HomeMy WebLinkAboutItem 05a - Kenwood Meadows
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
MEMORANDUM
TO: Kris Jenson, Planning Manager
FROM: D. Daniel Licht
DATE: 11 August 2026
RE: Lakeville – Kenwood Meadows; Preliminary Plat
TPC FILE: 135.01
BACKGROUND
Kenwood Meadows, LLC is proposing to subdivide land located along the south side of 172nd Street, west
of Kenwood Trail (CSAH 5). The subject property is a 35.91 acre parcel with frontage to 172nd Street. The
property is currently undeveloped. The preliminary plat proposes subdividing the subject property into
six lots and two outlots. The proposed development requires consideration of applications for a
Comprehensive Plan amendment, preliminary plat, and vacation of an existing street easement. A public
hearing to consider the applications has been noticed for the Planning Commission meeting on 20 August
2026, with published and mailed notice provided required by Minnesota Statutes and the Subdivision
Ordinance to all property owners within 500 feet of the subject property.
The Kenwood Meadows preliminary plat application was submitted on 27 January 2026 and declared
complete on 17 April, 2026, prior to the City Council approving a moratorium on the acceptance of new
residential land use applications on 20 April, 2026, so it is exempt from the moratorium and may be
considered by the Planning Commission and City Council.
Exhibits:
A. Site Location Map
B. Zoning Map
C. Comp Plan Map
D. Existing Conditions Survey
E. Preliminary Plat (2 pages)
F. Preliminary Site Plan
G. Preliminary Grading Plan
H. Preliminary Utility Plan
I. Tree Preservation Plan
J. Street Easement Sketch
ANALYSIS
Comprehensive Plan. The 2040 Lakeville Comprehensive Plan guides the subject property for Low-to-
Medium Density Residential land uses at a density of four to five dwelling units per acre. Single family lots
are an anticipated land use within areas guided for Low-to-Medium Density Residential land uses.
Residential density is calculated based on the gross area of the subject property less wetlands, wetland
buffers, and right-of-way dedication only for Major Collector and Arterial streets. The gross area of Lots
1-6, Block 1 and Outlot A is 5.17 acres, with a net area of 3.22 acres.
The net density of the proposed preliminary plat is 1.86 dwelling units per acre, which is not consistent
with the density guided by the 2040 Land Use Plan. The minimum lot requirements of the Shoreland
Overlay District, discussed below, dictate that the preliminary plat develop at a lower density than
prescribed by the Comprehensive Plan. Because of the provisions of the Shoreland Overlay District, it is
not possible to develop the subject property with single family lots at the greater density guided by the
Comprehensive Plan. It is necessary to amend the 2040 Land Use Plan to guide Lots 1-6, Block 1 to Low
Density Residential to allow for the proposed preliminary plat. With a designation of Low Density
Residential land uses for the proposed lots, the proposed preliminary plat is consistent with the
Comprehensive Plan.
Zoning. The subject property is zoned RST-2-, Single- and Two-Family Residential District. The subject
property is also a non-riparian parcel within the Shoreland Overlay District of Orchard Lake, which is
designated as a Recreational Development Lake. The proposed single-family lots are a permitted use
within the RST-2 District and Shoreland Overlay District.
Surrounding Uses. The subject site is surrounded by the existing and planned land uses summarized in
the table below. The proposed single-family lots will be compatible with existing and planned uses in the
area.
Direction Land Use Plan Zoning Map Existing Use
Lot Requirements. Single family lots are a permitted use within the RST-2 District and Shoreland Overlay
District. The minimum area and width requirements for the Shoreland Overlay District are greater than
those of the RST-2 District and therefore apply to the subject property. For non-riparian single-family lots,
Section 11-102-13.A.1 of the Zoning Ordinance requires a minimum lot area of 15,000 square feet and
minimum width of 75 feet. Each of the proposed lots complies with the minimum area and width
requirements of the Shoreland Overlay District.
