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HomeMy WebLinkAboutItem 05a - Kenwood Hills 4th Addition Prelim and Final PlatCity of Lakeville Community Development Memorandum To: Planning Commission From: Kris Jenson, Planning Manager Date: July 29, 2026 Subject: Packet Material for the August 6, 2026 Planning Commission Meeting Agenda Item: Kenwood Hills 4th Addition preliminary and final plat, development stage plan, and easement vacation Action Deadline: August 18, 2026 BACKGROUND Chuck Ryan, on behalf of the Kenwood Hills Homeowner’s Association (HOA) has applied for a preliminary and final plat, development stage plan, and easement vacation to allow the addition of one detached townhome lot within the existing Kenwood Hills subdivision to be known as Kenwood Hills 4th Addition. The Kenwood Hills subdivision is located west of Kenwood Trail (CSAH 50), along Jurel Way. The Kenwood Hills 4th Addition preliminary and final plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, and the Parks, Recreation and Natural Resources Committee. EXHIBITS A. Aerial Map B. Zoning Map C. Certificate of Survey D. Preliminary Plat E. Final Plat F. Preliminary Grading Plan G. Preliminary Utility Plan H. Plat Commission Letter 2 PLANNING ANALYSIS PRELIMINARY PLAT Existing Conditions. The site was previously encumbered with a pipeline easement that bisected the parcel. The pipeline was abandoned and Centerpoint Energy released the pipeline easement in early 2024. Consistency with the Comprehensive Plan. The Kenwood Hills 4th Addition property is located in Planning District 1 of the 2040 Comprehensive Plan, which guides the subject property for low/medium density residential development. MUSA. The Kenwood Hills 4th Addition preliminary and final plat area is located within the current MUSA. TOWNHOME DEVELOPMENT STANDARDS Lot Requirements. The following minimum requirements for townhome building setbacks in the Kenwood Hills PUD: Yard Minimum Setback The proposed unit lot shown on the Kenwood Hills 4th Addition preliminary and final plat has sufficient area to accommodate the townhome unit. Section 11-57-15.B of the Zoning Ordinance establishes the maximum development density for detached townhouses by requiring a minimum of 5,000 square feet of lot area per dwelling unit. The current average lot area for Lots 1-7, Block 2, Kenwood Hills 3rd Addition has an average of just over 11,0000 square feet per unit; with the addition of one detached townhome unit, the average area per unit remains just over 9,500 square feet, which exceeds the minimum lot area per unit requirements. HOA. The newly created unit lot and common area lot must be incorporated into the existing Kenwood Hills Homeowner’s Association and proof of such must be provided prior to a building permit being issued for the unit lot. Exterior Materials. Each unit must meet the requirements of Section 11-57-19.B.3, which requires a variation in building materials that are to be distributed throughout the building elevations and coordinated in the architectural design of the structure. Tree Inventory. The City Forester has determined that site does not include any significant trees, nor does the area within the proposed grading limits that extends into the adjacent City outlot, so a tree preservation plan is not required. Any trees outside the grading limits that are damaged or removed during construction will require replacement in accordance with the Tree Preservation Ordinance (11-21-11). 3 Prior to City Council consideration of the preliminary and final plat, a notation must be added to the grading plat that there are no significant trees within the limits of construction. Landscaping. Landscaping will be required at the foundation of the townhome unit. Outlot. There are no outlots in the Kenwood Hills 4th Addition plat. Streets. The following is a summary of streets adjacent to the Kenwood Hills 4th Addition preliminary and final plat. Additional detailed information is outlined in the Engineering Division memorandum dated July 29, 2026. Kenwood Trail (CSAH 50) is located immediately east of the Kenwood Hills 4th Addition plat. Right of way was dedicated and restricted access was deeded with the Kenwood Hills 3rd Addition final plat. No additional right of way is required. Jurel Way is a local residential street that is 32-feet-wide within a 60-foot-wide right of way with a sidewalk on one side of the street that will provide access to the unit lot. Sidewalks/Trails. A sidewalk is currently located on the other side of Jurel Way; no additional sidewalk is planned to be constructed with this plat. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Kenwood Hills 4th Addition preliminary and final 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 July 29, 2026 engineering report prepared by Grace Ellis, Graduate Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary and final plat. Wetlands. There are no wetlands within the plat boundary. The wetland buffer within the city outlot will be disturbed by grading activity; the buffer must be re-established with native vegetation. A security will be collected with the final plat to ensure the work is completed. Park Dedication. Park dedication has not been collected on the parent parcels and will be satisfied through a cash contribution of $4,087 to be paid at the time of final plat. Plat Commission. The Dakota County Plat Commission reviewed and approved the preliminary and final plat at their July 29, 2026 meeting. The Plat Commission letter is included as Exhibit H. Easement Vacation. Lot 7, Block 2, Kenwood Hills 3rd Addition includes a blanket drainage and utility easement over the lot. This easement must be vacated to allow a new unit lot to be created. A new blanket easement is shown on Lot 2, Block 1, Kenwood Hills 4th Addition, which is the new common area lot. RECOMMENDATION Community Development Department staff recommends approval of the Kenwood Hills 4th Addition preliminary and final plat, development stage PUD, and easement vacation, subject to the following stipulations: 4 1. Implementation of the recommendations listed in the July 29, 2026 engineering report. 2. Park dedication shall be satisfied with a cash contribution of $4,087 to be paid with the final plat. 3. Lots 1 and 2, Block 1, Kenwood Hills 4th Addition must be added to the existing Kenwood Hills HOA and documentation must be established for maintenance of Lot 2, Block 1. 4. A security must be submitted with the final plat to guarantee the establishment of native vegetation with the area of the wetland buffer on Outlot A, Kenwood Hills 3rd Addition. 5. Prior to City Council consideration of the preliminary and final plat, a notation must be added to the grading plat that there are no significant trees within the limits of construction. Dakota County, Microsoft, Vantor City of Lakeville Location Map Kenwood Hills 4th Addition JUREL W A Y KE N W O O D T R ( C S A H 5 0 ) Subject Property EXHIBIT A± JAGUAR P A T H City of Lakeville Location Map Kenwood Hills 4th Addition JUREL W A Y KE N W O O D T R ( C S A H 5 0 ) Subject Property EXHIBIT B± JAGUAR P A T H c 7OFKENWOOD HILLS 4TH ADDITION LAKEVILLE, MINNESOTA 03-27-2026 NAP AJA Name Reg. No.Date Revisions Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-15-2025 John M. Molinaro 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 EX-SURV-125180-BASE.DWG KENWOOD HILLS, HOA 2.01CERTIFICATE OF SURVEY EXHIBIT C c 7OFKENWOOD HILLS 4TH ADDITION LAKEVILLE, MINNESOTA 03-27-2026 NAP AJA Name Reg. No.Date Revisions Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 10-15-2025 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 125180-PREPLAT.DWG KENWOOD HILLS, HOA 3.01PRELIMINARY PLAT EXHIBIT D CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS EXHIBIT E CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS Front: Garage foundation to R-O-W = 20 House foundation to R-O-W = 20 Side = 10 Rear = 30 Corner = 25 SETBACKS PUD Wetland Buffer Preserve = 50'Manage 1 = 25' Lowest Opening = EOF+1' Lowest Floor = HWL+3' Front With Sidewalk: Garage foundation to R-O-W = 25 House foundation to R-O-W = 20 Corner Collector = 50 Manage 2 = 17' Wetland Buffer Setback: Rear = 20 Side = 10 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 7OFKENWOOD HILLS 4TH ADDITION LAKEVILLE, MINNESOTA 03-27-2026 NAP AJA Name Reg. No.Date Revisions Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 10-15-2025 John M. Molinaro KENWOOD HILLS, HOA 01-ENG-125180-SHEET-GRAD 4.01PRELIMINARY GRADING 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 7OFKENWOOD HILLS 4TH ADDITION LAKEVILLE, MINNESOTA 03-27-2026 NAP AJA Name Reg. No.Date Revisions Date Designed Drawn 2026 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 10-15-2025 John M. Molinaro KENWOOD HILLS, HOA 01-ENG-125180-SHEET-UTIL 5.01PRELIMINARY UTILITY PLAN EXHIBIT G Dako ta 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 July 30, 2026 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: KENWOOD HILLS 