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HomeMy WebLinkAboutItem 05a - Kyla Crossing 2nd AddnCity of Lakeville Community Development Planning Commission Kris Jenson, Planning Manager November 10, 2025 Packet Material for the November 20, 2025 Planning Commission Meeting Kyla Crossing 2nd Addition 1. Preliminary plat of 18 single-family lots 2. Zoning Map Amendment to rezone property from RM-2, Medium Density Residential District to RST-2, Single and Two Family Residential District 3. Comprehensive Plan Amendment to re-guide property from Medium/High Density Residential District to Low Density Residential District. January 2, 2026 Representatives of Topaz, LLC have applied for a preliminary plat, Zoning Map amendment, and Comprehensive Plan Amendment to allow the development of 18 single family home lots on 20 acres to be known as Kyla Crossing 2nd Addition. The Kyla Crossing 2nd Addition preliminary plat is located at the northwest intersection of Kenwood Trail (CSAH 50) and Ipava Avenue. The Kyla Crossing 2nd Addition preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, and the Parks, Recreation and Natural Resources Committee. A. Location Map B. Zoning Map C. Comprehensive Plan amendment D. Preliminary Plat E. Existing Conditions F. Site Plan G. Grading & Drainage Plan 2 H. Tree Preservation Plan I. Overall Utility Plan J. Landscape Plan K. Plat Commission Letter dated October 17, 2025 The Kyla Crossing 2nd Addition preliminary plat area is currently zoned RM-2, Medium Density Residential District (Exhibit B). The Developer has applied to amend the Zoning Map to change the property to RST-2, Single and Two-Family Residential District to develop the site with single family homes. Doing so requires an amendment to the Comprehensive Land Use plan (see below). The subject site is guided Medium/High Density Residential, which anticipates attached townhome development at a density of 5.0 to 9.0 units per acre. The land use designation is a holdover from the 2030 Land Use Plan and was unable to be changed as part of the 2040 Land Use Plan due to an agreement with then-property owner George Warweg. Mr. Warweg sold land to the City, which allowed for the eventual expansion of Antlers Park, but as part of that agreement, the City agreed to not change the land use designations of all of Mr. Warweg’s parcels, of which the subject property was one. The agreement was in effect until 2023, meaning no changes could be made during the 2040 Comprehensive Plan update. Last fall, Mr. Warweg passed away and his estate is now divesting the properties. The proposed plat has a density of 3.0 units per acre, so the land use designation is proposed to be changed to Low Density Residential, which requires a density of 0.1 to 3.0 units per acre. Due to the number of units in the development and the proximity of the plat to neighboring jurisdictions, the comprehensive plan amendment meets the criteria for administrative review by the Metropolitan Council. Staff has contacted the local sector representative and will submit a complete application following City Council review. The development site consists of one parcel, which has been used for agricultural purposes. . The Kyla Crossing 2nd Addition property is located in Planning District 4 of the 2040 Comprehensive Plan. The area surrounding the subject site include Low/Medium Density Residential, Public and Quasi-Public, and Medium Density Residential. The proposed change to Low Density Residential is consistent with the surrounding land uses. 3 Adjacent Land Uses. The adjacent land uses and zoning are as follows: North – Single family homes (RS-4) East – Ipava Avenue, Ames Arena (P/OS) South – Kenwood Trail (CSAH 50), Railroad tracks, undeveloped property (RM-1) West – Kenwood Trail (CSAH 50), single-family homes (RS-4) City streets, sanitary sewer and water improvements for the area of Kyla Crossing 2nd Addition will be financed and constructed by the Developer. The development costs associated with the Kyla Crossing 2nd Addition development are not programmed in the 2025– 2029 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 (discussed above). Staff review of the Kyla Crossing 2nd Addition preliminary plat against these criteria finds that it is not a premature subdivision. The Kyla Crossing 2nd Addition preliminary plat area is located within the current MUSA. . The Kyla Crossing 2nd Addition preliminary plat consists of 18 single-family home lots on 7.64 acres. This results in a gross density of 2.35 units per acre. Excluding arterial street right-of-way and outlots the net density is 3.0 units per acre. The following minimum requirements for single family home lots in the RST-2 District pertain to the Kyla Crossing 2nd Addition preliminary plat: The proposed lots shown