Impervious Surface. The RST-2 District establishes a limit on building coverage of 40 percent of lot area,
and the Shoreland Overlay District establishes a maximum impervious surface standard for single family
lots of 25 percent. The preliminary site plan (Sheet 4.01) indicates that each lot is subject to a maximum
25 percent impervious surface limit, with exceptions allowed in accordance with Section 11-102-14.F of
the Zoning Ordinance.
Setbacks. The table below summarizes principal building setbacks required for single family lots within
the RST-2 District by Section 11-57-15.A of the Zoning Ordinance applicable to the preliminary plat. The
setbacks are shown on the preliminary site plan for each single-family lot and the illustrated building pads
comply with these requirements.
ROW Side Rear
10ft. 30ft.
Streets. The subject property abuts 172nd Street along the south side of the right-of-way, as well as a half
right-of-way for Keokuk Avenue at the southwest corner of the subject property.
The single-family lots to be preliminary platted abut 172nd Street. The 2040 Transportation Plan designates
172nd Street as a Minor Collector Street. The preliminary plat includes dedication of right-of-way to
increase the width of the south half of 172nd Street from 33 feet to 43 feet. This additional right-of-way
dedication will supersede an existing street easement by Document Number 124064, which is to be
vacated as it will no longer serve a public purpose upon approval of a final plat for the proposed
subdivision. No improvement of 172nd Street is proposed. The vacation of the existing street easement
and proposed right-of-way dedication is subject to review and approval of the City Engineer.
The developer will be required to extend Keokuk Avenue at the southwest corner of the subject property
north from its current terminus for future development of Outlot B. No improvement of Keokuk Avenue
will be required until Outlot B is final platted for future development. Plans for construction of Keokuk
Avenue are to be subject to review and approval by the City Engineer.
Sidewalks. There are no existing sidewalks abutting the subject property and none are proposed to be
constructed with the preliminary plat.
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 property (Sheet
T1). The tree inventory and tree preservation plan for the preliminary plat have been reviewed and
approved by the City Forester.
In Spring 2025, trees were removed from the site. The tree preservation ordinance language in effect at
that time did not prohibit this activity. The new language adopted a year ago did include language that
allows the city to look back at tree removal activity within the previous two years, but because that
language was not in effect at the time that tree removal occurred on this site, the property is not subject
the that review.
Landscaping. Section 11-19-7.A.1 of the Zoning Ordinance requires that all areas of a lot not occupied by
buildings and driveways to be landscaped with grass, shrubs, trees, or other ornamental landscape
materials within one year following the date of building occupancy. Single family lots within the RST-2
District are also subject to the requirement to plant two deciduous shade trees within each lot in
accordance with Section 11-21-9.B.1 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 required by Section 11-16-13 of
the Zoning Ordinance are shown on the submitted plans. Section 10-4-4.D of the Subdivision Ordinance
requires that wetlands and wetland buffers be included within outlots to be deeded to the City at the time
of final plat approval. Outlot A of the preliminary plat includes a portion of a wetland and wetland buffer,
with additional wetlands within Outlot B to the south. The wetlands and wetland buffers within Outlot B
will be deeded to the City in the future with final platting of Outlot B for development.
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.
Easements. Section 10-4-4.A of the Subdivision Ordinance requires 10-foot drainage and utility easements
at the perimeter of all lots (overlying side lot lines), as well as over any stormwater management facilities,
wetlands, and wetland buffers not platted within outlots deeded to the City. The preliminary plat provides
for dedication of required easements, which are subject to review and approval of the City Engineer.
Outlots. The preliminary plat includes two outlots. Outlot A encompasses a planned public stormwater
basin, wetlands and wetland buffers. Outlot A is to be deeded to the City for stormwater management
purposes. Outlot B is the remainder of the subject property not being platted as Lots 1-6, Block 1 and
Outlot A that will be retained by the developer for potential future development.
