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HomeMy WebLinkAboutItem 05a-Haven at Lake Marion-Prelim Plat, CUP, etc 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com MEMORANDUM TO: Kris Jenson FROM: D. Daniel Licht DATE: 8 April 2026 RE: Lakeville – Haven at Lake Marion TPC FILE: 135.01 BACKGROUND Progressive, LLC is proposing development of 51 dwelling units on 21.3 acres of land located at the southwest corner of Kenwood Avenue (CSAH 50) and Ipava Avenue. The proposed development requires consideration of applications for a Comprehensive Plan amendment guiding the property for a single residential land use category; Zoning Map rezoning portions of the property to RST-2 District; a Conditional Use Permit for Planned Shoreland Development; Preliminary Plat; and Vacation of existing public right-of-way. The developer hosted a neighborhood meeting on 10 December 2025 to provide the public an opportunity to receive information regarding the proposed development and ask questions. This meeting was held at the Water Treatment Plant. City staff was also present at the neighborhood meeting. A public hearing to consider the applications was originally noticed for 19 March 2026. The public hearing was tabled at that meeting at the applicant’s request as they considered revisions to the preliminary plat. A new public hearing notice for the preliminary plat was published for the 16 April 2026 meeting, the remaining applications remain tabled from that meeting. Exhibits: A. Site location map B. Existing and Proposed 2040 Land Use Plan C. Existing and Proposed Zoning Map D. Existing Conditions E. Preliminary Plat F. Removals plat G. Site plan (2 pages) H. Wetland plan I. Flood plain impact & mitigation plan J. Grading plan (2 pages) K. Sanitary sewer and watermain plan L. Storm sewer plan M. Landscape Plan N. Tree preservation plan (2 sheets) O. PUD density and open space P. Right of way vacation areas ANALYSIS Existing Conditions. The subject property is 21.3 acres in area and undeveloped. The existing conditions survey identifies that there are several encroachments upon the subject property from adjacent lots. City staff recommends that as a condition of preliminary plat approval, all encroachments of structures belonging to abutting property owners be removed from the subject property. Comprehensive Plan. The Comprehensive Plan guides the subject property for Low Density Residential Land Use (0.1-3 du/ac.), Low-to-Medium Density Residential (4-5 du/ac.), and Medium Density Residential (4-7 du/ac.). The subject property, not including Outlot A shown on the preliminary plat, needs to be guided to a single residential land use category set forth by the 2040 Land Use Plan. Based upon the proposed density of the development as 3.77 dwelling units per acre, the subject property is recommended to be guided for Low-to-Medium Density Residential land uses. Zoning. The subject property is zoned RS-3, Residential Single Family District, RST-2, Residential Single and Two Family District, and RM-1, Residential Medium Density District. Detached townhouse and two family dwellings as proposed on the preliminary plat are allowed within the RST-2 District and the RM-1 District. It is recommended that Zoning Map be amended to rezone Lots 1-16, Block 1 and Lots 1-35, Block 2 as RST-2 District. Outlot A as shown on the preliminary plat will remain zoned RS-3 District to allow for potential future platting of a lot for a single family dwelling. Shoreland. The subject property is also within the Shoreland Overlay District of Lake Marion. This portion of Lake Marion is classified as a Recreational Lake as set forth in Section 11-102-9.C of the Zoning Ordinance. Section 11-102-13.A.1 of the Zoning Ordinance establishes minimum lot requirement for development within the Shoreland Overlay District:  Single family lots: 20,000sf. riparian / 15,000sf. non-riparian  Two family lots: 26,000sf. non-riparian Section 11-102-21 of the Zoning Ordinance allows deviation from the minimum Shoreland Overlay District lot requirement by approval of a Conditional Use Permit for a planned shoreland development to allow for development of the detached townhouses and twin homes within Blocks 1 and 2, subject to the following provisions.  Section 11-102-21.B of the Zoning Ordinance requires a minimum of 50 percent of the subject property be preserved as open space. Open space for the purpose of this section includes outlots established for stormwater basins, wetlands and wetland buffers, and landscaped yards within individual lots.  Section 11-102-21.B.6 further requires that 70 percent of the Shoreland Impact Zone, defined as land located between the ordinary high water level of a public water and a line parallel to it at a setback of 50 percent of the structure setback, be protected as open space. The shoreland impact zone applies only to wetlands and wetland buffers within Outlot B, which is to be deeded to the City.  