be
exceeded for the proposed plat. Residential developments along County highways commonly result in
noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent
residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should
be incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the
permitting process which reviews the design and may require construction of highway improvements,
including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths,
medians, etc. Please contact 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: David Knaeble , Civil Site Group
CITY OF LAKEVILLE
On March 20, 2025, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider the application from Peter Knaebel to amend the Zoning Map to rezone the
subject property from RS-2, Single Family Residential District to RS-3, Single Family
Residential District. The Planning Commission conducted a public hearing on the Zoning
Map Amendment application preceded by published and mailed notice. The applicant was
present and the Planning Commission heard testimony from all interested persons wishing to
speak.
1. The subject property is located in Comprehensive Planning District 4, which guides the
property for low density residential use.
2. The subject site is currently zoned RS-2, Single Family Residential District.
3. Legal description of the property is attached as Exhibit A.
4. The applicant is requesting an amendment to the Zoning Map to rezone the subject site
from RS-2, Single Family Residential District to RS-3, Single Family Residential District.
5. Chapter 3 of the City of Lakeville Zoning Ordinance provides that a Zoning Map
amendment may not be issued unless certain criteria are satisfied. The criteria and our
findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: The Comprehensive Plan guides the property for low density residential
development. The proposed rezoning to RS-3 zoning is consistent with the 2040
Comprehensive Plan. The RS-3 District zoning is also consistent with the zoning of
other single-family residential developments in the area.
b. The proposed use is or will be compatible with present and future land uses of
the area.
Finding: The proposed single-family homes in the Pumpkin Creek preliminary plat will
be compatible with the existing and proposed single-family developments to the north,
south, east and west.
c. The proposed use conforms to all performance standards contained in the
Zoning Ordinance and the City Code.
Finding: The proposed Pumpkin Creek single family residential development will
comply with the applicable provisions of the Zoning Ordinance, Subdivision
Ordinance, and City Code.
d. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: Pumpkin Creek preliminary plat can be accommodated with the public
services available to serve the subject property and will not overburden the City’s
service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving
the property.
Finding: The traffic generated by Pumpkin Creek preliminary plat will be within the
capacity of the streets that will serve this development.
5. The report dated March 11, 2025 prepared by Heather Botten, Senior Planner is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Zoning Map
amendment conditioned upon compliance with the planning report prepared by Senior
Planner, Heather Botten, dated March 11, 2025.
DATED: March 20, 2025
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Jenna Majorwicz, Chair
EXHIBIT A
The East 1/2 of the West 1/2 of the Northwest 1/4 of the Southeast 1/4 of Section 18, Township
114, Range 20, Dakota County, Minnesota.
Abstract Property.
And
The West Half (W 1/2) of the West Half (W 1/2) of the Northwest Quarter (NW 1/4) of the
Southeast Quarter (SE 1/4) of Section 18, Township 114, Range 20, according to the United
States Government Survey thereof and situate in Dakota County, Minnesota.
Abstract Property.
City of Lakeville
Memorandum
To:Heather Botten, Senior Planner
From:Michael Kutz, Civil Engineer
McKenzie L. Cafferty, Environmental Resources Manager
Joe Masiarchin, Parks and Recreation Director
Copy:Zach Johnson, City Engineer
Julie Stahl, Finance Director
Dave Matthews, Building Official
Tina Goodroad, Community Development Director
Date:March 11, 2025
Subject:Pumpkin Creek
•Preliminary Plat Review
•Preliminary Grading and Erosion Control Plan Review
•Preliminary Utility Plan Review
•Preliminary Tree Preservation Review
BACKGROUNDBACKGROUND
Peter Knaeble has submitted a preliminary plat named Pumpkin Creek. The proposed
subdivision is located south of and adjacent to 185th St W (CSAH 60), north of and
adjacent to The Preserve of Lakeville 3rd Addition. The parent parcels consist of two
metes and bounds parcels (PID Nos. 220180081012 and 220180081011), zoned RS-2
(Single Density Residential). The Developer has requested an application to re-zone the
property to RS-3 (Single Family Residential) with the preliminary plat.
The preliminary plat consists of twenty-six (26) single-family lots within five (5) blocks,
and three (3) outlots on 20.03 acres. The Developer is dedicating 1.28 acres as 185th
Street West right-of-way.
The outlots created with the preliminary plat shall have the following uses:
Outlot A: Wetland and buffers; to be deeded to the City (0.13 acres)
Outlot B: Wetland and buffers; to be deeded to the City (0.54 acres)
PPUMPKINUMPKIN CREEKCREEK –– PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 11,11, 20252025
PPAGEAGE 22 OFOF 66
Outlot C: Wetland and buffers, stormwater management basins; to be deed to the
City (5.01 acres)
The proposed development will be completed by:
Developer: Peter Knaeble
Engineer/Surveyor: Civil Site Group
SITESITE CONDITIONSCONDITIONS
The Pumpkin Creek site is mostly vacant land containing several homesteads,
delineated wetlands, trees and drainageways. An existing building (homestead) and
accessory buildings were located on both parent parcels. The site is located within the
Lake Marion Stormwater District.