on the Kyla Crossing 2nd Addition preliminary plat range from 8,450 square feet to 16,844 square feet and each has sufficient area to accommodate the single-family homes. The following minimum setbacks for single family homes in the RST-2 District pertain to the Kyla Crossing 2nd Addition preliminary plat: 25 ft garage face 20 ft building 30 feet 7 feet 20 feet, 30 feet (buffer yard) 4 The proposed lots shown on the Kyla Crossing 2nd Addition preliminary plat have sufficient area to accommodate a single-family home. . Single family home lots in the RST-2 District are subject to a maximum building coverage of 40% of the lot. The minimum width of each garage must be 22 feet while the minimum area of the garage is 480 square feet, to comply with the requirements of Section 11-18- 7.D. All calculations are based on interior dimensions. There are three outlots totaling 1.49 acres in the Kyla Crossing 2nd Addition preliminary plat. The use of the proposed outlots will be as follows: Outlot A is a 1.27 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot B is a 0.15 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot C is a 0.07 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Lot 9, Block 1 and Lot 9, Block 2 are required to have side yard buffer landscaping as they are adjacent to Ipava Avenue. Balsam Fir and Norway Spruce are proposed to be planted in a staggered row to provide the required landscape buffer. While Lots 1-9, Block 2 do not directly abut Kenwood Trail, the Developer has opted to include landscaping along the rear line of these lots to serve as a buffer to Kenwood Trail. However, the landscaping in the area of Lots 1-3, Block 2 is shown to be planted within Outlot B rather than at the rear of those lots. Prior to City Council consideration, the landscape plan must be revised to remove plantings within Outlot B and located them on Lots 1-3, Block 2. The plan also shows a front yard tree for each lot, as required by the Zoning Ordinance, but the proposed location of each tree is within the perimeter drainage and utility easement of the lot. While the locations of front yard trees are determined at the time of planting based on the home’s location on the lot, underground utilities, etc, the locations of the front yard trees as shown on the landscape plan must be revised to be outside of the easements prior to City Council consideration of the preliminary plat. At this time, a location for a monument sign is not shown on the preliminary plat. If planned, a monument sign must located within an outlot or on private property. The following is a summary of streets proposed with the Kyla Crossing 2nd Addition preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated November 10, 2025. Kenwood Trail (CSAH 50) – Kenwood Trail is southwest of and adjacent to the property and is classified as a minor arterial County Highway in the Comprehensive Transportation Plan. Kenwood Trail is a four-lane divided urban roadway with a center 5 median. The Developer is dedicating 31 feet of north half right of way as required by the current Dakota County Plat Needs Map. Kenwood Trail bituminous trails on both sides of the street. Ipava Avenue – Ipava Avenue is east of and adjacent to the property and is designated as a major collector in the City’s Transportation Plan. Adjacent to the plat the street is a four-lane divided urban roadway with a parkway design. No additional right of way for Ipava Avenue is required to be dedicated with the Kyla Crossing 2nd Addition preliminary plat. Driveway access from Lot 9, Block 1 and Lot 9, Block 2 to Ipava Avenue is prohibited. Iris Way – Iris Way will be a 32-foot-wide local street within a 60-foot-wide right-of-way that is extended from its current terminus in the Kyla Crossing development. The five- foot-wide concrete sidewalk along the north side of the street will be extended to connect to the trail along Ipava Avenue. The existing temporary cul-de-sac at the end of Iris Way will be removed and the area restored at the time Iris Way is extended. All streets meet the minimum width and design requirements of the Subdivision Ordinance. The Developer will construct a five-foot-wide concrete sidewalk along one side of Iris Way. No trails are proposed to be constructed with the development. Additional information regarding sidewalk and trail construction is included in the Engineering Memo. The Dakota County Plat Commission reviewed the preliminary plat at their October 8, 2025 meeting and approved the preliminary plat. Kyla Crossing 2nd Addition will be developed in one phase. Proposed grading, drainage, erosion control, and utilities for the Kyla Crossing 2nd Addition preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the November 10, 2025 engineering report prepared by Grace Ellis, Graduate Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. A tree preservation plan was submitted by the Developer that identifies 828 diameter inches of significant trees on site. The tree preservation plan proposes to remove 152 inches (18.4%), which is below the 40% removal threshold for residential developments. Tree replacements calculations are not required for this site. Six lots and one outlot will have at least one tree to be saved. All ‘save’ trees that are damaged or removed during construction must be replaced per the requirements of the tree preservation ordinance. 