Section 11-102-21.D of the Zoning Ordinance outlines the methodology for a density tier analysis to determine the maximum number of dwelling units that can be developed within Blocks 1 and 2. Sheet P1 of the submitted plans includes the tiered density calculation required by the Zoning Ordinance and indicates that the number of dwelling units within each tier and the overall number of dwelling units is within the density allowed. Outlot A is 25,173 square feet in area. To be platted as a lot in the future, it must be verified that the net area of Outlot A exceeds 20,000 square feet in compliance with Section 11-17-21.B of the Zoning Ordinance. Floodplain. Portions of the subject property are within the 100-year Floodplain, including all of Outlot A. Platting Outlot A as a buildable lot will require that the subdivider demonstrate that the requirements of Section 11-101-13.B of the Zoning Ordinance regarding development standards for floodplain areas complied with. The developer must also verify that the elevation of Italy Avenue complies with Section 11-101-13.E.1 of the Zoning Ordinance providing vehicular access to Outlot A at or above an elevation not more than two feet below the regulatory flood protection elevation for the property to be platted as a buildable lot. Surrounding Uses. The subject property is surrounded by the existing and planned land uses shown in the table below. Development of the subject property with twin homes at the perimeter of the preliminary plat and potential development of Outlot A as a single family lot, presents no compatibility concerns with surrounding uses. Direction Land Use Plan Zoning Map Existing Use Lot Requirements. Section 11-57-13.B of the Zoning Ordinance requires a minimum of 5,000 square feet of lot area per dwelling unit. The preliminary plat has 8,669 square feet of lot area for the 51 dwelling units and two base lots which complies with the requirements of the RST-2 District. Setbacks. The table below summarizes the setbacks required for the dwelling units within Blocks 1 and 2 of the proposed preliminary plat. The setbacks shown on the preliminary site plan (Sheets 5.01 and 5.02) for the detached townhomes and twin homes comply with the RST-2 setback requirements. ROW Between Buildings Base Lot Ipava Avenue 14ft. 10ft. 50ft. Right-of-Way/Streets. The subject property abuts railroad right-of-way and Kenwood Trail (CSAH 50) along its north line, Ipava Avenue along its east line, and 201st Street along its south line. The preliminary plat does not include dedication of additional right-of-way at the boundary of the plat for these streets. Italy Avenue terminates in a dead end at the southwest corner of the subject property. The area proposed on the preliminary plat as Outlot A has frontage along the west side of Italy Avenue. The preliminary plat provides for dedication of right-of-way and construction of a cul-de-sac turnaround meeting the requirements of Section 10-4-3.S of the Subdivision Ordinance eliminating a non-conforming terminus of Italy Avenue. The length of Italy Avenue with the cul-de-sac turnaround complies with the 600 foot limit established by Section 10-4-3.S.3 of the Subdivision Ordinance. The preliminary plat dedicates right-of-way for public streets to be constructed within the subdivision for access to the proposed detached townhouses and twin homes. The proposed right-of-way completes a public street connection between 201st Street and the east terminus of Itasca Lane at the northwest corner of the subject property. The proposed right-of-way is 60 feet wide as required for a local street by Section 10-4-3.P of the Subdivision Ordinance. The submitted plans include construction section designs for Itasca Lane as a 32 foot wide street. Street A and Street B are cul-de-sac streets with a 60 foot wide right-of-way and 60 foot radius turnaround at the terminus end. Both cul-de-sac streets comply with the minimum depth requirement of 150 feet and limit of 600 feet. The cul-de-sac streets are to be 32 feet wide with a 46 foot radius paved turnaround end. All right-of-way dedication and street construction plans are subject to review and approval of the City Engineer. City staff has discussed the need to establish a parking plan for Italy Avenue and Itasca Lane north of 201st Street to limit overflow parking from Antlers Park entering into the residential neighborhood. This plan will be developed and implemented concurrent with final plat consideration. Pedestrian Access. There are existing trails on the south side of Kenwood Trail (CSAH 50), west side of Ipava Avenue, and a portion of the south side of 201st Street surrounding the preliminary plat. The street section plans for the preliminary plat include a sidewalk on the west and south side of Itasca Lane as required by Section 10-4-3.H of the Subdivision Ordinance There is also a sidewalk to be added on the north side