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Item 07
September 17, 2010 Item No. SEPTEMBER 20, 2010 CITY COUNCIL MEETING QUAIL RIDGE THIRD ADDITION PRELIMINARY AND FINAL PLAT Proposed Action Staff recommends adoption of the following motion: move to approve a resolution approving the preliminary and final plat of Quail Ridge Third Addition. Adoption of this motion will allow the development of 20 single family lots within the next phase of the Quail Ridge development. Overview D.R. Horton has submitted an application for the next phase of the Quail Ridge development. Quail Ridge is located west of Ipava Avenue, south of 178 Street, north of 185 Street (CSAH 60) and east of Italy Avenue. The preliminary and final plat of the first addition of Quail Ridge was approved by City Council in 2005 and included 35 single family lots. The preliminary plat of Quail Ridge Second Addition was approved by City Council on February 21, 2006 and included 60 single family lots divided into two phases. The final plat of the first phase of Quail Ridge Second Addition was approved by City Council on July 5, 2006 and included 29 single family lots. While preparing the plans for the next phase of Quail Ridge Second Addition, D.R. Horton determined that by utilizing a more efficient design three single family lots could be added to this phase and still meet the City's RS -2 Single Family Residential District requirements. The addition of the three lots requires the developer to submit a revised preliminary and final plat for Planning Commission and City Council consideration. D.R. Horton has submitted a revised preliminary plat of 34 single - family lots and one outlot divided into two phases and a final plat for 20 single family lots within the first phase to be known as Quail Ridge Third Addition. At their August 19, 2010 meeting, the Planning Commission held a public hearing to consider the preliminary and final plat. Six residents addressed the Planning Commission during the public hearing with questions regarding the proposed connection of Ironstone Way to Italy Avenue. Planning Commission and staff addressed the questions and comments from the public as outlined in the attached draft Planning Commission meeting minutes. The Planning Commission unanimously recommended approval of the preliminary and final plat. The Parks Recreation and Natural Resources Committee recommended approval of the preliminary and final plat at their August 18, 2010 meeting. Staff also recommends approval of the preliminary and final plat. Primary Issues to Consider • Why is the extension of Ironstone Way to Italy Avenue being proposed at this time? • Have the adjacent residents been informed of the road connection and given an opportunity to provide input? Supporting Information • Resolution approving the Quail Ridge Third Addition preliminary and final plat. • The signed development contract. • A letter of credit in the amount of $547,647.84 for security to the development contract. • A cash payment in the amount of $131,950.65 as required by the development contract. • August 19, 2010 Draft Planning Commission meeting minutes. • August 18, 2010 Draft Parks, Recreation and Natural Resources Committee meeting minutes. • August 20, 2010 Revised Planning Report (revised to reflect a 70 foot setback adjacent to Ipava Avenue). - ber 3, 2010 : evised Engineering Report (revised to reflect correct cash requirements). • Ilyn !� Kuennen, AICP Associate Planner Financial Impact: $ None Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Notes: Staff Analysis of Issues • Why is the extension of Ironstone Way to Italy Avenue being proposed at this time? During staff review of the Quail Ridge Third Addition it was determined that due to future Dakota County access restrictions on 185 Street (CSAH 60) a second access to the Italy Avenue neighborhood to the west of Quail Ridge should be completed now rather than in the future as previously considered with the Quail Ridge Second Addition plat. Therefore, the development includes the continuation of Ironstone Way from Quail Ridge Second Addition through Quail Ridge Third Addition and connecting to Italy Avenue within the adjacent Suburban Acres plat. The connection to Italy Avenue within the Suburban Acres plat will be constructed within existing City right -of -way between the addresses of 18290 and 18328 Italy Avenue. The portion of Ironstone Way between the western plat line and Italy Avenue will be constructed as a 24 foot wide paved rural street section within the existing platted right of way. This will minimize the area of disturbance for the adjacent property owners and eliminate the need for additional easements to construct new stormwater management systems. The developer will be responsible for paying for the portion of Ironstone Way within the Quail Ridge plat boundaries and the City will reimburse the developer for the cost to construct the connection to Italy Avenue outside the Quail Ridge plat boundaries including the extension of sanitary sewer and water lines. There will be no costs to the Italy Avenue residents for the extension of Ironstone Way to Italy Avenue. The Lakeville Police and Fire Departments have also reviewed the proposed connection to Italy Avenue. A letter of support from both departments are attached that outline safety concerns that can be reduced if a secondary access is provided and a fire hydrant is installed with the extension at the intersection of Italy Avenue and Ironstone Way. • Have the adjacent residents been informed of the road connection and given an opportunity to provide input? D.R. Horton hosted a neighborhood meeting to review the proposed Quail Ridge Third Addition plat and the proposed street extension to Italy Avenue on July 29, 2010. There were 15 residents present at the meeting with the majority of the participants being from the Italy Avenue neighborhood. In general the residents understood the need for the connection to Italy Avenue and had many questions regarding the timing and construction of the street connection, future improvements to 185 Street (CSAH 60) and the potential for the future upgrade of Italy Avenue from a gravel road to an urban street including the extension of City sanitary sewer and water. The neighborhood meeting notes are attached to the Planning Commission report and outline the questions and responses that were discussed during the neighborhood meeting. in addition to the neighborhood meeting all residents along Italy Avenue and within 500 feet of the Quail Ridge Third Addition plat were notified of the public hearing held at the August 19 Planning Commission meeting. The attached neighborhood meeting notes were also included in the public hearing notices sent to the residents. Property owners were further encouraged to contact the City if they had additional questions after reviewing the public hearing notice and neighborhood meeting notes. The Engineering Department staff also met with several of the property owners at their homes along Italy Avenue to review the proposed Ironstone Way connection to Italy Avenue in an effort to provide residents with individual opportunities to ask questions, submit comments, review the proposed plans and understand what the proposed connection means to them specifically. 2 1 r (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE RESOLUTION RESOLUTION NO. RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT OF QUAIL RIDGE THIRD ADDITION WHEREAS, the owner of the plat described as Quail Ridge Third Addition has requested preliminary and final plat approval; and WHEREAS, the preliminary and final plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee; and WHEREAS, the preliminary and final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The preliminary and final plat of Quail Ridge Third Addition is hereby approved subject to the developer's execution of the development contract and security requirements. 2. The Mayor and City Clerk are hereby directed to sign the development contract, final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. APPROVED AND ADOPTED this 20 day of September 2010. ATTEST: Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) CITY OF LAKEVILLE BY: Holly Dahl, Mayor I hereby certify that the foregoing Resolution No. is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 20 day of September, 2010, as shown by the minutes of said meeting in my possession. Charlene Friedges, City Clerk 1 (SEAL) (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) QUAIL RIDGE THIRD ADDITION AGREEMENT dated , 2010, by and between the CITY OF LAKEVILLE, a Minnesota municipal corporation ( "City "), and D.R. HORTON, INC.- MINNESOTA, a Delaware corporation (the "Developer"). 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for QUAIL RIDGE THIRD ADDITION (referred to in this Contract as the "plat "). The land is situated in the County of Dakota, State of Minnesota, and is legally described as: Outlot A, QUAIL RIDGE SECOND ADDITION 2. CONDITIONS OF PLAT APPROVAL. The City hereby approves the plat on condition that the Developer enter into this Contract, furnish the security required by it, and record the plat with the County Recorder or Registrar of Titles within 100 days after the City Council approves the final plat. 3. RIGHT TO PROCEED. Within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the City Cerk, 2) the necessary security has been received by the City, and 3) the plat has been filed with the Dakota County Recorder's Office. 