6 Wetlands. A wetland delineation was completed for the site and has determined that there are no wetlands on the subject site. The 2015 Parks, Trails, and Open Space Plan does not identify a park location in this area. The park dedication requirement will be satisfied through park dedication fees to be paid with the final plat. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their November 19, 2025 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. Community Development Department staff recommends approval of the Kyla Crossing 2nd Addition preliminary plat, Zoning Map amendment, and Comprehensive Plan amendment, subject to the following stipulations: 1. Implementation of the recommendations listed in the November 10, 2025 engineering report. 2. The Comprehensive Plan Amendment is subject to review and approval by Metropolitan Council. 3. Park dedication shall be satisfied with a cash contribution paid with the final plat. 4. The Developer shall construct five-foot-wide concrete sidewalks as shown on the preliminary plat plans. 5. Outlots A, B, and C shall be deeded to the City with the final plat. 6. Driveway access from Lot 9, Block 1 and Lot 9, Block 2 to Ipava Avenue is prohibited. 7. All new local utilities shall be placed underground. 8. Prior to City Council consideration of the preliminary plat, the landscape plan must be revised to remove proposed trees from Outlot B and to revise the locations of the front yard tree to be outside of the drainage and utility easement. Findings of fact for the Zoning Map Amendment and the Comprehensive Plan Amendment are attached for your consideration. Dakota County, Vantor City of Lakeville Location Map Kyla Crossing 2nd Add EXHIBIT A Site Location KEN W O O D T R ( C S A H 5 ) 198TH ST IRELAND WAY IP A V A A V E N U E 201ST ST IRIS W A Y IT A L Y A V E N U E ± P/OS RS-2 RS-2 P/OS RS-3 RS-4 RM-2 O-R C-3 RST-2 RM-1 OP City of Lakeville Zoning Map Kyla Crossing 2nd Addition Proposed Zoning EXHIBIT B KENW O O D T R ( C S A H 5 0 ) 198TH ST IPA V A A V E N U E IRIS W A Y IT A L Y A V E N U E± P/OS RS-2 RS-2 P/OS RS-3 RS-4 RM-2 O-R C-3 RST-2 RM-1 OP Existing Zoning KENW O O D T R ( C S A H 5 0 ) 198TH ST IPA V A A V E N U E IRIS W A Y IT A L Y A V E N U E Subject Property Proposed RST-2 W C LDR MDR PAQP RD RD M/HDR LDR OP L/MDR MDRLDR City of Lakeville Land Use Map Kyla Crossing 2nd Addition Proposed Land Use EXHIBIT C KENW O O D T R ( C S A H 5 0 ) 198TH ST IPA V A A V E N U E IRIS W A Y IT A L Y A V E N U E Proposed LDR ± W C LDR MDR PAQP RD RD M/HDR LDR OP L/MDR MDRLDR Existing Land Use KENW O O D T R ( C S A H 5 0 ) 198TH ST IPA V A A V E N U E IRIS W A Y IT A L Y A V E N U E Subject Property DRAWN BY DATE REVISIONS PL CAD FILE 1. PROJECT NO. 1 SHEET 1 OF 1 W E S T C . R . , S I T E 1 , B R N S V I L L E , N PH O N E . . . PL A N N E R S E N G I N E E R S S R V E Y O R S .. Ja m e s R . H i l l , I n c . A. 11 CITY COENTS Outlot A, WARWEG ADDITION, Dakota County, Minnesota. PROPERTY DESCRIPTION DRAINAGE AND UTILITY EASEMENTS BEING 5 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING RIGHT OF WAY LINES, AS SHOWN ON THIS PLAT. DRAINAGE AND UTILITY EASEMENTSARE SHOWN THUS: KY L A C R O S S I N G S E C O N D A D D I T I O N LA K E V I L L E , I N N E S O T A PR E L I M I N A R Y P L A T FO R TO P A Z , L L C C O N T Y R O A D W E S T , S I T E , B R N S V I L L E , N EXHIBIT D B9 B12 B1 B2 B10 B11 B7E B1 Know what's below.before you dig.Call R EXHIBIT E Know what's below.before you dig.Call R EXHIBIT F B9 B12 B1 B2 B10 B11 B7E SB-1 Know what's below.before you dig.Call R EXHIBIT G B9 B12 B1 B2 B10 B11 B7E Know what's below.before you dig.Call R EXHIBIT H SB-1 Know what's below.before you dig.Call R STORM SEWER SCHEDULE STRUCTURE NO.TYPE BUILD HEIGHT (FEET)STRUCTURE SIZE NEENAH CASTING CBMH-101 CATCH BASIN MANHOLE 3.94 ø R-4342 CBMH-102*CATCH BASIN MANHOLE 8.85 ø R-3067V CBMH-103 CATCH BASIN MANHOLE 3.69 ø R-3067V CB-104 CATCH BASIN 3.50 24"x36"R-3067V CB-105 CATCH BASIN 3.50 24"x36"R-3067V CBMH-201*CATCH BASIN MANHOLE 9.17 ø R-3067V CBMH-202 CATCH BASIN MANHOLE 3.66 ø R-3067V CB-203 CATCH BASIN 3.50 24"x36"R-3067V CB-301 CATCH BASIN 3.50 ø R-4342 OCS-501 OUTLET CONTROL STRUCTURE 