of 201st Street from Itasca Lane to Ipava Avenue. Sidewalk plans are to be subject to review and approval of the City Engineer. Tree Preservation. Section 11-21-11 of the Zoning Ordinance establishes requirements for tree preservation. The developer has prepared an inventory of existing trees within the subject site. The tree inventory and tree preservation plan for the proposed development. The City Forester has reviewed the tree preservation and determined it complies with the Zoning Ordinance. Landscaping. Section 11-57-19.G of the Zoning Ordinance establishes landscape standards for detached townhome and twin home uses within the RST-2 District. A landscape plan has been submitted for the proposed preliminary plat and the City Forester is recommending providing additional tree planting west of Lots 6 and 7, Block 2 to screen from existing houses. The landscape plan must also be revised to provide residential buffer yard planting east of Lots 11-16, Block 1 as required by Section 11-21-9.E of the Zoning Ordinance. Stormwater Management. The submitted plans include grading, drainage, and erosion control information. Wetlands within the subject property have been delineated and buffers as required by Section 11-16-13 of the Zoning Ordinance are shown on the submitted plans. All grading, drainage, stormwater management, erosion control, wetland, and floodplain issues are subject to review and approval of the City Engineer. Utilities. The subject property is within the Municipal Urban Service Area (MUSA). Sewer and water utilities are available at the property and a plan for extension to serve the proposed dwelling units has been submitted. All utility plans are subject to review and approval of the City Engineer. Outlots. The preliminary plat includes three outlots. Outlot A is riparian land adjacent to Lake Marion that may be suitable for platting as a single family lot. The developer will retain Outlot A to consider application for preliminary and final plat approval at a future date. Outlot B and Outlot C encompass wetlands, wetland buffers, and stormwater basins and are to be deeded to the City upon final plat approval for stormwater management purposes. The final plat is to designate the outlots to be deeded to the City as Outlot A and Outlot B with the developer retained land designated as Outlot C for long-term record keeping purposes. Park Dedication. The proposed subdivision is subject to dedication for public parks required by Section 10-4-8 of the Subdivision Ordinance. The 2015 Parks, Trails, and Open Space Plan does not identify areas within the subject property to be acquired for public park purposes. As such, park dedication requirements will be satisfied as a cash fee in lieu of land as set forth by Section 10-4-8.J of the Subdivision Ordinance. The cash fee in lieu of land dedication will be determined at the time of final plat approval subject to the fee schedule in effect at that time. All park dedication requirements are subject to review of the Parks, Recreation, and Natural Resources Committee and approval of the City Council. Vacation. There is platted right-of-way within the subject property for Italy Avenue and Nicollet Avenue for streets never constructed. Based on the right-of-way to be platted and construction of Itasca Lane within the preliminary plat, these existing public rights-of-way no longer serve a public purpose. City staff recommends that the rights-of-way be vacated concurrent with approval of a final plat for the subject property. Effect of Approval. Approval of a preliminary plat is valid for one year from the date of City Council action as set forth by Section 10-2-2.D of the Subdivision Ordinance. The developer must submit a final plat application within one year from preliminary plat approval to be processed as outlined by Section 10-2-3 of the Subdivision Ordinance. The developer may request an extension of the preliminary plat approval prior to expiration of the one year period. CONCLUSION The proposed Haven at Lake Marion preliminary plat is consistent with the land use and housing policies of the 2040 Lakeville Comprehensive Plan. Findings of Fact are provided for consideration by the Planning Commission as to the applications for a Comprehensive Plan amendment and Zoning Map amendment. Furthermore, with approval of the requested Comprehensive Plan amendment and Zoning Map amendment, the proposed preliminary plat complies with the requirements of the Zoning Ordinance and Subdivision Ordinance, including the criteria for approval of a Conditional Use Permit for a Planned Shoreland Development. Findings of Fact regarding the Conditional Use Permit application are also provided for review by the Planning Commission. City staff and our office recommend approval of the preliminary plat and Conditional Use Permit subject to the following conditions: 1. The preliminary plat shall be valid for a period of one year from the date of City Council of City Council approval unless an extension is granted in accordance with Section 10-2-2.D of the Subdivision Ordinance. 