The Developer shall remove all existing site encroachments, buildings, septic systems,
retaining walls, driveways, fences and abandon existing wells on the parent parcels. A
security will be required with the final plat for the removal of the existing improvements
on the site.
EASEMENTS
Prior to recording of the final plat:
•A 10-foot-wide drainage and utility easement along the north property line of Lot
4, Block 1 shall be shown on the final plat.
•A 10-foot-wide drainage and utility easement along the north property line of Lot
3, Block 5 shall be shown on the final plat.
STREETSTREET ANDAND SUBDIVISIONSUBDIVISION LAYOUTLAYOUT
185th Street (CSAH 60)
Pumpkin Creek is located south of and adjacent to 185th Street West, a minor arterial
County highway, as identified in the City’s Transportation Plan. 185th Street West is
currently constructed as a two-lane undivided rural roadway. 185th Street West is
scheduled for improvements in 2025 (City project 25-04). These improvements will
improve this roadway as a future four-lane divided urban roadway over its entire length
adjacent to the plat with trails on both sides of the roadway. A 14-foot right turn lane is
scheduled to be installed on 185th Street West and shall be coordinated to be installed
in conjunction with the County Project. The current Dakota County Plat Review Needs
Map indicates a half right-of-way requirement of 75-feet. The Developer is dedicating
the necessary right-of-way as shown on the preliminary plat.
Ixonia Avenue
Pumpkin Creek includes the construction of Ixonia Avenue from 185th Street to its
existing terminus south of the plat boundary. Ixonia Avenue is a minor collector
roadway as identified in the City’s Transportation Plan. Ixonia Avenue will provide
access to 185th Street and will provide a roadway connection for existing residential
neighborhoods to the south. Ixonia Avenue is designed as a 40-foot-wide two-lane
urban roadway within 80 feet of right-of-way. 5-foot sidewalk will be constructed along
PPUMPKINUMPKIN CREEKCREEK –– PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 11,11, 20252025
PPAGEAGE 33 OFOF 66
both sides of the roadway. The roadway and drainage design must meet MnDOT State
Aid requirements, which will be reviewed with the final construction plans. The
Developer shall construct the necessary turn lanes at 185th Street. Security will be
required with the final plat for construction of the turn lanes.
CONSTRUCTIONCONSTRUCTION ACCESSACCESS
th Street (CSAH 60). Once the site is accessible from 185th Street (CSAH 60) in
coordination with CP 25-04, construction access shall be restricted from Ixonia Avenue.
PARKS,PARKS, TRAILSTRAILS ANDAND SIDEWALKSSIDEWALKS
UTILITIESUTILITIES
SSANITARYANITARY SSEWEREWER
PPUMPKINUMPKIN CREEKCREEK –– PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 11,11, 20252025
PPAGEAGE 44 OFOF 66
constructed within the subdivision and connect to the existing sewer stubs within The
Preserve development on Ixonia Avenue.
WWATERMAINATERMAIN
OOVERHEADVERHEAD LLINESINES
DRAINAGEDRAINAGE ANDAND GRADINGGRADING
PPUMPKINUMPKIN CREEKCREEK –– PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 11,11, 20252025
PPAGEAGE 55 OFOF 66
STORMSTORM SEWERSEWER
Development of Pumpkin Creek 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 located within Outlot C.
Draintile construction is required in areas of non-granular soils within Pumpkin Creek 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 paid with Pumpkin Creek final plat. The Developer will receive a credit to the
Trunk Storm Sewer Area Charge for deeding the portions of Outlots A, B, and C,
consistent with City policy.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with
the final construction plans.
Pumpkin Creek is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the
Federal Emergency Management Agency (FEMA) as shown on flood map
27037C0192E. 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 September 30, 2024. The wetland
delineation was completed by Jacobson Environmental. The wetland delineation
identified 4 wetlands on the site totaling approximately 1.6 acres. Based on the
information provided in the report dated 9/2/2024 and site visit by City staff, the wetland
delineation for the area outlined in the report has been determined to be acceptable for
use in implementing the Wetland Conservation Act.
A replacement plan was submitted and sent out for review and comment to local, state
and federal agencies. The replacement plan identifies a total of 0.17 acres of wetland
impacts, mainly for the required road crossing and connection to 185th Street. The
comment period closes 3/24/2024. No wetland impacts can occur until final approval of
wetland replacement plan and the purchase of wetland credits has been finalized.
All wetlands, wetland buffers, stormwater treatment basins and natural areas will be
placed in City owned Outlots. Natural Area signs will be placed along adjacent property
lines and will be installed by the developer prior to building permits being released.
PPUMPKINUMPKIN CREEKCREEK –– PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 11,11, 20252025
PPAGEAGE 66 OFOF 66
The plan identifies 548 total trees on site and proposes to save 134 trees (25%). Prior to
removals the tree protection or silt fence line must be staked and reviewed by City Staff
in the field. Minor changes may result in additional removals or saves based on location
or condition of the tree.
EROSION CONTROL
Security shall be held
for native vegetation establishment and restoration in the Outlots with the final plat.
A preconstruction meeting shall be held with the City prior
to the issuance of a grading permit.
RECOMMENDATIONRECOMMENDATION