Park Dedication. Subdivision of the subject property requires a dedication for public parks required by
Section 10-4-8 of the Subdivision Ordinance.
The 2015 Parks, Trails, and Open Space Plan identifies establishment of a publicly accessible conservation
area around and encompassing wetlands within the subject property and adjacent properties. The Existing
& Proposed Trail Map of the draft Lakeville Park System Master Plan identifies a future trail between 172nd
Street and Keokuk Avenue through Outlot A and Outlot B of the preliminary plat. The acquisition of land
for the planned greenway corridor will be deferred until such time as Outlot B is final platted.
Park dedication requirements for the proposed preliminary plat are proposed to be met by payment of a
cash fee in lieu of land. The payment of a cash fee in lieu of land dedication for Lots 1-6, Block 1 will be
satisfied at the time of final plat approval subject to review of the Parks, Recreation, and Natural
Resources Committee and approval of the City Council.
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
An amendment of the Comprehensive Plan is necessary for the proposed development of the subject
property to comply with shoreland development requirements. City staff has prepared findings of fact to
recommend approval of the requested Comprehensive Plan amendment for consideration by the Planning
Commission. The proposed preliminary plat of Kenwood Meadows complies with the provisions of the
Zoning Ordinance and Subdivision Ordinance. Our office and City staff recommend approval of the
applications subject to the conditions outlined below and adoption of the findings of fact.
1. The preliminary plat shall be valid for a period of one year from the date of City Council approval
unless an extension is granted in accordance with Section 10-2-2.D of the Subdivision Ordinance.
2. Approval of the comprehensive plan amendment by Metropolitan Council.
3. Platting of Outlot B as a buildable lot(s) shall be subject to compliance with Title 10 of the City
Code.
4. Approval of the preliminary plat shall be subject to the conditions as stated in the Engineering
Division memorandum dated August 5, 2026, subject to review and approval by the City Engineer.
5. Dedication of right-of-way for 172nd Street shall be subject to review and approval by the City
Engineer.
6. The City Council shall consider a resolution approving vacation of the existing street easement
established by Document Number 124064 recorded with Dakota County, concurrent with the
consideration of the preliminary plat for approval.
7. Future dedication of right-of-way and plans for construction of Keokuk Avenue are to be subject
to review and approval by the City Engineer.
8. All tree preservation issues shall be subject to review and approval of the City Forester.
9. All grading, drainage, stormwater management, erosion control, wetland, and floodplain issues
shall be subject to review and approval of the City Engineer.
10. Outlot A shall be deeded to the City for stormwater management purposes.
11. All utility plans shall be subject to review and approval of the City Engineer.
12. All drainage and utility easements shall be dedicated to the public, subject to review and approval
by the City Engineer.
13. Park dedication requirements for Lots 1-6, Block 1 shall be satisfied by payment of a cash fee in
lieu of land at the time of final plat approval, subject to review of the Parks, Recreation, and
Natural Resources Committee and approval of the City Council.
14. Park dedication requirements for Outlot B shall be deferred until such time as Outlot B is final
platted for development.
c. Justin Miller, City Administrator
Tina Goodroad, Community Development Director
Zach Johnson, City Engineer
Joe Masiarchin, Parks and Recreation Director
Andrea McDowell-Poehler, City Attorney
Dakota County, Vantor
City of Lakeville
Location Map
Kenwood
Meadows
Subject
Property
172ND ST
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RM-3City of Lakeville
Zoning Map
Kenwood
Meadows
Subject
Property
172ND ST
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City of Lakeville
Comp Plan Map
Kenwood
Meadows
172ND ST
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Change from
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c
12OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025
NAP
SHA
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
11-12-2025
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-122143---EX COND.DWG
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS3. 06-19-26 CITY COMMENTS 2.00EXISTING CONDITIONS
c
12OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025
NAP
SHA
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 11-12-2025
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
Peter J. Hawkinson
00-SURV-122143-BASE.DWG
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS3. 06-17-26 CITY COMMENTS 2.10PRELIMINARY PLAT
c
12OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025
NAP
SHA
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 11-12-2025
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
Peter J. Hawkinson
00-SURV-122143-BASE.DWG
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS3. 06-17-26 CITY COMMENTS 2.11PRELIMINARY PLAT
WETLAND REQUIRED AVERAGE PROVIDED BUFFER
NAME BUFFER AREA (S.F.)AREA (S.F.)