153401v04 1 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) Plan A - Plat Plan B - Final Grading, Drainage, and Erosion Control Plan Plan C - Plans and Specifications for Public Improvements 4. PHASED DEVELOPMENT. If the plat is a phase of a multi - phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has breached this Contract and the breach has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges, sanitary sewer charges, and storm sewer charges referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into Tots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi - phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless final platted into Tots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current metropolitan urban service area, or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. With the exception of Plans A and B, the plans may be prepared, subject to City approval, after entering the Contract, but before commencement of any work in the plat. The erosion control plan may also be approved by the Dakota County Soil and Water Conservation District. If the plans vary from the written terms of this Contract, the written terms shall control. The plans are: 153401 v04 2 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) Plan D - Street Lighting Plan Plan E - Landscape Plan 8. IMPROVEMENTS. The Developer shall install and pay for the following: A. Sanitary Sewer System B. Water System C. Storm Sewer System D. Streets E. Concrete Curb and Gutter F. Street Lights G. Site Grading, Stormwater Treatment/Infiltration Basins, and Erosion Control H. Underground Utilities I. Setting of Iron Monuments J. Surveying and Staking K. Sidewalks The improvements shall be installed in accordance with the City subdivision ordinance; City standard specifications for utility and street construction; and any other ordinances including Section 11 -16 -7 of the City Code concerning erosion and drainage and Section 4 -1 -4 -2 prohibiting grading, construction activity, and the use of power equipment between the hours of 10 o'clock p.m. and 7 o'clock a.m. The Developer shall submit plans and specifications which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer. The Developer shall instruct its engineer to provide adequate field inspection personnel to assure an acceptable level of quality control to the extent that the Developer's engineer will be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer's engineer shall provide for on -site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his engineer shall schedule a pre- construction meeting at a 1 mutually agreeable time at the City with all parties concerned, including the City staff, to review the 153401v04 3 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) program for the construction work. Within thirty (30) days after the completion of the improvements and before the security is released, the Developer shall supply the City with a complete set of reproducible "as constructed" plans and an electronic file of the "as constructed" plans in an AutoCAD.DWG file or a .DXF file, all prepared in accordance with City standards. In accordance with Minnesota Statutes 505.02, the final placement of iron monuments for all lot corners must be completed before the applicable security is released. The Developer's surveyor shall also submit a written notice to the City certifying that the monuments have been installed. 9. CONTRACTORS /SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 10. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Minnesota Department of Health for Watermains • NPDES Permit for Stormwater Connections • MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal • DNR for Dewatering • City of Lakeville for Building Permits • MCES for Sanitary Sewer Connections • City of Lakeville for Retaining Walls 11. DEWATERING. Due to the variable nature of groundwater levels and stormwater flows, it will be the Developer's and the Developer's contractors and subcontractors responsibility to satisfy themselves with regard to the elevation of groundwater in the area and the level of effort needed to perform dewatering and storm flow routing operations. All dewatering shall be in accordance with all applicable county, state, and federal rules and regulations. DNR regulations regarding appropriations permits shall also be strictly followed. 12. TIME OF PERFORMANCE. The Developer shall install all required public improvements by November 30, 2010, with the exception of the final wear course of asphalt on streets. The final wear 153401v04 4 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) course on streets shall be installed between August 15th and October 15th the first summer after the base layer of asphalt has been in place one freeze thaw cycle. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. Final wear course placement outside of this time frame must have the written approval of the City Engineer. 13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City or Dakota County Soil and Water Conservation District. The City or Dakota County Soil and Water Conservation District may impose additional erosion control requirements if they would be beneficial. All areas disturbed by the excavation and backfilling operations shall be reseeded within 48 hours after the completion of the work or in an area that is inactive for more than seven (7) days unless authorized and approved by the City Engineer. Except as otherwise provided in the erosion control plan, seed shall be in accordance with the City's current seeding specification which may include certified oat seed to provide a temporary ground cover as rapidly as possible. All seeded areas shall be fertilized, mulched, and disc anchored as necessary for seed retention. The parties recognize that time is of the essence in controlling erosion. If the Developer does not comply with the erosion control plan and schedule or supplementary instructions received from the City or the Dakota County Soil and Water Conservation District, the City may take such action as it deems appropriate to control erosion. The City will endeavor to notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's and City's rights or obligations hereunder. If the Developer does not reimburse the City for any cost the City incurred for such work within ten (10) days, the City may draw down the letter of credit to pay any costs. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full lompliance with the approved erosion control plan. 153401v04 5 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) 15. GRADING PLAN. The plat shall be graded in accordance with the approved grading development and erosion control plan, Plan "B ". The plan shall conform to City of Lakeville specifications. Within thirty (30) days after completion of the grading and before the City approves individual building permits (except one model home permit on a lot acceptable to the Building Official), the Developer shall provide the City with an "as constructed" grading plan certified by a registered land surveyor or engineer that all storm water treatment basins, swales, and ditches have been constructed on public easements or land owned by the City. The "as constructed" plan shall include field verified elevations of the following: a) cross sections of storm water treatment basins; b) location and elevations along all swales, wetlands, wetland mitigation areas if any, ditches, locations and dimensions of borrow areas /stockpiles, and installed "conservation area" posts; and c) lot comer elevations and house pads, and all other items listed in City Code Section 10- 3 -5.NN. The City will withhold issuance of building permits until the approved certified grading plan is on file with the City and all erosion control measures are in place as determined by the City Engineer. The Developer certifies to the City that all lots with house footings placed on fill have been monitored and constructed to meet or exceed FHA/HUD 79G specifications. 16. CLEAN UP. The Developer shall clean dirt and debris from streets that has resulted from construction work by the Developer, home builders, subcontractors, their agents or assigns. Prior to any construction in the plat, the Developer shall identify in writing a responsible party and schedule for erosion control, street cleaning, and street sweeping. 17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and final acceptance by the City, the improvements lying within public easements shall become City property without further notice or action. 18. CITY ENGINEERING ADMINISTRATION AND CONSTRUCTION OBSERVATION. The Developer shall pay a fee for in -house engineering administration. City engineering administration will include monitoring of construction observation, consultation with Developer and his engineer on status or problems regarding the project, coordination for final inspection and acceptance, project monitoring during the warranty period, and processing of requests for reduction in security. Fees for this service shall be 153401v04 6 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) r three percent (3 %) of construction costs identified in the Summary of Security Requirements if using a letter of credit, assuming normal construction and project scheduling. The Developer shall pay for construction observation performed by the City's in -house engineering staff or consulting engineer. Construction observation shall include part or full time inspection of proposed public utilities and street construction and will be billed on hourly rates estimated to be seven percent (7 %) of the estimated construction cost. 19. STORM SEWER AREA CHARGE. Quail Ridge Third Addition is subject to a trunk storm sewer area charge of $70,414.72. The area charge is based on the gross area of the final plat less the area of Outlots A and B, and is calculated as follows: 765,245 s.f. - 343,600 s.f. x $0.167/s.f. = $70,414.72 Gross Area of Area of Area Charge Final Plat Outlots A &B The $70,414.72 trunk storm sewer area charge must be paid in cash at the time of final plat approval. 20. SANITARY SEWER AVAILABILITY CHARGE. The sanitary sewer availability charge has not been collected on the parent parcel of Quail Ridge Third Addition. The charge is based on the number of dwelling units within the plat and is calculated as follows: 20 single - family dwelling units x $307.00 /unit = $6,140.00 The Developer must pay the $6,140.00 sanitary sewer availability charge in cash at the time of final plat approval. 21. SANITARY SEWER EXTENSTION. Development of Quail Ridge Second Addition included the extension of a public sanitary sewer following the proposed right -of -way for Ironstone Way and connected to an 8 -inch sanitary sewer installed in the right -of -way for Ironstone Way with the Quail Ridge Second Addition improvements. An 8 -inch sanitary sewer line will be extended following the Irvine Lane right -of -way from Ironstone Way to the south plat boundary. An 8 -inch sanitary sewer line will be extended to the Italy Avenue right -of -way within the right -of -way previously dedicated with the Suburban Acres plat to provide a future service connection point for Italy Avenue. The City will pay 100% of the costs for the 1 portion of sanitary sewer located outside of the Quail Ridge Third Addition plat boundaries in the form of a 153401v04 7 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) credit to the Developer's required cash fees in the amount of $22,104.15. The credit is based on the estimated construction cost provided by the Developer's engineer and includes engineering and surveying' costs estimated at 15% of the construction costs. 