6.00 ø SEE DETAIL *STRUCTURE INCLUDES 4-FOOT SUMP EXHIBIT I 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 17, 2025 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: KYLA CROSSING 2ND ADDITION The Dakota County Plat Commission met on October 8, 2025, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 50 (Kenwood Tr.) and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed site includes 18 single family lots. Access to the site is from Iris Way via Ipava Avenue with no access to CSAH 50. The right-of-way needs for a future 4-lane divided roadway are 75 feet of half right of way. The plat should dedicate additional right of way along CSAH 50, which includes 31-foot strip from the southwesterly line of Outlot B. Restricted access should be shown along all of CSAH 50. A quit claim deed for restricted access to Dakota County 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 4, 2025 Traffic volumes on CSAH 50 are 15,100 ADT and are anticipated to be 18,100 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: Bill Ryan, Ryan Real Estate and Rick Osberg, MN Hill EXHIBIT K 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA ZONING MAP AMENDMENT On November 20, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Topaz Properties, LLC for an amendment to the Zoning Map to rezone property from RM-2, Medium Density Residential District to RST-2, Single and Two Family Residential District. The Planning Commission conducted a public hearing on the application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. 1. The subject property is guided for Medium/High Density Residential land use by the 2040 Comprehensive Plan. Topaz Properties, LLC has applied for an amendment to the 2040 Land Use Plan to change the guided land use to Low Density Residential. 2. The subject property is zoned RM-2, Medium Density Residential District. Topaz Properties, LLC has applied for an amendment to the Zoning Map to change the zoning of the property to RST-2, Single and Two Family Residential District. 3. The legal description of the property is: 4. Section 11-3-3.E of the City of Lakeville Zoning Ordinance provides that the Planning Commission shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not limited to, the following factors: Finding: The property is located in Planning District No. 4 of the 2040 Comprehensive Land Use Plan. The proposed Zoning Map amendment will meet policies outlined in Planning District No. 4. Furthermore, Envision Lakeville establishes a set of community values that guide development and implementation of the 2040 Comprehensive Plan, including proving housing options for people of all ages and stages of life. 2 Finding: The subject site is at the northwest corner of Ipava Avenue and Kenwood Trail, adjacent to a single-family neighborhood. The proposed single-family development is consistent with the present and future land uses in the area. Finding: The proposed single-family development complies with the requirements of the Zoning Ordinance, Subdivision Ordinance, and City Code. Finding: The subject site is within the MUSA and is served within the existing public service capacity for the development. The proposed use will not overburden the City’s service capacity. Finding: The subject site is accessed by Ipava Avenue and Iris Way, which can serve the proposed development. The streets accessing the property have adequate capacity to accommodate traffic generated by the proposed development. 5. The planning report dated November 10, 2025 prepared by Kris Jenson, Planning Manager, is incorporated herein. The Planning Commission recommends that the City Council approve the Zoning Map amendment, subject to Metropolitan Council approval of the Comprehensive Plan Amendment. BY:_________________________________ Christine Zimmer, Chair 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA 2040 COMPRHENSIVE PLAN AMENDMENT FINDINGS OF FACT AND RECOMMENDATION TOPAZ PROPERTIES, LLC On November 20, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Topaz Properties, LLC to consider an amendment to the 2040 Land Use Plan map of the 2040 Comprehensive Plan. The Planning Commission conducted a public hearing on the application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. 1. The subject property is guided for Medium/High Density land uses in the 2040 Comprehensive Land Use Plan. Topaz Properties, LLC has applied for an amendment to the 2040 Comprehensive Land Use Plan to change the guided land use to Low Density Residential. 