WETLAND 30,647 33,825
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
13OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025
NAP
SHA
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 11-12-2025
Brian N. Molinaro
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS3. 06-19-26 CITY COMMENTS4. 07-10-26 CITY COMMENTS
00-ENG-122143-SHEET-SITE
4.01PRELIMINARY 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
13OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025
NAP
SHA
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 11-12-2025
Brian N. Molinaro
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS3. 06-19-26 CITY COMMENTS4. 07-10-26 CITY COMMENTS
00-ENG-122143-SHEET-GRAD
5.01PRELIMINARY GRADING PLAN
DESIGNED TO FIT
48"-60" DIAM.
STRUCTURES
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
13OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025
NAP
SHA
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 11-12-2025
Brian N. Molinaro
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS3. 06-19-26 CITY COMMENTS4. 07-10-26 CITY COMMENTS
00-ENG-122143-SHEET-SERV
8.01PRELIMINARY UTILITY PLAN
1JLT
JLT
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
00-PLAN-122143-SHEET-TREE
TREE PROTECTION DETAIL
c
OFKENWOOD MEADOWS
LAKEVILLE, MINNESOTA
11-12-2025Name
Reg. No.Date
Revisions Date
Designed
Drawn
2019 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
11-12-2025
KENWOOD MEADOWS, LLC6640 SHADY OAK DRIVE
EDEN PRARIE, MINNESOTA 55344
1. 02-11-26 CITY COMMENTS2. 04-16-26 CITY COMMENTS
Sh
e
e
t
Description Sketch for:1
o
f
1
c 2015 Pioneer Engineering, P.A.
11 X 17
AUGUST VENTURES, LLCCIVIL 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: 122143-VACATION
SKETCH.dwg
Date: 2/12/26
Folder #: 9019
Drawn by: NJK
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
KENWOOD MEADOWS
COMPREHENSIVE PLAN AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On 20 August 2026, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of Kenwood Meadows, LLC for an amendment of the Comprehensive
Plan to change the guided land use of property to be developed as Kenwood Meadows. 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). The
applicant has applied for an amendment to the 2040 Land Use Plan to change the guided land
use of the subject property to Low Density Residential.
2. The subject property is zoned RST-2, Single and Two Family Residential District and is within
the Shoreland Overlay District of Orchard Lake.
3. The legal description of the property is attached as Exhibit A.
4. The 20240 Comprehensive Plan provides that the Planning Commission shall consider
possible effects of the proposed amendment, with its judgment 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: The development density of the of the subject property is limited by required
compliance with shoreland development standards adopted to protect the natural
characterizes and quality of Orchard Lake. It is not possible to develop the subject property
with land uses meeting the minimum density requirements of Lot-to-Medium Density
residential land uses. As such, amendment of the 2040 Land Use Plan to guide the subject
property for Low Density Residential Uses is necessary.
b. The proposed use is or will be compatible with present and future land uses of the area.
2
Finding: The subject property is surrounded by the existing and planned land uses shown
in the table below. Development of the subject property with single family dwellings will
be compatible with existing and planned land uses within the surrounding area.
Direction Land Use Plan Zoning Map Existing Use
North Low Density Residential RS-1 District Single family dwellings
East Office Park O-P District Manufactured Housing
South Restricted Development
Medium Density Residential
P/OS District
RST-2 District
Permanent open space
Single family dwellings
West Low Density Residential RS-1 District Single family dwellings
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 preliminary plat is accessed by 172nd Street designated as a Minor Collector
street by the 2040 Transportation Plan, which has adequate capacity to accommodate
traffic generated by the proposed use.