2. Platting of Outlot A as a buildable lot shall be subject to compliance with Title 11, Chapter 101 of the Zoning Ordinance. 3. All right-of-way dedication and street and sidewalk construction plans shall be subject to review and approval of the City Engineer. 4. All tree preservation issues shall be subject to review and approval of the City Forester. 5. All landscape plans shall be subject to review and approval of the City Forester including, but not limited to, the following: a. Provide additional tree planting west of Lots 6 and 7, Block 2 to screen from existing houses. b. The landscape plan shall be revised to provide residential buffer yard planting east of Lots 11-16, Block 1 as required by Section 11-21-9.E of the Zoning Ordinance. 6. All grading, drainage, stormwater management, erosion control, wetland, and floodplain issues shall be subject to review and approval of the City Engineer. 7. Outlot B and Outlot C (as shown on the preliminary plat) shall be deeded to the City for stormwater management purposes. 8. The final plat shall designate the outlots to be deeded to the City as Outlot A and Outlot B with the developer retained land designated as Outlot C. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The City Council shall consider a resolution approving vacation of existing public right-of-way and drainage and utility easements within the preliminary plat at the time of final plat application. 11. Park dedication requirements shall be satisfied as a cash fee in lieu of land dedication, subject to review of the Parks, Recreation, and Natural Resources Committee and approval of the City Council. 12. All existing encroachments of structures belonging to abutting property owners shall be removed from the subject property. Findings of fact for the Comprehensive Land Use and Zoning Map amendments as well as the conditional use permit are attached for your consideration. c. Justin Miller, City Administrator Tina Goodroad, Community Development Director Zachary Johnson, City Engineer Joe Masiarchin, Parks and Recreation Director Andrea McDowell Poehler, City Attorney ±City of Lakeville Site Location Map Haven at Lake Marion PrePlat, CPA, Rezoning, CUP, & ROW Vacation EXHIBIT A IP A V A A V E Subject Property KENW O O D T R ( C S A H 5 0 ) 202ND ST 198TH ST 201ST STLAKE MARION ITER I P L 199TH ST W LDR LDR LDR MDR P PAQP RD L/MDR C OP MDR W LDR LDR LDR MDR P PAQP RD L/MDR C OP MDR 198TH ST 201ST ST KENW O O D T R ( C S A H 5 0 ) City of Lakeville 2040 Land Use Haven at Lake Marion Proposed Land Use EXHIBIT B Existing 2040 Land Use KENW O O D T R ( C S A H 5 0 ) 198TH ST 201ST ST 199TH ST IPA V A A V E IPA V A A V E 199TH ST ITER I P L ITER I P L L/MDR LDRAmendment Area L/MDR Amendment Area± 198TH ST 201ST ST KENW O O D T R ( C S A H 5 0 ) City of Lakeville Zoning Haven at Lake Marion Proposed Amendment Current Zoning KENW O O D T R ( C S A H 5 0 ) 198TH ST 201ST ST 199TH ST IPA V A A V E IPA V A A V E 199TH ST ITER I P L ITER I P L RS-3 Amendment Area L/MDR Amendment Area RST-2 RST-2 RST-2±EXHIBIT C I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Revisions Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson EX-SURV-124207-BASE.DWG 1. 01-23-2026 City Comments PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 1. 03-06-2026 City Comments 2.01EXISTING CONDITIONS EXHIBIT D c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Revisions Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-124207-BASE.DWG 1. 01-23-2026 City Comments PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 1. 03-06-2026 City Comments 3.01PRELIMINARY PLAT EXHIBIT E I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access 00-ENG-124207-SHEET-DEMO 4.01PRELIMINARY REMOVALS PLAN EXHIBIT F I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access 00-ENG-124207-SHEET-SITE 5.01PRELIMINARY SITE PLAN EXHIBIT G 00-ENG-124207-SHEET-SITE 5.02PRELIMINARY SITE PLAN I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access WETLAND REQUIRED AVERAGE PROVIDED BUFFER NAME BUFFER AREA (S.F.)AREA (S.F.) WETLAND 1 26,264 26,760 WETLAND 2 NA (NO AVERAGING DONE) ALL WETLANDS DESIGNATED "MANAGE I" MINIMUM BUFFER 17.5' AVERAGE BUFFER 35' LEGEND I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access 00-ENG-124207-SHEET-WETL 5.11PRELIMINARY WETLAND PLAN EXHIBIT H 12 CY FILL 16 CY FILL 612 CY FILL 2,700 CY CUT LEGEND I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access 00-ENG-124207-SHEET-FLOOD-IMPACT 5.21PRELIMINARY FLOOD PLAIN IMPACT & MITIGATION PLAN EXHIBIT I I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access 00-ENG-124207-SHEET-GRAD 6.01PRELIMINARY GRADING PLAN EXHIBIT J 00-ENG-124207-SHEET-GRAD 6.02PRELIMINARY GRADING PLAN I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access I hereby certify that this plan 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 c 20OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025 BNM/MBG MBG Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 11-14-2025 John M. Molinaro 1. 