2. The legal description of the property is: 3. The 2040 Comprehensive Plan provides that the Planning Commission shall consider possible effects of the proposed amendment with its judgment to be based upon, but not limited to, the following factors: 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 property is located in Planning District No. 4 of the 2040 Comprehensive Land Use Plan. The proposed comprehensive plan amendment will meet policies outlined in Planning District No. 4. Furthermore, Envision Lakeville establishes a set of community values that guide development and implementation of the 2040 Comprehensive Plan, including proving housing options for people of all ages and stages of life. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed single family, low density residential use is compatible with the single-family residential character of the abutting neighborhood. 2 c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed low density residential land use and site improvements illustrated on the civil plans are consistent with the zoning and subdivision ordinances. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject site is within the MUSA and will be served by existing sanitary sewer and water services. The proposed 18-lot, single family development is not considered premature and will not overburden the City’s service capacity.. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The subject site is accessed by Ipava Avenue and Iris Way, which can serve the proposed development. The streets accessing the property have adequate capacity to accommodate traffic generated by the proposed use. The planning report dated November 10, 2025 prepared by Kris Jenson, Planning Manager is incorporated herein. The Planning Commission recommends that the City Council approve the Comprehensive Plan amendment subject to the approval of the Metropolitan Council. BY:_________________________________ Christine Zimmer, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Planning Manager Grace Ellis, Graduate 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 November 10, 2025 Kyla Crossing 2nd Addition • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review Topaz, LLC has submitted a preliminary plat named Kyla Crossing 2nd Addition. The proposed subdivision is located north of and adjacent to Kenwood Trail (CSAH 50) and west of and adjacent to Ipava Avenue. The parent parcels consist of Outlot A, Warweg Addition and is zoned RM-2 (Medium Density Residential) and is proposed to be zoned RST-2 (Single and Two-Family Residential). The preliminary plat consists of eighteen (18) single-family lots within two (2) blocks, and three (3) outlots on 7.64 acres. The outlots created with the preliminary plat shall have the following use: Outlot A: Stormwater management basin; to be deeded to the City (1.27 acres) Outlot B: Stormwater management basin; to be deeded to the City (0.15 acres) Outlot C: Stormwater management basin; to be deeded to the City (0.07 acres) The proposed development will be completed by: KKYYLLAA CCRROOSSSSIINNGG 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT NNOOVVEEMMBBEERR 1100 ,,22002255 PPAAGGEE 22 OOFF 55 Developer: Topaz, LLC Engineer/Surveyor: James R. Hill, Inc. The Kyla Crossing 2nd Addition site consists of undeveloped agricultural land. The parent parcel generally drains south to north. Kenwood Trail (CSAH 50) Kyla Crossing 2nd Addition is located north of and adjacent to Kenwood Trail, a minor arterial County highway, as identified in the City’s Transportation Plan. Kenwood Trail is currently constructed as a four-lane divided urban roadway with a center median. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a four-lane divided 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 October 8, 2025 meeting upon meeting the described conditions in the plat commission letter. Ipava Avenue Kyla Crossing 2nd Addition is located west of and adjacent to Ipava Avenue, a major collector roadway, as identified in the City’s Transportation Plan. Ipava Avenue is currently constructed as a four-lane divided urban roadway with a center median adjacent to the plat. Ipava Avenue has the necessary right-of-way adjacent to the plat area and no additional right-of-way dedication is needed. The Developer is proposing one full access intersection to Ipava Avenue with the development improvements. Iris Way (Local Road) Development of Kyla Crossing 2nd Addition includes the construction of Iris Way, a local roadway. Iris 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. Iris Way will provide a connection and access to Ipava Avenue. Construction traffic access and egress for grading, utility and street construction will be from Ipava Avenue. Access to the existing adjacent local roadways shall not be permitted for the construction. KKYYLLAA CCRROOSSSSIINNGG 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT NNOOVVEEMMBBEERR 1100 ,,22002255 PPAAGGEE 33 OOFF 55 PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDD EEWWAALLKKSS The City’s Parks, Trails and