22. WATERMAIN AND WATER SERVICE IMPROVEMENTS. Development of Quail Ridge Second Addition included the extension of public watermain. 8 -inch watermain will be extended within the subdivision from an existing 8 -inch watermain stubs located at the terminus of Ironstone Way. An 8 -inch watermain will be extended following the Irvine Lane right -of -way from Ironstone Way to the south plat boundary. The 8 -inch watermain shall also be extended to Italy Avenue within the right -of -way previously dedicated with the Suburban Acres plat and a hydrant placed at its terminus. The City will pay 100% of the costs for the portion of watermain located outside of the Quail Ridge Third Addition plat boundaries in the form of a credit to the Developer's required cash fees in the amount of $13,607.37. The credit is based on the estimated construction cost provided by the Developer's engineer and includes engineering and surveying costs estimated at 15% of the construction costs. An analysis of the entire Quail Ridge development indicated that larger water services are required on some lots to maintain adequate water flow and pressure during peak flow rates and power outages. Consistent with the Quail Ridge Second Addition development contract: • Larger water services (1 -1/4" diameter) shall be installed on all lots with a proposed first floor elevation greater than 1090. The Developer is eligible for credit for water service improvements associated with Quail Ridge Third Addition in accordance with credits issued for Quail Ridge and Quail Ridge Second Addition. The City shall pay 50% of the construction costs for the increase of water service size. The credits associated with water service oversizing shall be apportioned accordingly: • The City and Developer shall equally share the construction costs for the increase of service size. The construction cost shall be based on an estimate provided by the Developer's engineer. The credit shall be 50% of the construction cost difference between 1 -1/4" and 1" water services. Based on cost estimates provided by the Developer's engineer, the difference between 1 -1/4" and 1" water services is $2,810.00. The City will credit the Developer's required cash fees 50% of the difference or $1,405.00. 153401 v04 8 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) The resulting credit of $1,405.00 for watermain service improvements is calculated as follows and will be applied to the Quail Ridge Third Addition final plat cash fees: Oversized Service: $16,670 (est. cost for 1 %" service) - $13,860 (est cost for 1" service) x 50% = $ 1,405.00 23. IRONSTONE WAY AND IRVINE LANE. Development of Quail Ridge Third Addition includes the extension of Ironstone Way and Irvine Lane. Ironstone Way and Irvine Lane are designed as 32 -foot wide local roadways within 60 -foot wide rights -of -way, matching the existing segments constructed with the Quail Ridge Second Addition improvements. The Developer will construct Ironstone Way within the existing dedicated right -of -way in the Suburban Acres plat adjacent to the west plat boundary of Quail Ridge Third Addition and connect to Italy Avenue to provide a second access location to the Suburban Acres neighborhood. The Ironstone Way extension will be a 24 -foot wide paved street within the existing 60 -foot wide right -of -way to minimize the area of disturbance. The Developer will construct the street extension in conjunction with the Quail Ridge Third Addition improvements. The City will pay 100% of the costs for the portion of Ironstone Way located outside of the Quail Ridge Third Addition plat boundaries in the form of a credit to the Developer's required cash fees in the amount of $20,334.88. The credit is based on the estimated construction cost provided by the Developer's engineer and includes engineering and survey costs estimated at 15% of the construction costs. 24. CONSTRUCTION ACCESS. Construction traffic access and egress for grading, public utility construction, and street construction shall be from Ipava Avenue at 183rd Street. No construction traffic shall enter the Quail Ridge Third Addition site from Italy Avenue. 25. PARK DEDICATION AND SIDEWALKS. The Developer shall pay a cash fee in the amount of $94,940.00 in satisfaction of the City's park dedication requirements. The fee was calculated as follows: 20 single - family dwelling units x $4,747.00 /dwelling unit = $94,940.00 The Developer must pay the $94,940.00 park dedication fee in cash at the time of final plat approval. 153401v04 9 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) 1 Development of Quail Ridge Third Addition includes the construction of public sidewalks. The Developer shall construct 5 -foot wide concrete sidewalks and pedestrian curb ramps at its own expense on the north side of Ironstone Way and on the east side of Irvine Lane, which is consistent with the previous phases of Quail Ridge. 26. TRAFFIC CONTROL SIGNS AND STREET LIGHT OPERATION COSTS. The Developer shall pay a cash fee for street signs in the amount of $1,736.49, which consists of three street/stop signs at $578.83 each. If the street posts are installed in frost conditions, the Developer shall pay an additional $150.00 at each street post location. The Developer shall also pay a cash fee of $540.00 for one -year of streetlight operating expenses calculated as follows: 20 dwelling units x $6.75/unit/qtr. x 4 qtrs. = $540.00 The street sign fee and the fee for one -year of streetlight operating expenses must be paid in cash at the time of final plat approval. 27. SURFACE WATER MANAGEMENT UTILITY FEE. The Developer shall pay to the City $520.00 in payment of the first year surface water management utility expenses for Quail Ridge Third Addition. The fee was calculated as follows: 20 dwelling units x $6.50/unit/qtr. x 4 qtrs. = $520.00 The surface water management utility fee must be paid in cash at the time of final plat approval. 28. LANDSCAPING. Unless the lot already has two (2) trees on it, the Developer or lot purchaser shall plant sufficient trees so that there are at least two (2) trees on every lot in the plat. Suitable deciduous trees include: Birch Honeylocust Maple Ginkgo (male only) Kentucky Coffee Oak Hackberry Linden (Basswood) Suitable coniferous trees include: Fir European Larch Colorado Blue & Green Spruce Cedar Black Hills Spruce Austrian Pine Canadian Hemlock White Pine 153401v04 10 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) Trees which can cause a public nuisance, such as cotton producing trees, or can be a public hazard, such as bug infestation or weak bark, are prohibited. The minimum deciduous tree size shall be two and one -half (2 inches caliper, either bare root in season, or balled and burlapped. Evergreen trees must be at least six feet (6') tall. The trees may not be planted in the boulevard. The Developer or lot purchaser shall sod the front yard, boulevard, and side yards to the rear of the structure on every lot. Weather permitting, the trees, sod, and seed shall be planted within sixty (60) days after a home is constructed on a lot. Before a building permit is issued, a cash escrow or letter of credit of $2,000.00 per lot shall be furnished the City to guarantee compliance with the erosion control, landscaping and as -built certificate of survey building permit requirements. If the final grading and landscaping is not timely completed, the City may enter the lot, perform the work, and apply the security toward the cost. Upon satisfactory completion of the erosion control, landscaping and as -built certificate of survey, the security, without interest, Tess any draw made by the City, shall be returned to the person who deposited the funds with the City. All trees shall be warranted to be alive, of good quality, and disease free for twelve (12) months after planting. Any replacements shall be warranted for twelve (12) months from the time of planting. 29. BERM /BUFFER YARD SCREEN AND SODDING. Buffer yard screening must be installed and maintained on all lots adjacent to Ipava Avenue. The screening must include a minimum of a six foot high berm with six foot tall evergreen or pine trees planted on the berm for a total minimum screening height of twelve feet. All required earth berms were constructed as part of the Quail Ridge Second Addition improvements and an as -built certifying berm height was submitted and has been approved by the City. The buffer yard berm on Lot 1, Block 1 must be sodded to the edge of the trail along Ipava Avenue. A $1,000.00 cash escrow must be submitted with the building permit application for Lot 1, Block 1 to guarantee the installation of the sodding. This escrow will be in addition to the landscape /sod escrow required for this lot at the time of building permit. 30. TREE PRESERVATION. The Developer shall post a security for tree preservation on an individual lot basis for each lot containing a "save" significant tree. The security is $1,500.00 for each lot 153401 v04 1 I LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) with a "save" significant tree and $1,000.00 for each outlot with a "save" significant tree and is calculated as follows: Block 1: Lots 9 through 11 Outlots A and B Total Prior to the issuance of building permits in this subdivision, the Developer's forester shall certify that all trees designated to be saved on the tree preservation plan are saved or replaced in compliance with Subdivision Ordinance requirements. Prior to issuance of a building permit for homes on a lot with tree preservation, the builder shall post a $1,000.00 tree protection security and provide an individual lot tree preservation plan. When the individual lot plan is submitted and builder's security posted, the Developer's security may be released. 31. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Implementation of the recommendations listed in the September 3, 2010, Engineering report. B. Implementation of the recommendations of the Parks, Recreation, and Natural Resources Committee. C. The Developer must install a barricade and a sign indicating "Future Street Connection" at the south end of Irvine Lane until the street is extended in the future. D. All single - family homes in Quail Ridge Third Addition must comply with the following RS -2, Single Family District setbacks: Front Yard: Rear Yard: Rear Yard (abutting Ipava Ave.): Side Yard (interior): Side Yard (corner): Side Yard (abutting Ipava Ave.): 3 lots @ $1,500 /lot 2 outlots @ $1,000 each 30 feet 30 feet 70 feet 15 feet 30 feet 60 feet $ 4,500.00 2.000.00 $ 6,500.00 E. Before the City signs the final plat, the Developer shall furnish the City an appropriately executed temporary easement for drainage and utility purposes, in recordable form, over all 1 of Outlot A, Quail Ridge Third Addition to allow access to the storm sewer located along the rear lot lines of 153401 v04 12 LKVL:QuAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) Block 2. The temporary easement shall terminate when Outlot A is final platted into Tots and blocks, and permanent drainage and utility easements are established. F. Prior to City Council approval of the final plat, the Developer shall furnish a boundary survey of the proposed property to be platted with all property corner monumentation in place and marked with lath and a flag. Any encroachments on or adjacent to the property shall be noted on the survey. The Developer shall post a $2,200.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 22 lots /outlots at $100.00 per lot/outlot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot or outlot. G. The Developer shall pay a cash fee for the preparation of record construction drawings and City base map updating. This fee is $75.00 per lot/outlot and is calculated as follows: 22 lots /outlots x $75.00 per lot/outlot = $1,650.00 The $1,650.00 fee for preparation of record construction drawings and City base map updating must be paid in cash at the time of final plat approval. H. The Developer shall be responsible for the cost of street light installation consistent with a street lighting plan approved by the City. Before the City signs the final plat, the Developer shall post a security for street Tight installation consistent with the approved plan. The estimated amount of this security is $4,500.00 and consists of five (5) post top streetlights at $900.00 each. I. The Developer is required to submit the final plat in electronic format. The electronic format shall be either an AutoCAD.DWG file or a .DXF file. All construction record drawings (e.g., grading, utilities, streets) shall be in electronic format in accordance with standard City specifications. The Developer shall also submit one complete set of reproducible construction plans on Mylar. 32. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this agreement, payment of real estate taxes including interest and penalties, payment of special 153401v04 13 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) 153401v04 14 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in the form attached hereto, from a bank ( "security ") for $535,929.09, plus a cash fee of $13,460.84 for City engineering administration. The amount of the security was calculated as follows: CONSTRUCTION COSTS: Sanitary Sewer $ 75,657.00 Watermain 89,134.50 Storm Sewer /Draintile 95,525.00 Street Construction 176,303.00 Erosion Control /Grading Certification 12,075.00 CONSTRUCTION SUB -TOTAL $ 448,694.50 OTHER COSTS: Developer's Design (6.0 %) $ 26,921.67 Developer's Construction Survey (2.5 %) 11,217.36 City Legal Expenses (Est. 0.5 %) 2,243.47 City Construction Observation (Est. 7.0 %) 31,408.62 Developer's Record Drawings (0.5 %) 2,243.47 Tree Preservation 6,500.00 Street Lights 4,500.00 Lot Corners /Iron Monuments 2,200.00 OTHER COSTS SUB -TOTAL $ 87,234.59 TOTAL PROJECT SECURITIES: $ 535,929.09 This breakdown is for historical reference; it is not a restriction on the use of the security. The bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or if the security is allowed to lapse prior to the end of the required term. If the required public improvements are not completed at least thirty (30) days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City that work has been completed and financial obligations to the City have been satisfied, with City approval the security may be reduced from 1 time to time by ninety percent (90 %) of the financial obligations that have been satisfied. Ten percent (10 %) of the amounts certified by the Developer's engineer shall be retained as security until all improvements have been completed, all financial obligations to the City satisfied, the required "as constructed" plans have been received by the City, a warranty security is provided, and the public improvements are accepted by the City Council. The City's standard specifications for utility and street construction outline procedures for security reductions. 33. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Park Dedication Trunk Storm Sewer Area Charge Sanitary Sewer Availability Charge Traffic Control Signs Street Light Operating Fee Surface Water Management Utility Fee City Base Map Updating City Engineering Administration (3 %) SUBTOTAL - CASH REQUIREMENTS Credits to Cash Requirements: Street Extension Outside of Plat Boundary Sanitary Sewer Extension Outside of Plat Boundary Watermain Extension Outside of Plat Boundary Water Service Improvements SUBTOTAL - CREDITS TO CASH REQUIREMENTS $ 94, 940.00 70,414.72 6,140.00 1,736.49 540.00 520.00 1,650.00 13,460.84 $ 189,402.05 $ 20,334.88 22,104.15 13,607.37 1,405.00 $ 57,451.40 TOTAL CASH REQUIREMENTS $ 131.950.65 34. WARRANTY. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The warranty period for streets is one year. The warranty period for underground utilities is two years and shall commence following completion and acceptance by City Council. The one year warranty period on streets shall commence after the final wear course has been installed and accepted by the City Council. The Developer shall post maintenance bonds in the amount of twenty -five percent (25 %) of final certified construction costs to secure the warranties. The City shall retain ten percent (10 %) of the security posted by the Developer until the maintenance bonds are furnished the City qr until the warranty period expires, whichever first occurs. 153401 v04 15 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) The retainage may be used to pay for warranty work. The City's standard specifications for utility and street construction identify the procedures for final acceptance of streets and utilities. 35. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to Soil and Water Conservation District charges, legal, planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this Contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time, the City may halt plat development and construction until the bills are paid in full. Bills not paid within thirty (30) days shall accrue interest at the rate of eighteen percent (18 %) per year. 1 153401 v04 16 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ( "SAC "), City water connection charges, City sewer connection charges, and building permit fees. 36. DEVELOPER'S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not Tess than forty -eight (48) hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a Court order for permission to enter the land. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part. 37. MISCELLANEOUS. A. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City's demand, the Developer shall cease work until there is compliance. B. Third parties shall have no recourse against the City under this Contract. C. Breach of the terms of this Contract by the Developer shall be grounds for denial of building permits, including lots sold to third parties. D. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. E. Grading, curbing, and one lift of asphalt shall be installed on all public and private streets prior to issuance of any building permits, except one model home on a lot acceptable to the Building Official. Approval of an administrative permit in compliance with Chapter 27 of the City's zoning ordinance is required prior to the construction of any model homes. 153401v04 17 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) F. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, its contractors, subcontractors, material men, employees, agents, or third parties. No sewer and water connections or inspections may be conducted and no one may occupy a building for which a building permit is issued on either a temporary or permanent basis until the streets needed for access have been paved with a bituminous surface and the utilities are accepted by the City Engineer. G. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. H. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer is well seized in fee title of the property being final platted and /or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for any breach of the foregoing covenants. I. Developer shall take out and maintain or cause to be taken out and maintained until six (6) months after the City has accepted the public improvements, public liability and property damage insurance covering personal injury, including death, and claims for property damage which may arise out of Developer's work or the work of its subcontractors or by one directly or indirectly employed by any of them. Limits for bodily injury and death shall be not less than $500,000 for one person and $1,000,000 for each occurrence; limits for property damage shall be not less than $200,000 for each occurrence; or a combination single limit policy of $1,000,000 or more. The City shall be named as an additional insured on the policy on a primary and noncontributory basis, and the Developer shall file with the City a certificate 153401v04 18 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) 1 evidencing coverage prior to the City signing the plat. The certificate shall provide that the City must be given ten (10) days advance written notice of the cancellation of the insurance. J. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. K. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. L. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the City Engineer evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. 38. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: 20860 Kenbridge Court, Lakeville, Minnesota 55044. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Lakeville City Hall, 20195 Holyoke Avenue, Lakeville, Minnesota 55044. [The remainder of this page has been intentionally left blank. Signature pages follow] 153401 v04 19 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) (SEAL) STATE OF MINNESOTA ) ( ss. COUNTY OF DAKOTA ) 1 CITY OF LAKEVILLE BY: AND Holly Dahl, Mayor Charlene Friedges, City Clerk The foregoing instrument was acknowledged before me this day of , 2010, by Holly Dahl and by Charlene Friedges, the Mayor and City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. NOTARY PUBLIC 153401 v04 20 LKVL:QUAIL RIDGE THIRD ADDITION SRN:r09 /03/2010 (D.R. Horton, Inc. - Minnesota) STATE OF MINNESOTA ) ( ss. COUNTY OF DAKOTA ) MICHAEL JOHN SUEL Notary Public Minnesota My Comnxssion Expires January 31, 2011 DRAFTED BY: CAMPBELL, KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, MN 55121 Telephone: (651) 452 -5000 RNK:srn BY: 153401v04 21 SRN:r09 /03/2010 DEVELOPER: D.R. HORTON, INC.- MINNESOTA 20 I D The foregoing instrument was acknowledged before pe this 2029, by S�-c,p cA )4 f t the r(f R D.R. Horton, Inc. - Minnesota, a Delaware corporation, on behalf of the NOTARY PUBLIC I ©" ` day of S p M. l r , sick;► of corporation. LKVL:QUAIL RIDGE THIRD ADDITION (D.R. Horton, Inc.- Minnesota) embank. usbank.com U.S. Bank National Association 800 Nicollet Mall, BC- MN -H2OG Minneapolis, Minnesota 55402 866- 359 -2503 x 5854/ 612 303 -7395 September 10, 2010 Irrevocable Standby Letter of Credit Number SLCMMSP06106 Expiration Date: September 1, 2011 Beneficiary: City of Lakeville 20195 Holyoke Avenue Lakeville, Minnesota 55044 All of us serving your International Banking Division TELEX: S.W.I.F.T.: USBKUS44 Fax: 612 303 -5226 The draft must: Applicant: D.R. Horton, Inc. - Minnesota 20860 Kenbridge Court, Suite 100 Lakeville, Minnesota 55044 We hereby issue, for the account of D.R. Horton, Inc. - Minnesota and in your favor, our Irrevocable Letter of Credit in the amount of USD 547,647.84 (Five Hundred Forty Seven Thousand Six Hundred Forty Seven and 84/100 United States Dollars), available to you by your draft drawn at sight on the undersigned bank. a) Bear the clause, "Drawn under Letter of Credit Number SLCMMSP06106, dated September 10, 2010 of U.S. Bank National Association." b) Be signed by the City Administrator or Finance Director of the City of Lakeville. c) Be presented for payment at U.S. Bank National Association, 800 Nicollet Mall, BC- MN -H2OG, attn: Standby Letters of Credit, Minneapolis, Minnesota 55402, on or before 4:00 p.m. on September 1, 2011. d) Be accompanied by a letter on the City's Letterhead, signed by the Mayor, Finance Director or City Administrator, indicating that the City has determined that the Developer has failed to comply with its obligations pursuant to the Development Contract. For informational purposes only: We are informed by the Applicant that this Letter of Credit is to cover the performance of public improvements and compliance with the terms of the development contract designated as Quail Ridge Third Addition. This Letter of Credit shall automatically extend for successive one -year terms unless, at least forty-five (45) days prior to the next annual renewal date (which shall be November 30 of each year), the Bank delivers written notice to the Lakeville Finance Director that it intends to cancel or modify the terms of this Letter of Credit. Written notice is effective if sent by certified mail and deposited in the U.S. Mail, or overnight courier provided proof of receipt is obtained, postage prepaid, at least forty -five (45) days prior to the next annual renewal date addressed as follows: Lakeville Finance Director, Lakeville City Hall, 20195 Holyoke Avenue, Lakeville, Minnesota 55044, and is actually received by the Finance Director at least thirty (30) days prior to the renewal date. This Letter of Credit sets forth in full our understanding which shall not in any way be modified, amended, amplified or limited by reference to any document, instrument, or agreement, whether or not referred to herein. i 1 This Letter of Credit is not assignable. This is not a Notation Letter of Credit. More than one draw may be made under this Letter of Credit. - Continued on Page 2- okz embank U.S. Bank National Association 800 Nicollet Mali, BC- MN -H2OG Minneapolis, Minnesota 55402 866 - 359 -2503 x 5854/ 612 303 -7395 SLCMMSP06106 September 10, 2010 Page 2 This Letter of Credit shall be governed by the Uniform Customs and Practice for Documentary Credits, (2007 Revision), International Chamber of Commerce Publication No. 600. We hereby agree that drafts drawn under and in compliance with this Letter of Credit shall be duly honored upon presentation. If you require any assistance or have any questions regarding this transaction, please call the numbers as listed above. U.S. Bank National Association usbank.com AUTHORIZED SIGNATURE All of us serving your International Banking Division TELEX: S.W.I.F.T.: USBKUS44 Fax: 612 303 -5226 1 CITY OF LAKEVILLE 20195 Holyoke Ave W DRH Inc. South Disb Account PO Numb Invoice Number Subdv Lot# Lot Address QUAIL RIDGE 3RD 62094 Quail Ridge .Offsi Cost Cde Legal Desc Gross 131,950.65 131,950.65 Deductions Amount Paid 131, 950.65 131,950.65 0 (10/10 ** *1 n '1 N q Alf II n I I ' '�01� !I u Pn$ L l t4 , from d o€1ssu I' II II I! I�I�'il � II''�� ' un,,,,��ln���w �I9111q . _,N .. ; 1IgiV THIS CHECK IS PRINT IIII � .,I ; :'ll'illll:ll!' pll.�l!I ',Ihti,l'1 ^i X11, '1 H W0011TIUN „,' p'rBNiWf�' e IN RED AND BLUE INK ON THE FACE ON I' f In °yll luu'j :l DRH Inc. South Disb Account 301 Commerce Street, Suite 500 FortWorth, _TX 76102v 'IQ' : IIaP. ! ' jP�I III'I!61,,,,�iiPrl'jjl order Of: CITY OF LAKEVILLE 20195 Holyoke Ave W LAKEVILLE MN 55044 -9047 .dlidt,; '1,IIIfLJlw , 'p66 , 'plb „* Stub 1 of 1 CHEMICAL AND BLEACH REACTIVE PAPE WITH INVISIBLE FLUORESCENT FIBERS AND BASKETWEAVE ON.B AND II'I1 PA'■ •,dalP,Illil „ ; '' ii '1' ;D = _ _ ___ _ -- — �- -� ' il I ,Il ll' rpll •nl ldI! !III I ' _ — _ __ -_ Ngl� d':il' e "I'' l,''' I I I I i j l - 5 L I ontrolled I' i0e ent II! ';ibl' ; ° ' i JIIII IddllliY _ -- -_ _ k tII C ._ •� _ — ppmd,:I;e!'dn " .,il' " , I!pl l l ' Illlj! ll" __ _ -_ ___ .. `ank of America, N.A',I:n'alf•I' 1,aa.11 Atlanta, Dekalb County, Georgia ONE HUNDRED THIRTY ONE THOUSAND NINE HUNDRED FIFTY AND 65/100 * * * * * * * * * * * * * * * * * * * * ** 11611 ' ' ��I +i }' I I '' III jllji 'IVlil'I °,III''II lllll ':elllllil.,, ' 00D 2682220 1:06 329 903 676611' Check Number Date ill 0268222 09/10/10 1272620 'I'f!�,lill ITEM 5. CONSENT AGENDA DRAFT Ayes: Glad, Maguire, Lillehei, Davis, Adler, Grenz, Drotning. ITEM 6. QUAIL RIDGE THIRD ADDITION Chair Davis opened the hearing to the public for comment. Planning Commission Meeting August 19, 2010 Page 2 also stated that at the end of tonight's meeting, he would like to have a short discus ' . 1 to consider moving the September 16th Planning Commission meeting to September 2 10.35 Motion was made and seconded to app : e the August 19, 2010 consent agenda as follows: A. Approve the request of Performance Offic- a•ers for an extension of their building setback variance. Chair Davis opened the public hearing to consider the request of D. R. Horton for a preliminary and final plat of 34 single - family residential lots to be known as Quail Ridge Third Addition, located west of Ipava Avenue, south of 183rd Street and north of 185th Street (CSAH 60). The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Mike Suel from D. R. Horton presented an overview of their request. Mr. Suel indicated that Quail Ridge Third Addition will be developed in two phases. D. R. Horton is requesting preliminary plat approval of 34 single family lots and final plat approval of 20 single family lots for the first phase. The second phase of 14 single family lots will be final platted at a future date. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen stated that staff, the police department and the fire department all support making the Quail Ridge neighborhood street connection to Italy Avenue with this phase of the development. The street connection will provide a second access point for Italy Avenue residents, which is important for public safety reasons. He stated that the developer hosted a neighborhood meeting on July 29, 2010. Mr. Kuennen stated that Planning Department staff recommends approval of the preliminary and final plat subject to the 7 stipulations listed in the August 13, 2010 planning report. Patricia Millard, 18329 Italy Avenue > Headlights from cars turning left onto Italy Avenue from the street connection will shine into her house. > Very much against extending Ironstone Way to Italy Avenue. DRAFT • Will create more dust from gravel road. > Feels safe knowing the cars passing her house are her neighbors. > Afraid the wildlife will disappear due to the increased traffic. Brian Trcka, 18290 Italy Avenue ➢ When is the 185th Street expansion due to be completed? > Why can't the connection to Italy Avenue wait until the 185th Street improvements are completed? ➢ Where is the money coming from for the Italy Avenue /Ironstone Way connection? Bob Utz, 18237 Italy Avenue > Does not feel this connection to Italy Avenue will be of benefit to the neighborhood right now. • Questioned the proposed construction of a 24 foot street connection rather than the typical 32 foot street. ➢ Concerned about how much additional traffic will use Italy Avenue. ➢ Would like to see a "Dead End" sign placed on Italy Avenue north of the Ironstone Way connection. John Meyer, 18155 Italy Avenue > Concerned about the additional traffic on Italy Avenue and all the dust that the neighbors currently endure and will have to endure in the future. He believes it's a safety hazard with all the loose gravel at the intersection of 185th Street and Italy Avenue. Joyce Spear, 18132 Italy Avenue > Confirmed that the first phase of 20 single family home lots is in the southeast corner of Quail Ridge Third Addition. > When will the possible future road be constructed to 185th Street on the property east of Italy Avenue? > Will there be a stop sign at the new intersection of Italy Avenue and Ironstone Way? > Believes it is very difficult to cross Ipava Avenue from the Quail Ridge development. 