01-23-2026 City Comments 45831 PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments4. 04-07-2026 Italy Ave. Access 00-ENG-124207-SHEET-SSWR 9.01PRELIMINARY SANITARY SEWER & WATERMAIN PLAN EXHIBIT K .-STMH-152 RIM: 986.70 BLD:5.76 I 1 INV: 982.00Y, ���1 �er �%---A.110' -15" RCP CL5 @ 2.11% I I I I [Q]I : .I Ai. i'il 1, 1!,-' -15"�I I RCP CL5 @ 0.50% -15" RCP CL5 @ 0.50% ';:.;t}}-�./i��,-��-------- K::::55 I \ / / ) I I I I I e : / � r, /=-----{ \ RIM: 989. 71 i \ BLD: 4.00 1 , INV: 985.71 I I I I I I I I \ "' CB-216 --...._ 1" CB-205 2 RIM. 999. 70 CBMH-154 RIM:990.00 BLD: 4.93 INV: 985.07 ��-,_ • RIM: 993.47 ,,, ,,., p BLD: 4.16--'c-lll �-"'_•· 1,,1,N e�1�L�_:��-�--,L�'--�""' CBMH-204 [JNV:995.5,4 ·•·�RIM: 993.47 CBMH-214 • 3 L---+1--+ BLD: 4.60 =---RIM: 1000.16 STMH-EX-8 RIM: 987.41 BLD: 3.54 / EX. 120' -36" RCP CL3 @ 0.21 % II STMH-200C RIM: 991.69 BLD: 7.56 INV:984.12 II CONSTRUCT PROPOSED STORM MAN HOLE OVER EXISTI NG PIPE SEGMENT & MAKE CONNECTION . CONTRACTOR TO FIELD VERIFY LOCATION & ELEVATION . EX. 127' -36" RCP CL3 @ 0.2 __,--/ / / / / / INV: 988.87 BLD: 5. 79 • ' '. INV: 994.37 J+oo CA 'LANE PI a NEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS -------------------2422 Enterprise Drive Mendota Heights, MN 55120 © 2026 Pioneer Engineering, P .A (651)681-1914Fax: 681-9488www.pioneereng.com I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engmeer under the laws of the State of Minnesota Name Reg. No. John M. Molinaro 45831 Date 11-14-2025 Revisions 1.01-23-2026 City Comments2.03-06-2026 City Comments3.03-31-2026 City Comments4.04-07-2026 Itafy Ave. Access I { H-153 : 989.90 :5.33 984.57 9 5+00 ,- fjj§J 15 Date 11-14-2025De!>igned BNMIMBG Drawn MBG // 0 / / / / / ,_ / I / / / / / / /­/ �/ / ,,,,,,.,,., ,,. WETLAND 2 100-YR BFE=985.0PRELIMINARY STORM SEWER PLAN � ITl -I' )> z 0 I N I PROGRESSIVE, LLC 21025 EDMONTON AVENUE FARMINGTON, MINNESOTA 55024 0 40 160 ! i ! GRAPHIC SCALE 1N FEET BENCH MARK TOP NUT HYDRANT LOCA TIED 120' WEST OF THE I NTERSECTION OF IPAVA A VE. & 201 ST STREET W. NORTH SIDE OF STREET. EL.=994.26 OO-ENG-124207-SHEET-STRM HAVEN AT LAKE MARION 9.lloF 20LAKEVILLE, MINNESOTA EXHIBIT L 1JLT JLT3-31-2026 I hereby certify that this plan 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 44763 Jennifer L. Thompson L1LANDSCAPE PLAN 000-PLAN-124207-SHEET-LAND c OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 1. 01-23-2026 City Comments PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments EXHIBIT M 2JLT JLT3-31-2026 I hereby certify that this plan 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 44763 Jennifer L. Thompson T1TREE PRESERVATION PLAN 000-PLAN-124207-SHEET-TREE c OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 1. 01-23-2026 City Comments PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments TREE PROTECTION DETAIL EXHIBIT N 2JLT JLT3-31-2026 I hereby certify that this plan 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 44763 Jennifer L. Thompson T2TREE PRESERVATION PLAN 000-PLAN-124207-SHEET-TREE c OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 1. 01-23-2026 City Comments PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments 1JLT JLT3-31-2026 I hereby certify that this plan 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 44763 Jennifer L. Thompson P1PUD DENSITY AND OPEN SPACE 0000-PLAN-124207-SHEET-DENSITY c OFHAVEN AT LAKE MARION LAKEVILLE, MINNESOTA 11-14-2025Name Reg. No.Date Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 1. 01-23-2026 City Comments PROGRESSIVE, LLC 21025 EDMONTON AVENUEFARMINGTON, MINNESOTA 55024 2. 03-06-2026 City Comments Revisions 3. 03-31-2026 City Comments EXHIBIT O Sh e e t Description Sketch for:1 o f 1 c 2015 Pioneer Engineering, P.A. Progressive, LLC.CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.com Fax: 681-9488 Cad File: 124207-ROAD VACATION SKETCH.dwg Date: 12-3-25 Folder #: 9055 Drawn by:PJH ’ EXHIBIT P CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA HAVEN AT LAKE MARION COMPREHENSIVE PLAN AND ZONING MAP AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On 16 April 2026, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Progressive, LLC for amendments of the Comprehensive Plan and Zoning Map amendment to change the guided land use and zoning district designation of property to be developed as Haven at Lake Marion. 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. FINDINGS OF FACT 1. The subject property is guided for Medium Density Residential (4-7 du/ac.), Low-to-Medium Density Residential (4-5 du/ac.), and Low Density Residential Land Use (1-3 du/ac.) by the 2040 Comprehensive Plan. The applicant has applied for an amendment to the 2040 Land Use Plan to change the guided land use to Low-to-Medium Density Residential land use for the area of the preliminary plat, not including Outlot A to remain guided Low Density Residential. 