Open Space Plan does not designate a park within Kyla Crossing 2nd Addition. The Park Dedication requirement has not been collected on the parent parcel and shall be satisfied through a cash contribution with the final plat. Development of Kyla Crossing 2nd Addition includes the construction of public sidewalks. Five-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of all local streets. Kyla Crossing 2nd Addition is located within subdistricts ML-70000 and ML-70215 of the Lake Marion sanitary sewer district as identified in the City’s Sanitary Sewer Comprehensive Plan. Development of Kyla Crossing 2nd Addition 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 Empire Wastewater Treatment Facility monitored by meter M649. The Sanitary Sewer Availability Charge has not been collected on the parent parcel 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 Kyla Crossing 2nd Addition includes the extension of public watermain. 8-inch watermain will be extended within the development to provide water service to the subdivision. Kyla Crossing 2nd Addition is located within subdistrict SC-080 of the South Creek stormwater district as identified in the City’s Water and Natural Resources Management Plan. Development of Kyla Crossing 2nd Addition includes the construction of two and expansion of one publicly owned and maintained stormwater management basins to collect and treat the stormwater runoff generated from the site. The northern two basins outlet to the existing basin north of the platted area. The southern basin will expand the existing basin that collects runoff from Kenwood Trail. The stormwater management basins will be located within Outlots A and B which will be deeded to the City with the final plat. The stormwater basin design shall be shown as consistent with City requirements prior to recording of the final plat. KKYYLLAA CCRROOSSSSIINNGG 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT NNOOVVEEMMBBEERR 1100 ,,22002255 PPAAGGEE 44 OOFF 55 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. Kyla Crossing 2nd Addition contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. Development of Kyla Crossing 2nd Addition 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 Outlots A and B. Draintile construction is required in areas of non-granular soils within Kyla Crossing 2nd Addition 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 Kyla Crossing 2nd Addition final plat. Kenwood Trail is a minor arterial and Ipava Avenue 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 Ipava Avenue consistent with the Zoning Ordinance. None of the lots in Block 2 are directly adjacent to Kenwood Trail, so buffer yard plantings are not required, though the landscape plan shows proposed plantings at the rear of Lots 4-9, Block 2 and Outlot B. Trees intended for buffer purposes within Outlot B must be relocated to the rear of Lots 1-3, Block 2. 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. Kyla Crossing 2nd Addition is shown on the Flood Insurance Rate Map (Map No. 27037C0192E) 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. KKYYLLAA CCRROOSSSSIINNGG 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT NNOOVVEEMMBBEERR 1100 ,,22002255 PPAAGGEE 55 OOFF 55 WWEETTLLAANNDDSS A wetland delineation was completed for the site. The Notice of Application was sent out September 12, 2025. Based on the onsite review, information provided in the wetland application for the areas outlined in the report, the application has been determined to be acceptable for use in implementing the Wetland Conservation Act and no wetlands were found to be located in the project boundaries. The Tree Preservation Plan for Kyla Crossing 2nd Addition identifies a total of 828 diameter inches of significant trees on the site. Of these, 152 inches of significant trees are proposed to be removed. This is a proposed removal rate of 18.4%, below the 40% removal threshold for the site. The replacement tree calculation is not required for this project. Plans show six individual lots with at least one tree to be saved, and one outlot with at least one tree to be saved. Tree protection measures are to be installed prior to, and maintained throughout, construction. The removal of trees marked to be saved will require replacement planting as defined in the tree preservation ordinance. The Developer is responsible for obtaining an MPCA Construction Permit for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction must be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required shall be installed and maintained by the developer. Engineering recommends approval of the preliminary plat, grading and erosion control plan, and utility plan for Kyla Crossing 2nd Addition, subject to the requirements and stipulations within this report.