10.36 Motion was made and seconded to close the public hearing at 6:22 p.m. Ayes: Maguire, Lillehei, Davis, Adler, Grenz, Drotning, Glad. Nays: 0 Planning Commission Meeting August 19, 2010 Page 3 Chair Davis asked City staff to address the questions that the residents have asked at tonight's meeting. DR T Planning Commission Meeting August 19, 2010 Page 4 Assistant City Engineer Zach Johnson responded to the questions pertaining to streets. • 185th Street is a County road and Dakota County will determine a timeline for when it gets updated. 185th Street was previously planned to be upgraded but the County did not receive federal funding so it was removed from their Five Year Capital Improvement Plan. • The extension of public sanitary sewer and watermain is included in the Quail Ridge Second Addition development. There is no water service to Italy Avenue right now. The City will pay 100% of the costs for the portion of the watermain located outside of the Quail Ridge Third Addition plat. This will allow Italy Avenue residents to pursue connecting to the watermain in the future when Italy Avenue is upgraded. • The City is making the recommendation to make the connection to Italy Avenue now to provide a high level of connectivity, as identified in the Comprehensive Plan, to the Italy Avenue neighborhood for general neighborhood traffic circulation as well as for improved police and fire response. This connection has been identified since 2004 when the Quail Ridge development came forward. • The City is recommending the 24 foot wide street to minimize the disturbance to the adjacent property owners and to reduce the overall impervious surface area to limit the amount of stormwater treatment required. • There have been no additional traffic studies done for the Italy Avenue connection. City staff does not anticipate a significant increase in traffic. The Quail Ridge and Italy Avenue residents will mainly be using the street connection. Other studies have shown that speeds are actually decreased when more street connections are provided. • Location of the "Dead End" sign will be reviewed by staff. The current sign could stay and perhaps an additional sign could be installed just north of the Italy Avenue/ Ironstone Path intersection. • A stop sign at the Italy Avenue /Ironstone Path intersection would be standard and would be completed with the construction of the street connection. • The future street connection from Quail Ridge to 185th Street east of Italy Avenue will occur when that adjacent property develops. Chair Davis asked for comments from the Planning Commission. Discussion points were: DR *FT Planning Commission Meeting August 19, 2010 Page 5 • Additional dust was discussed. Mr. Johnson stated that the Public Works Department maintains the City's aggregate roads. Staff will refer the matter to the Public Works Department to address this issue. • Regarding the question of "why provide the connection to Italy Avenue now," Mr. Kuennen clarified that the developer will pay 100% of the cost for the portion of Ironstone Way within the Quail Ridge plat and the City will pay 100% of the cost for the portion outside the Quail Ridge plat boundaries. If the connection is deferred to a future date, the City (taxpayers) will have to pay 100% of the cost of the entire connection. • Since Italy Avenue is aggregate, why not construct Ironstone Way as aggregate also and not pave it. Mr. Johnson indicated that paving the road is the City's current standard. Mr. Morey stated that you're going to have to have a transition from aggregate to pavement and the intersection of the two streets is a good location. In addition, paving the entire extension of Ironstone Way to Italy Avenue will help with dust control. When residents request City sanitary sewer and watermain services, Italy Avenue will be paved and upgraded at that time. • Clarified that the sidewalk on Ironstone Way will not extend outside the Quail Ridge plat boundaries. Mr. Johnson replied that the sidewalk could be terminated at the Ironstone Way /Irvine Lane intersection. • Commissioner Drotning pointed out the value of the paved street connection being at no cost to the residents if it is constructed now plus it controls dust. • Commissioner Drotning noted that the typical single family home makes 10 vehicle trips a day. He indicated that the neighborhood traffic pattern will change but it will be minor. The City consistently looks to improve neighborhood street connections. • Commissioner Grenz felt that the 24 foot street section should be posted no parking at least on one side of the road so that emergency vehicles can get through. • Commissioner Glad noted the letters from the police and fire departments commenting strongly for the second access to the Italy Avenue neighborhood. Confirmed that these letters were of public record. • Commissioner Drotning asked if the size of the sewer and water line extensions are adequate to serve the Italy Avenue neighborhoods and is the street connection between Italy Avenue and Ixonia Avenue feasible. Mr. Johnson stated that there is existing right -of -way for the connection of Italy Avenue and Ixonia Avenue. He indicated that there are environmental constraints,isuch as elevations and possible wetlands that could feasibly prevent this connection. Regarding the sanitary sewer and water extension, City staff has a taken a preliminary look at that and RAFT Planning Commission Meeting August 19, 2010 Page 6 believes it could serve both neighborhoods, but the Ixonia Avenue neighborhood could also be served by a sanitary sewer line that is currently located south of 185th Street. • Mr. Morey reiterated the connection point at Italy Avenue. The City's requirements regarding the length of cul -de -sac streets have changed since Italy Avenue was constructed. The Ironstone Way connection will reduce the length of the long Italy Avenue cul -de -sac. Also keep in mind that the 185th Street improvements, the Italy Avenue improvements, and the connection to Italy Avenue are not tied together. Staff does not want 185th Street upgraded with median restricting turning movements for Italy Avenue without a second access for the neighborhood. • There was a discussion regarding the difference between an urban street section and a rural street section. An urban section has concrete curb and gutter. A rural section consists of pavement that slopes down through a swale. Mr. Johnson stated that existing conditions affects which type of street section is constructed. The Quail Ridge development has an urban street section which will transition into a rural section within the existing Suburban Acres right -of -way. In the future, if the rural street section is upgraded to an urban street section, the current street will remain and the street will be widened. This will lessen the disruption to the neighborhood if this upgrade is made in the future. The Planning Commission concurred with staff's recommendation of a 24 foot rural street section for the portion of the Ironstone Way connection located outside the Quail Ridge plat. • The "Dead End" road sign that is currently on Itniy Avenue was discussed further. Mr. Morey stated that the original sign will stay at it's present location. Staff will discuss the installation of an additional sign on Italy Avenue north of the intersection of Ironstone Way and Italy Avenue with the Public Works Department. • 10.37 Motion was made and seconded to recommend to City Council approval of the Quail Ridge Third Addition preliminary plat of 34 single family lots and final plat of 20 single family residential lots, located west of Ipava Avenue, south of 183rd Street and north of 185th Street (CSAH 60), subject to the following stipulations: 1. The recommendations outlined in the August 13, 2010 Engineering report. 2. The recommendations of the Parks Recreation and Natural Resources Committee. 3. Five -foot sidewalks must be constructed at the developer's expense on the north side of Ironstone Way and on the east side of Irvine Lane. 4. A 12 -foot tall buffer yard screen, including a six -foot berm, must be maintained along Ipava Avenue. 5. The buffer yard berm on Lot 1, Block 1 must be sodded to the edge of the trail along Ipava Avenue. A $1,000 cash escrow must be submitted with the building permit application for Lot 1, Block 1 to guarantee the installation of the sodding. This escrow will be in addition to the landscape /sod escrow required for this lot at the time of building permit. 6. A barricade must be installed by the developer at the south end of Irvine Street until the street is extended in the future. 7. All single - family homes must comply with the following RS -2, Single Family District setbacks: Front Yard: 30 feet. Rear Yard: 30 feet. Rear Yard (abutting Ipava Avenue): 50 feet Side Yard (interior): 15 feet. Side Yard (corner): 30 feet. Ayes: Lillehei, Davis, Adler, Grenz, Drotning, Glad, Maguire . Nays: 0 ITEM 8. STAFF NOTICES The Planning Commissioners indicated that September 23 will work for the next meeting date. The Planning Commission Secretary will send out an e -mail message as a reminder of the September Planning Commission meeting date, cancellations and changes. There being no further business, the meeting was adjourned at 7:12 p.m. The Planning Commission went immediately into a work session. Respectfully submitted, Penny Brevig, Recording Secretary Dated ATTEST: DRAFT Bart Davis, Chair Dated Planning Commission Meeting August 19, 2010 Page 7 ITEM 1 CaII to order ing was called to order at 6:00 p.m. ITEM 2 Present: Absent: Staff Present: CITY OF LAKEVILLE PARKS, RECREATION & NATURAL RESOURCES COMMITTEE Meeting Minutes for August 18, 2010 oll call of members Bob--Boerschel, Tom Goodwin, Scott Kelly, Howard Lovelace, Pat Messinger, Jeanne Peterson, Jerry Zell Judy Hayes Parks & Recreation Director Steve Michaud, Environmental Resources Manager Mac Cafferty ITEM 3 Approval of the August 4, 2010 The August 4, 2010 Parks, Recreation & Natural approved as presented. ITEM 4 Citizen comments There was one citizen present. ITEM 5 Staff report Staff referred to thc report in thc committee packet. Staff rev e (10.11) Motion ma approval of Pioneer Plaza Indu Ayes -7 Nays -0 Motion