2. The subject property is zoned RM-1, Medium Density Residential District, RST-2, Single and Two Family Residential District, and RS-3, Single Family Residential District. The applicant has applied for an amendment to the Zoning Map to change the zoning of the property, not including the area to be platted as Outlot A, to RST-2, Single and Two Family Residential District. 3. The legal description of the property is attached as Exhibit A. 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: 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: Development of the subject property with detached townhomes and twin home dwellings is consistent with the policy of the Comprehensive Pla to “ensure that all new housing adheres to the highest possible standards of planning, design, and construction to ensure livable, sustainable housing choices within Lakeville.” b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The subject property is surrounded by the existing and planned land uses shown in the table below. Development of the subject property with twin homes at the perimeter of the preliminary plat and potential development of Outlot A as a single family lot, presents no compatibility concerns with surrounding uses. Direction Land Use Plan Zoning Map Existing Use c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed preliminary plat complies with the requirements 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: The subject site is within the MUSA and the proposed use can be accommodated within the City’s existing public service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The subject site is accessed by Ipava Avenue designated as a Major Collector street and Itasca Lane and 201st Street designated as local streets by the 2040 Transportation Plan, which have adequate capacity to accommodate traffic generated by the proposed use. 5. The report dated 8 April 2026 prepared by The Planning Company LLC (TPC) is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve amendments to the Comprehensive Plan and Zoning Map, conditioned upon compliance with the planning report prepared by TPC dated 8 April 2026. (remainder of page blank signature follows) DATED: April 16, 2026 LAKEVILLE PLANNING COMMISSION BY: __________________________ Christine Zimmer, Chair EXHIBIT A Lots 1-17, Block 1 and Lots 1-36, Block 2 of the Haven at Lake Marion preliminary plat. 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA HAVEN AT LAKE MARION CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On 16 April 2026, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Progressive, LLC for a Conditional Use Permit to allow a Planned Shoreland Development with the preliminary plat of Haven at Lake Marion. 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. FINDINGS OF FACT 1. The subject property is guided for Low-to-Medium Density Residential (4-5 du/ac.). 2. The subject property is zoned RST-2, Residential Single and Two Family District, and portions of the subject property is within the Shoreland Overlay District of Lake Marion. 3. The legal description of the subject property is attached as Exhibit A. 4. Section 11-4-3.E of the City of Lakeville Zoning Ordinance provides that the Planning Commission shall consider possible effects of the proposed use. Its judgment shall be based upon, but not limited to, the following factors: 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: Development of the subject property with detached townhomes and twin home dwellings is consistent with the policy of the Comprehensive Pla to “ensure that all new housing adheres to the highest possible standards of planning, design, and construction to ensure livable, sustainable housing choices within Lakeville.” b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The subject property is surrounded by the existing and planned land uses shown in the table below. Development of the subject property with twin homes at the perimeter of the preliminary plat and potential development of Outlot A as a single-family lot, presents no compatibility concerns with surrounding uses. 2 Direction Land Use Plan Zoning Map Existing Use North -- -- Railroad ROW East Office Park O-P District Undeveloped South Parks P/OS District Antlers Park West LD Residential RS-3 District Single family homes c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed preliminary plat complies with the requirements of the Zoning Ordinance, including the Shoreland Overlay District. d. 