4TH ADDITION The Dakota County Plat Commission met on July 29, 2026, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 50 (Kenwood Trail) and is therefore subject to the Dakota County Contiguous Plat Ordinance. This residential site includes a replat of Lot 7, Block 2, KENWOOD HILLS 3RD ADDITION. There was a pipeline easement though the common area of Lot 7 that has since been abandoned, and the HOA is proposing to add an additional housing unit in that location. Access to the site is from Jurel Way, a city street. Restricted access is shown along CSAH 50 per document 3286851. The Plat Commission has approved the preliminary and final plat and will recommend approval to the County Board of Commissioners meeting on September 1, 2026. Traffic volumes on CSAH 50 are 18,700 ADT and are anticipated to be 34,000 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: EXHIBIT H City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Planning Manager From: 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 July 29, 2026 Kenwood Hills 4th Addition • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review Homestead Partners (AKA HP Holdings, LLC) has submitted a preliminary plat named Kenwood Hills 4th Addition. The proposed development is located within the existing Kenwood Hills subdivision along Jurel Way, west of and adjacent to Kenwood Trail (CSAH 50), and north of 185th Street (CSAH 60). The preliminary plat consists of one (1) detached townhome lot within one (1) block. The proposed development will utilize existing public infrastructure and will become part of the existing Kenwood Hills Homeowner's Association. The proposed 0.917-acre development will be completed by: Developer: Homestead Partners Engineer: Pioneer Engineering KKEENNWWOOOODD HHIILLLLSS 44TTHH AADDDDIITTIIOONN JJUULLYY 2277,, 22002266 PPAAGGEE 22 OOFF 55 SSIITTEE CCOONNDDIITTIIOONNSS The parent parcel (PID No. 224163202070) consists of vacant land located within the existing Kenwood Hills subdivision. The property was previously encompassed by a pipeline easement which was released by CenterPoint Energy in 2024 following abandonment of the pipeline. Existing residential development surrounds the site. The property contains existing landscaping and significant trees, with drainage generally flowing northeast to the southwest towards Kachina Court. The parent parcels contain existing public and private easements. The following easements will be vacated and reestablished with the final plat: • Drainage and Utility Easement dedicated per Kenwood Hills 3rd Addition plat. Kenwood Trail (CSAH 50) Kenwood Hills 4th Addition is located west of and adjacent to Kenwood Trail. Kenwood Trail adjacent to the site is a four-lane divided urban roadway, with a continuous concrete center median. Dakota County controls the right-of-way requirements and access locations along Kenwood Trail. 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. Jurel Way Jurel Way was constructed as part of the Kenwood Hills 3rd Addition and is identified as a minor collector roadway in the City's Transportation Plan. The roadway consists of a 32-foot- wide, two-lane urban street with an existing 5-foot-wide concrete sidewalk along the north side extending to Kenwood Trail (CSAH 50). The proposed preliminary plat does not include construction of any new public or private streets. Access to the proposed detached townhome lot will be provided from the existing public street system via Jurel Way. Construction traffic associated with grading, utility, and street construction shall use the single rock construction entrance on Kenwood Trail for site access and egress. Any damage to public streets, sidewalks, boulevards, or utilities resulting from construction activities shall be repaired by the Developer at the Developer's expense. KKEENNWWOOOODD HHIILLLLSS 44TTHH AADDDDIITTIIOONN JJUULLYY 2277,, 22002266 PPAAGGEE 33 OOFF 55 PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDD EEWWAALLKKSS No new public sidewalks or trails are proposed with this development. Existing sidewalks along Jurel Way will continue to serve the site. The Park Dedication Fee has not been collected on the parent parcel and shall be satisfied through a cash contribution paid with the final plat at the rate in effect at the time of approval. Kenwood Hills 4th Addition is located within subdistrict OL-56110 of the Orchard Lake sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the Metropolitan Council Environmental Services M649 Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The proposed detached townhome lot will be served by the existing public sanitary sewer system within the Kenwood Hills development. Existing downstream public sanitary sewer facilities have sufficient capacity to serve the proposed development. The proposed sanitary sewer typical house service will connect into the existing public sanitary sewer main. The proposed detached townhome lot will be served by the existing public watermain within the Kenwood Hills development. The proposed water service connection will connect to the existing public watermain, consistent with the City's Water Plan. Final locations and sizes of all public watermain and sanitary sewer facilities will be reviewed and approved by City staff as part of the final construction plan review. There are no existing overhead utility lines or poles within the development area. All new utility services shall be installed underground. Kenwood Hills 4th Addition is located within Subdistrict ML-010 of the Marion Lake Stormwater District, as identified in the City's Water and Natural Resources Management Plan. Development of Kenwood Hills 4th Addition must include the grading necessary to accommodate the proposed detached townhome lot. Stormwater runoff generated by the development will be conveyed to the existing public stormwater management facilities within the Kenwood Hills development. KKEENNWWOOOODD HHIILLLLSS 44TTHH AADDDDIITTIIOONN JJUULLYY 2277,, 22002266 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 must 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. A National Pollutant Discharge Elimination System (NPDES) General Stormwater Permit shall be obtained if required by the Minnesota Pollution Control Agency. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. Development of Kenwood Hills 4th Addition does not include the construction of a public storm sewer system. Existing public storm sewer infrastructure within the Kenwood Hills development will collect and convey stormwater runoff from the proposed development. Drain tile construction is required in areas of non-granular soil for street sub cuts and residential lots. Any additional drain tile construction, including perimeter foundation drain tile determined to be necessary during construction, shall be installed and financed by the Developer. The Trunk Storm Sewer Area 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 final plat approval. The site is shown as Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM No. 27037C0213E, effective December 2, 2011). Based on this designation, no portion of the plat is located within a Special Flood Hazard Area (SFHA). There are no wetlands located on the site. The developer is disturbing the wetland buffer area in the city owned outlot. The wetland buffer must be reestablished and actively managed to ensure that its native vegetation is established. A maintenance plan of establishment of the buffer must be submitted to the City for review and approval prior to a building permit being issued. A security of $25,000 will be held with the final plat until the buffer is established and accepted by the City. Any natural areas signs removed during the process will be replaced by the developer. There are no significant trees located on the platted area. A tree preservation plan is not required. KKEENNWWOOOODD HHIILLLLSS 44TTHH AADDDDIITTIIOONN JJUULLYY 2277,, 22002266 PPAAGGEE 55 OOFF 55 Any trees outside the grading limits that are damaged or removed during construction will require replacement in accordance with the Tree Preservation Ordinance (11-21-11). The Developer is responsible for obtaining an MPCA Construction Permit for the site as well as developing a SWPPP (Stormwater Pollution Prevention Plan) for the site prior to construction. The SWPPP must be submitted and approved by the City prior to any site work. The permit requires that all erosion and sediment BMPs be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures require shall be installed and maintained by the Developer. The MS4 Administration Fee has not been collected for the parent parcel and will be due with the final plat. The developer shall provide construction cost estimates prior to City Council consideration so the fee can be calculated. Engineering recommends approval of the Kenwood Hills 4th Addition preliminary plat, grading plan, erosion control plan, and utility plan subject to the requirements and stipulations within this report.