passed. DRAFT eting minutes R •urces Committee meeting minutes were ITEM 6 Quail Ridge Third Addition preliminary and final plat (10.10) Motion made by Kelly, seconded by Messinger to recommend City Council consider approval of Quail Ridge Third Addition preliminary and final plat consisting of 20 single - family homes. The developer will be required to install 5' concrete sidewalks on one side of all residential streets and pay a cash contribution to satisfy the park dedication ordinance, 20 lots x $4,747.00 = $94,940.00. Finally, the developer is required to follow other recommendations outlined in the Planning and Engineering reports as they pertain to this plat. The developer is also required to follow the natural resources requirement detailed in the Planning and Engineering reports associated with tree preservation, grading, drainage, and erosion control and further recommendations by the Dakota County Soil and Water Conservation District, if applicable. Ayes -7 Nays -0 Motion passed. Pioneer Pfaza draft of the Pioneer Plaza Induction Policy. Peterson, seconded by Boerschel to recommend City Council consider oli `presented by staff with proposed edits. ITEM 8 Miracle Field Groundbreaking Staff updated Committee members on the status of the South Metro Miracle Fie •. - •undbreaking and the first game will take place on Sunday, September 12 at 11:30. Additional details and i •n will be forthcoming. Memorandum City of Lakeville Planning Department To: Planning Commission From: Allyn Kuennen, AICP A Associate Planner Date: August 20, 2010 (Revised) Subject: Packet Material for the August 19, 2010 Planning Commission Meeting. Agenda Item: Quail Ridge Third Addition Preliminary and Final Plat. BACKGROUND INFORMATION: D.R. Horton has submitted an application for the next phase of the Quail Ridge development. Quail Ridge is located west of 1pava Avenue, south of 178 Street, north of 185 Street (CSAH 60) and east of Italy Avenue. The first addition of Quail Ridge was approved by City Council on April 18, 2005 and included 35 single family Tots. The preliminary plat of Quail Ridge Second Addition was approved by City Council on February 21, 2006 and included 60 single family Tots divided into two phases. The final plat of the first phase of Quail Ridge Second Addition was approved by City Council on July 5, 2006 and included 29 single family lots. While preparing the plans for the next phase of Quail Ridge Second Addition, D.R. Horton determined that by utilizing a more efficient design three single family lots could be added to this phase and still meet the City's RS -2 Single Family Residential District requirements. The addition of the three lots requires the developer submit a revised preliminary and final plat for Planning Commission and City Council consideration. D.R. Horton has submitted a revised preliminary plat of 34 single - family Tots and one outlot divided into two phases and a final plat for 20 single family lots within the first phase to be known as Quail Ridge Third Addition. The Quail Ridge Third Addition preliminary and final plat plans have been distributed to the Engineering Department and to the Parks, Recreational and Natural Resources Committee for their review and comment. The following exhibits are attached for your review: Exhibit A — Location & Zoning Map Exhibit B — Preliminary Plat Exhibit C — Final Plat Exhibit D — Certificate of Survey Exhibit E — Existing Conditions Exhibit F — Grading, Drainage & Erosion Control Plan Exhibit G — Grading & Utility Plan Exhibit H — Quail Ridge Ghost Plat Exhibit I — Minutes from July 29, 2010 Neighborhood Meeting Exhibit J — 185 Street Dakota County Access Restrictions Exhibit K — Police Department letter of support forlconnection to Italy Avenue Exhibit L — Fire Department letter of support for connection to Italy Avenue 1 Direction Land Use Plan Zoning Map Existing Use North Low Density Residential RS -2, Single Family Quail Ridge First and Second Addition South Low Density Residential RS -2, Single Family Unplatted Lots with Single Family Homes East Low Density Residential P /OS, Public and Open Space City Owned Wetland Property West Low Density Residential RS -2 Single Family Italy Avenue and Single Family Homes Project Analysis: Existing Conditions. The Quail Ridge Third Addition preliminary plat includes 34 single family Tots divided into two phases. The first phase will be final plated into 20 single family lots with the second phase being platted as Outlot A. The second phase is proposed to be final platted into 14 single family lots in the future. The overall property was graded with previous additions of Quail Ridge which also included the construction of the required storm water basins. The site is adjacent to an existing wetland area along the west property line that was previously delineated and dedicated to the City. Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides this area to be developed as low- density residential development. The proposed use and the density are consistent with District 2 recommendations of the Comprehensive Land Use Plan. Zoning. The site is zoned RS -2, Single Family Residential District which is consistent with the Comprehensive Land Use Plan. The RS -2 District allows the property to be developed into the single - family Tots as proposed. Ghost Plat. During the review of the original preliminary and final plat of Quail Ridge the developer prepared a ghost plat for the unplatted area to the south. The ghost plat was developed to insure the future internal road system aligned with adjacent access points along Ipava Avenue to the east, Italy Avenue to the west and 185 Street to the south. The ghost plat also considered the location of wetland areas, internal street design and a typical lot layout for the area. The proposed Quail Ridge Third Addition is consistent with the ghost plat submitted with the original Quail Ridge preliminary plat. Surrounding Land Uses. The table below identifies planned and existing uses adjacent to the proposed development: Premature Subdivision Criteria. A preliminary and /or final plat may be deemed premature if any of the criteria listed in Chapter 10 -2 -4 -1 of the Subdivision Ordinance exist. Five criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (schools, police, fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans. Staff review of the Quail Ridge Third Addition preliminary plat against these criteria finds that it is not a premature subdivision. Density. The gross area of the preliminary plat is 17.57 acres with a gross density of 1.9 units per acre. The net developable area of the preliminary plat, excluding right -of -way and outiots, is 7.6 acres with a net density of 2.63 units per acre. The average lot size in Quail Ridge Third Addition is 18,107 square eet.• 1 2 Yard Front Side Interior Side Corner Rear Wetland Setback 30' 15' 30' 30' 50' abutting Ipava Ave. 33' Phasing. Quail Ridge Third Addition will be developed in two phases. The first phase will be final platted into 20 single family lots. The second phase will be final platted into 14 single family lots in the future. Blocks. Section 10 -4 -1 of the Subdivision Ordinance requires blocks to be at least 400 feet in length, but no longer than 1,325 feet. All blocks within the preliminary plat meet the requirements of the Subdivision Ordinance. Lot Area. Single family lots within the RS -2 District are required to provide a minimum area of 15,000 square feet for interior lots and 18,000 square feet for corner lots. The area of the 34 lots to be preliminary platted and the 20 lots to be final platted meet the minimum square footage required. Lot Width /Depth. The minimum lot width for single - family Tots within the RS -2 District is 100 feet for interior lots and 120 feet for corner lots. All interior and corner lots within the preliminary and final plat meet the minimum lot width requirement. A minimum depth of 170 feet is required for double frontage lots abutting Ipava Avenue. Lot 1, Block 1, which has frontage on Ipava Avenue and Ironstone Way, meets the minimum buffer yard lot depth requirement. Outlots. Two outlots are indicated on the final plat for the third addition. Outlot A will be retained by the developer and will be final platted into 14 lots in the future. Outlot B will also be retained by the developer until such time it can be incorporated into the future development of .the adjacent parcels to the south. Setbacks. Setback requirements for single family Tots in the RS -2 District are outlined below: The building pads shown on the preliminary plat meet the minimum setback requirements listed above. Landscape Plan. Buffer yard screening must be installed on all Tots adjacent to Ipava Avenue. The screening must include a minimum of a six foot high berm with six foot tall evergreen or pine trees planted on the berm for a total minimum screening height of 12 feet. A six -foot high berm with a double row of six -foot tall pine trees were installed along the entire frontage of Ipava Avenue with the construction of the first and second additions of Quail Ridge. Therefore, the buffering requirement for Lot 1, Block 1, Quail Ridge Third Addition has been completed and an oversized drainage and utility easement has been shown on the final plat covering the required buffer yard berming and landscaping area. The developer will be required to sod the berm on Lot 1, Block 1 to the edge of the Ipava Avenue right -of -way with the construction of the house on that lot. A $1,000 cash escrow must be submitted with the building permit application for this lot to guarantee the installation of the sodding. This escrow will be in addition to the landscape /sod escrow required for this lot at the time of building permit. Access. Access to the third addition will be from the extension of Ironstone Way from Quail Ridge Second Addition to Italy Avenue within the adjacent Suburban Acres plat. The preliminary plat also shows Irvine Lane extending to the south plat line to provide future access to the unplatted properties to the south if that area should redevelop in thelfuture. A barricade must be installed by the developer at the south end of Irvine Lane until the streets are extended in the future. 