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 the proposed use can be accommodated within the City’s existing public service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The subject site is accessed by Ipava Avenue designated as a Major Collector street and Itasca Lane Avenue and 201st Street designated as local street by the 2040 Transportation Plan, which have adequate capacity to accommodate traffic generated by the proposed use. 5. The report dated 8 April 2026 prepared by The Planning Company LLC (TPC) is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the requested Conditional Use Permit, conditioned upon compliance with the planning report prepared by TPC dated 8 April 2026. (remainder of page blank signature follows) 3 DATED: April 16, 2026 LAKEVILLE PLANNING COMMISSION BY: __________________________ Christine Zimmer, Chair EXHIBIT A LEGAL DESCRIPTION Lots 1-16, Block 1 and Lots 1-35, Block 2, as shown on the Haven at Lake Marion preliminary plat. City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Planning Manager Jonathan Nelson, Assistant City Engineer Mac 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 April 8, 2026 Haven at Lake Marion • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review Progressive, LLC has submitted a preliminary plat named Haven at Lake Marion. The proposed subdivision is located south of and adjacent to Kenwood Trail (CSAH 50) and west of and adjacent to Ipava Avenue. The parent parcels are identified as PID Nos. 2283400030 and 228340000030, currently zoned RST-2, RM-1, and RS-3, and are proposed to be rezoned to RST-2 as part of this development. The preliminary plat consists of fifty-one (51) townhome lots, two (2) common lots, and three (3) outlots on 20.64 acres. The outlots created with the preliminary plat shall have the following use: • Outlot A: Future development; to be retained by the Developer (0.58 acres) • Outlot B: Stormwater management basin; to be deeded to the City (5.18 acres) • Outlot C: Stormwater management basin; to be deeded to the City (1.25 acres) HHAAVVEENN AATT LLAAKKEE MMAARRIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 88,, 22002266 PPAAGGEE 22 OOFF 55 The proposed development will be completed by: Developer: Progressive, LLC Engineer/Surveyor: Pioneer Engineering The Haven at Lake Marion site consists of undeveloped land with existing wetlands and drainage features identified. Existing topography generally drains east to west toward the proposed stormwater management areas located within the site. Existing public utilities are located within adjacent roadway rights-of-way and will be extended to serve the proposed development. There is an existing shed and clothes line identified in the platted area that must be removed and relocated by the adjacent property owners in coordination with the development. The existing trail connecting Italy Avenue and 199th Street will maintain pedestrian access between the two roadways. The site is adjacent to railroad owned and operated right-of-way. Access shall be maintained to existing properties along 201st Street and Italy Avenue throughout construction. There are no public easements with the city that are required to be vacated with the preliminary plat. There is right-of-way that is to be vacated with the preliminary plat. There is no existing or planned city-owned infrastructure within the vacated right-of-way area. Perimeter drainage and utility easements shall be provided with the preliminary and final plat in accordance with city ordinance requirements. Kenwood Trail (CSAH 50) Haven at Lake Marion is located south of Kenwood Trail, a minor arterial roadway, as identified in the City’s Transportation Plan. Kenwood Trail is currently constructed as a four- lane divided urban roadway with a center median. No direct connection is proposed from the development to Kenwood Trail. Ipava Avenue Haven at Lake Marion is located east 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 two-lane urban roadway. Itasca Lane Development of Haven at Lake Marion includes the construction of Itasca Lane, a local roadway. Itasca Lane is designed as a 32-foot-wide urban roadway with sidewalk facilities consistent with City standards. The Developer will dedicate the required right-of-way as shown on the preliminary plat. HHAAVVEENN AATT LLAAKKEE MMAARRIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 88,, 22002266 PPAAGGEE 33 OOFF 55 Street A and Street B Development includes the construction of Street A and Street B, both designed as local cul- de-sac roadways. These streets will be constructed to City standards within dedicated right- of-way and will provide access to adjacent residential lots. Italy Avenue Development includes the construction of a cul-de-sac at the existing northern terminus of Italy Avenue. These streets will be constructed to City standards within dedicated right-of- way and will provide access to adjacent residential lots. Construction traffic access and egress for grading, utility and street construction will be from Ipava Avenue and 201st Street. Access to the existing adjacent local roadways shall not be permitted for the construction. The City’s Parks, Trails and Open Space Plan does not designate a park within Haven at Lake Marion. 