5. The report dated 11 August 2026 prepared by The Planning Company LLC (TPC) is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the requested amendments
to the Comprehensive Plan, conditioned upon compliance with the planning report prepared by
TPC dated 11 August 2026.
(remainder of page blank signature follows)
3
DATED: August 20, 2026
LAKEVILLE PLANNING COMMISSION
BY: __________________________
Christine Zimmer, Chair
EXHIBIT A
LEGAL DESCRIPTION
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Kris Jenson, Planning Manager
Jonathan Nelson, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
Joe Masiarchin, Parks and Recreation Director
Zach Johnson, City Engineer
Julie Stahl, Finance Director
Dave Mathews, Building Official
August 5, 2026
Kenwood Meadows
• Preliminary Plat Review
• Preliminary Erosion and Sediment Control Plan Review
• Preliminary Grading and Drainage Plan
• Preliminary Utility Plan Review
• Preliminary Tree Preservation Plan Review
Kenwood Meadows, LLC has submitted a preliminary plat named Kenwood Meadows. The
proposed subdivision is located south of and adjacent to 172nd Street, north of and adjacent
to Oaks of Lake Villa Park, east of Kodiak Avenue, and west of Kenyon Avenue. The parent
parcel consists of one metes and bounds parcels (PID No. 220121050013) zoned RST-2, Single-
and Two-Family Residential.
The preliminary plat consists of six (6) lots within one (1) block and two (2) outlots on 35.91
acres.
The outlots created with the preliminary plat shall have the following use:
Outlot A: Stormwater management basin and wetland; to be deeded to the City (2.09
acres)
Outlot B: Future development; to be retained by the current property owner (30.74
acres)
KKEENNWWOOOODD MMEEAADDOOWWSS –– PPRREELLIIMMIINNAARRYY PPLLAATT
AAUUGGUUSSTT 55,, 22002266
PPAAGGEE 22 OOFF 55
The proposed development will be completed by:
Developer: Kenwood Meadows, LLC
Engineer/Surveyor: Pioneer Engineering
The subject property is currently undeveloped land and consists of existing tree cover and is
bisected from southwest to northeast with drainage patterns generally flowing northwest to
southeast on the southeast of the site, and southeast to northwest on the northwest of the
site.
The site is bounded by 172nd Street to the north and Oaks of Lake Villa Park to the south.
Existing public infrastructure is available adjacent to the site, including watermain, sanitary
sewer, and storm sewer facilities.
There is an existing street easement (Doc. No 124064) with the city that is required to be
vacated with the preliminary plat and reestablished with the final plat as right-of-way.
Perimeter drainage and utility easements shall be provided with the preliminary and final plat
in accordance with city ordinance requirements.
172nd Street
The development is located south of and adjacent to 172nd Street, a minor collector, as
identified in the City’s Transportation Plan. Juniper Way adjacent to the site is a two-lane
undivided rural roadway. The Developer is dedicating the necessary half right-of-way.
Driveway access is proposed to 172nd Street. The developer shall not be permitted to remove
access to existing driveways with the development.
Keokuk Avenue
The developer shall extend Keokuk Avenue from it’s current terminus for the future
development of Outlot B.
Construction traffic access and egress for grading, utility, and street construction shall be
through 172nd Street.
Development does not include the construction of public trails or sidewalks.
The park dedication requirement for the parent parcels has not been collected and shall be
satisfied through a cash contribution that shall be paid with the final plat.
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UUTTIILLIITTIIEESS
The development is located within subdistrict OL-53100 of the Orchard Lake sanitary sewer
district as identified in the City’s Comprehensive Sewer Plan.