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 Haven at Lake Marion includes the construction of public sidewalks. Five- foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of local streets consistent with City Standards. Haven at Lake Marion is located within subdistrict SC-113 of the South Creek sanitary sewer district as identified in the City’s Sanitary Sewer Comprehensive Plan. Development includes the extension of 8-inch public sanitary sewer through the site to serve the proposed lots. Wastewater from the development will be conveyed via existing downstream sanitary sewer infrastructure to the Empire Treatment Facility monitored by meter M649. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall be paid with the final plat at the rate in effect at the time of approval. The Lateral Sanitary Sewer Charge has not been collected on the parent parcel and is required with the final plat. Haven at Lake Marion includes the extension of 8-inch public watermain through the site to provide water service to the subdivision. Watermain sizing and alignment are consistent with HHAAVVEENN AATT LLAAKKEE MMAARRIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 88,, 22002266 PPAAGGEE 44 OOFF 55 the City’s Comprehensive Water System Plan. The Lateral Watermain Charge has not been collected on the parent parcel and is required with the final plat. Haven at Lake Marion is located within subdistricts ML-105, ML-074 and ML-075 of the Lake Marion stormwater district as identified in the City’s Water and Natural Resources Management Plan. Development includes the construction of three (3) publicly owned and maintained stormwater management basins to collect and treat runoff generated from the site. The basins will be located within Outlots B and C, which will be deeded to the City with the final plat. The stormwater management system shall be designed consistent with City requirements with the final plat. The final grading plan shall identify all fill lots where building footings will be placed on fill material. Grading specifications shall indicate that all embankments meet FHA/HUD 79G requirements. 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. Haven at Lake Marion will disturb more than one acre of land. A National Pollutant Discharge Elimination System (NPDES) Construction Permit is required from the Minnesota Pollution Control Agency (MPCA). A copy of the Notice of Stormwater Permit Coverage must be submitted to the City. Haven at Lake Marion includes the construction of public storm sewer systems to collect and convey runoff from public right-of-way and lots to the stormwater management basins within Outlots B and C. Draintile construction is required in areas of non-granular soils 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 shall be paid with the final plat. Ipava Avenue is classified as a major collector roadway per the City’s Transportation Plan. Buffer yards, including berming and/or plantings of a sufficient density to provide a visual screen and buffer a minimum of ten feet in height, shall be provided adjacent to this roadway consistent with the Zoning Ordinance. A certified as-built grading plan of required berms must be approved by the City prior to installation of buffer plantings. HHAAVVEENN AATT LLAAKKEE MMAARRIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 88,, 22002266 PPAAGGEE 55 OOFF 55 FEMA FLOODPLAIN ANALYSIS Haven at Lake Marion is generally shown on the Flood Insurance Rate Map (Map No. 27037C0192E) as Zone X by the Federal Emergency Management Agency (FEMA). There is land shown in undeveloped outlots that is shown as Zone AE. No grading or construction shall be permitted within the area designated as a Special Flood Hazard Area (SFHA) as determined by FEMA. The developer shall coordinate a FEMA LOMA to determine future developability of Outlot A. A wetland delineation was completed for the site by Midwest Natural Resources Inc. The wetland delineation was reviewed and approved 8/19/2025. Two wetlands were identified adjacent to the plat. No wetland impacts are proposed with the plat. All wetland and wetland buffers will be placed in city owned outlots with final plat. The tree removal threshold for the Haven at Lake Marion site is 40%. The revised tree preservation plan dated 01-23-2026 identifies 5,944 significant diameter inches on the property and proposes the removal of 2,897 significant diameter inches, or 48.7%. The required tree replacement is 112.5 diameter inches. Trees as identified as save are to be protected. Tree protection measures are to be installed prior to and maintained during any land disturbance or construction activities. 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 Haven at Lake Marion preliminary plat, grading and erosion control plan, and utility plan, subject to the requirements and stipulations within this report.