Development includes the extension of privately owned and maintained sanitary sewer
services. The wastewater from the development will be conveyed via existing trunk sanitary
sewer to the MCES Elko/New Market Interceptor monitored by meter M649 and continue to
the Empire Wastewater Treatment Facility. Sanitary sewer to serve the lot will be extended as
individual services from an 8-inch main at the north boundary of the plat. The Developer shall
provide a phased traffic control plan to maintain accessibility to all neighboring properties
throughout construction of the sanitary sewer services.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall
be paid with the final plat.
Development includes the extension of privately owned and maintained watermain services.
Watermain to serve the lots exists at the northern plat boundary. The developer shall provide
a phased traffic control plan to maintain accessibility to all neighboring properties
throughout construction of the water services.
Overhead electric service lines and poles are located along the east side of the preliminary
plat area. The Developer is required to remove the poles and place the service utilities
underground with the final plat, consistent with the City’s Public Ways and Property
Ordinance.
The development is located within subdistrict OL-030 of the Orchard Lake stormwater district
as identified in the City’s Water Resources Management Plan.
Development includes the construction of one (1) publicly owned and maintained
stormwater management basin consisting of an infiltration basin to collect and treat the
stormwater runoff generated from the site. The basin will outlet to the existing wetland on
the south side of the developed lots. The developer shall submit a finalized Stormwater
Management Plan with the final plat for city review of conformity to all city standards,
specifications and ordinances.
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
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a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
The development contains less than one acre of site disturbance, but is considered common
development of greater than one acre. A National Pollution Discharge Elimination System
General Stormwater Permit for construction activity is required from the Minnesota Pollution
Control Agency for areas of common development 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 includes the construction of privately owned and maintained storm sewer
culverts. Storm sewer will be installed within the subdivision to collect and convey
stormwater runoff generated from within the front lots to the eastern and western plat
boundary. Runoff is conveyed to the existing channel on the east plat boundary and along
the south side of 172nd Street to the western plat boundary.
Draintile construction is required in areas of non-granular soils within the development 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.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
The development is shown on the Flood Insurance Rate Map (FIRM #27037C0183E effective
12/2/2011) 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.
A wetland delineation was reviewed and approved for the site on 12/20/2024. The wetland
delineation identified 4 wetland areas on the site. The developer is not proposing to impact
wetlands with this phase. A portion of “Wetland A” and the required buffer will be dedicated
to the City with final plat. The remaining wetlands and buffers will be dedicated to the city
with future development. Natural areas signs will be placed along the outlot that contains the
wetland, buffer and stormwater treatment basin. The developer is responsible for the
establishment of any buffers and stormwater treatment areas. A security will be held until full
established with native vegetation and has been approved by City Staff.
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TTRREEEE PPRREESSEERRVVAATTIIOONN
The tree preservation plan for Kenwood Meadows identifies 1,314 diameter inches of
significant trees onsite. As a Residential District, the tree removal threshold is 40%, or 525.6
inches. Plans propose to remove 678 diameter inches (51.6%) which is above the threshold.
The tree replacement requirement for this site is 76.5 diameter inches of new tree planting
which is not met as shown on the tree preservation plan dated 7/10/2026. Plans provide 75
diameter inches of new trees - one additional tree is required. The planting plan will need to
be updated to meet the requirements of the ordinance.
The plan indicates the replacement trees will be planted by the builder/buyer after
construction. The developer will be responsible for any replacement trees that are not
planted following construction.
All trees identified for preservation shall be protected with appropriate tree protection
fencing and measures installed prior to, and maintained throughout, construction. Any trees
to be preserved that are damaged or removed during construction will require replacement
in accordance with the Tree Preservation Ordinance (11-21-11).
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for obtaining an MPCA Construction Permit for the site as well as
developing a SWPPP 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.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the Kenwood Meadows preliminary plat, grading and
erosion control plan, utility plan and tree preservation plan, subject to the requirements and
stipulations within this report.