3 Streets & Right -of -Way. Lot 1, Block 1, Quail Ridge Third Addition plat is adjacent to Ipava Avenue which is classified as a High Density Minor Arterial /Parkway with a 1 /2 right -of -way of 75 feet. The required right -of -way has been previously dedicated as shown on the plat. During staff review of the plat it was determined that due to future Dakota County access restrictions on 185 Street (CSAH 60) a second access to the Italy Avenue neighborhood to the west of Quail Ridge should be completed now rather than in the future as previously considered with the Quail Ridge Second Addition preliminary plat. Therefore, the development includes the continuation of Ironstone Way from Quail Ridge Second Addition through Quail Ridge Third Addition and connecting to Italy Avenue within the adjacent Suburban Acres plat. The connection to Italy Avenue within the Suburban Acres plat will be constructed within existing City right -of -way between the addresses of 18290 and 18328 Italy Avenue. Ironstone Way will be constructed as a 32 -foot wide urban street section within a 60 foot wide right - of -way and will include the standard concrete curb and gutter, storm sewer and stormwater management systems per City and Minnesota Pollution Control Agency (PCA) requirements. The portion of Ironstone Way between the western plat line and Italy Avenue will be constructed as a 24 foot wide paved rural street section within the existing platted right of way. This will minimize the area of disturbance for the adjacent property owners and eliminate the need for additional easements to construct new stormwater management systems. The developer will be responsible for paying for the portion of Ironstone Way within the Quail Ridge plat boundaries and the City will reimburse the developer for the cost to construct the connection to Italy Avenue outside the Quail Ridge plat boundaries. There will be no costs to the Italy Avenue residents for the extension of Ironstone Way to Italy Avenue. Neighborhood Meeting. D.R. Horton hosted a neighborhood meeting to review the proposed Quail Ridge Third Addition plat and street extension to Italy Avenue on July 29, 2010. There were 15 residents present at the meeting with the majority of the participants being from the Italy Avenue neighborhood. In general the residents understood the need for the connection to Italy Avenue and had many questions regarding the timing and construction of the street connection, future improvements to 185 Street (CSAH 60) and the potential for the future upgrade of Italy Avenue from a gravel road to an urban street. The attached notes outline the questions and responses that were discussed during the neighborhood meeting. Sidewalks. A five -foot wide concrete sidewalk is shown on the north side of Ironstone Way and on the east side of Irvine Lane. All sidewalks will be constructed by the developer at their cost. Trails. No additional trail construction is required within Quail Ridge Third Addition. Park Dedication. The City's Comprehensive Park Plan does not identify any parkland needs in the area of the subject site. Therefore, park dedication requirements are to be satisfied as a cash fee in lieu of and as required by Section 10 -4 -8 of the Subdivision Ordinance. The park dedication fee is as follows: 20 lots X $4,747.00 /single family lot = $94,940.00 Payment of a cash fee in lieu of land to satisfy park dedication requirements is subject to review and recommendation of the Parks, Recreation and Natural Resources Committee. They will consider the preliminary plat at their meeting on August 18, 2010. Grading, Drainage and Erosion Control. The preliminary and final plat includes grading, drainage, erosion control and utility plans. The Engineering Department reviewed the grading, drainage and erosion control plans and their comments are included in their August 13, 2010 report. The Engineering Department recommends approval of the preliminary and final plat. 4 Wetlands. The preliminary and final plat is adjacent to a delineated wetland that was dedicated to the City with the approval of Quail Ridge First Addition. The designated wetland is located along the west property line and must be preserved and the buffer area maintained as required by ordinance. Tree preservation. The plans are consistent with the approved Quail Ridge Second Addition plans. The site was graded with the previous additions. The tree preservation plan satisfies City requirements. All "save" trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. The developer is required to post a security for tree preservation on an individual lot basis for each lot containing a "save" significant tree. The security is $1,500 for each lot with a "save" significant tree and $1,000 for each outlot with a "save" significant tree and is calculated as follows: Block 1: Lots 9 -11 Outlots A and B Total 3 Lots @ $1,500.00 2 Outlots @ $1,000.00 $4,500.00 2,000.00 $6,500.00 Easements. The preliminary plat illustrates perimeter easements for all single - family lots as required by Section 10 -4 -4.A of the Subdivision Ordinance. The plat also includes a temporary drainage and utility easement across Outlot A that will automatically vacate when the outlot is platted in the future into lots and blocks. Overhead Utilities. No overhead utility line exists within the plat. RECOMMENDATION: The preliminary and final plat plans comply with the provisions of the Zoning Ordinance, Subdivision Ordinance and Comprehensive Plan. Staff recommends approval of the Quail Ridge Third Addition preliminary and final plat subject to the following stipulations: 1. The recommendations outlined in the August 13, 2010 Engineering Report. 2. The recommendations of the Parks Recreation and Natural Resources Committee. 3. Five -foot sidewalks must be constructed at the developer's expense on the north side of Ironstone Way and on the east side of Irvine Lane. 4. A 12 -foot tall buffer yard screen, including a six -foot berm, must be maintained along 1pava Avenue. 5. The buffer yard berm on Lot 1, Block 1 must be sodded to the edge of the trail along 1pava Avenue. A $1,000 cash escrow must be submitted with the building permit application for Lot 1, Block 1 to guarantee the installation of the sodding. This escrow will be in addition to the landscape /sod escrow required for this lot at the time of building permit. 6. A barricade must be installed by the developer at the south end of Irvine Lane until the street is extended in the future. All single - family homes must comply with the following RS -2, Single Family District setbacks: Front Yard: 30 feet Rear Yard: 30 feet Rear Yard (abutting 1pava Ave.): 70 feet Side Yard (interior): 15 feet Side Yard (corner): 30 feet Side Yard (abutting 1pava Ave.): 60 feet cc: Mac Cafferty, Environmental Resources Manager Mark DuChene, Civil Engineer 5 4' ' mat frii"# r a m : Eff NIP Nem NM NBA MIL ,1W RS -2 183th Street P /OS City of Lakeville Location & Zoning Map DR Horton, Inc.- Minnesota Quail Ridge 3rd Addition Preliminary and Final Plat Exhibit A og NA NO 0 A EA: ;AI Z. 1 = si mmommilmer , rt ; • QUAIL RIDGE 3RD ADDITION LAKEVILLE, MINNESOIA TITLE SHEET FOR D.R. Horton, Inc.—Minnesota 20050 0e05.00e Cow, Si. 100, lakevde Alennesote 55044 00 .0 '4 ..•, ci,),.,-, 3o ................4:44.4• .. 14:44 , 44.%)..........,,O• ,- 44.44•04141,2, 0 • .414 0 =W11, One ' Or " :nernly dif.1 0^d En.. under JOEL KOKI st! N.) CO 0> 0 I-1 1-1 -o n • = z E : • cp 1 71 ■.1 CD cn c/1 z z 0 James R. Hill, Inc. PLANNERS / ENGINEERS / SURVEYORS 25000 Cre Ro 42, 5515 120, 9105440 RR 56337 PRORF (952)890-6044 Fax (952)890-6244 ....1.11. 3 . 3 , . , QUAIL RIDGE LE THIRD ADDITION LAKEVIL MINNESOTA PRELMNARY PLAT D.R. Horton, Inc.-Minnesota 20880 89nenage Court. Surte IOC Lokorile Alowlesola 5504 '---- _ 4 ■----- • I ' . - James R. Hill , Inc. PLANNERS / ENGINEERS / SURVEYORS 2500 W CH Po 4Z 918 120. &Amu. AIN 55337 PHONE: (952)890-6044 FAX. (952)890-6244 Xas_ Et t 3 L 650.41 NO052"W____ mar --- )L- - - --` _J -011111111■-z (4 0 c: 4 'J Op, e I V FAVA r' 1 7-• HA/ A ,/ A ‘,2 \ L_I VV/ / I en. ) 116.04 M0:1'29'27"w 40 1 A A :,71 ttr 1\01 v vv - - 2 — 650.41 6100 A N "e /2 , 768 50 rn r • IF .............. — ,, , "••■•er , -- ' -- 'nor EASEMENT 1) 116 04 — N0029 < 225 0s r ' 14 I PROJECT NO 22478 I CAD FILE 224389 dwg I R EVI SIONS I DATE 7/29/10 I DRAWN DT PLR QUAIL RIDGE THIRD ADDITION LAKENLLE. YINNE501A Certificate of Survey FOR inesota D.R. Horton, Inc.— Mn ab. Ynnevefo 55060 6.06,180e C000 Su6e 100 lw l James R. Hill, Inc. PLANNERS / ENGINEERS / SURVEYORS ■ 2500 W. Ctt Sat 12Q 6YYL AN 55357 — (esz> lb + 42. 20106011L +, FAX (952)890-6244 /2010 of 20AM yt '- C) i ;;,, Ire c I 0 1 r \ \ ( I I V\ • r - r - 1 L_ L_ I \ J - r K I 5 �f- 1 ero .....i w�.,.r .4reat149/.+r- „ �f°*- yT+a'£" c, �, "*.V" -. --T A lnt :l..f Yom' ":l eW.Cu�ati�'� '- ^ ._•.• . �______ .. VV/ \ 1 / - \V LJI I I\JI - r �YJ Lyj wr3 s 6 CT, 3 -- f ll c) I i 1 3, - 0 0 O 0 ti m 040 • l - 650 41 N00'20'57;W z — re, o ov e .y on - SO .., yV• I A — V J hOAp . 1 _ i !.en o 0 1 I DRAWN BY CJN QUAIL RIDGE 3RD ADDITION LAKEVILLE, MINNESOTA rect — James R. Hill, In JEC 224 40 !431 YIS DA' /22 EXISTING CONDITIONS : ' "" a C P v L p ° PLANNERS / ENGINEERS / SURVEYORS FOR i 2500 CM RD 42, SuR 120. Ce#6m w 0 55337 �.--�Q D.R. Horton, Inc.- Minnesot21 ( .__ 8 FAX' (952)890 - 6244 • 20850 Keno,eg. Court. Sure 100 Lehe iN wn„eeoto 55044 • ----- PHONE. (952)890 - 6044 0 0 O 0 ti m 040 • l - 650 41 N00'20'57;W z — re, o ov e .y on - SO .., yV• I A — V J hOAp . 1 _ i !.en o 0 1 3.2 I PROJECT NO. 22036 I CAD FILE 22438C REVISIONS I DATE 6/22/10 I DRAWN BY CJK QUAIL RIDGE 3RD ADDITION GRADING & EROSION CONTROL PLAN MR D. R. Horton, Inc.— Minnesota 20880 MenUrM9e ++ +s 100, LaRMle Minnesota 55044 hen. cffm. ma « ^ .l o e , � ° M'" cf I "— James R. Hill, Inc. ; PLANNERS / ENGINEERS / SURVEYORS _ 1500 w Cu Fro 42 SUR 120, Buu60C MR 55337 PHONE (951)890 -6041 FA (952890 624 0 rl sa IMIHXa 1' 4 L ;., 4 1 4 —'• 7-- ■ 4 1 Z P rn „ 2 ■.0 6 ,-"' 0 co QUAIL RIDGE 3RD ADDITION LANEVUE. MINNESOTA GRADING & EROSION CONTROL PLAN FOR D.R. Horton. Inc —Minnesota 205400405,004 Court Sotto 500 40400. Mk 55004 - - Now... etc oNI ow L ...t me: wan. 1e Imrs of Mt tot. or 14.....efete rot c COMM P C - Hill, Inc. ' PLANNERS / ENGINEERS / SURVEYORS _1 , 2500 W C11 45 42, 51.445 120. 4s4s540 er UN 35337 RHONC. (952)890 FAX (952)890 - F ) 4 4 ./ . tr.. 1' 4 L ;., 4 1 4 —'• 7-- ■ 4 I I PROJECT NO. 22438 34 ' I CAD PILE 22438CU M o N O N = O I DRAWN BY CJK QUAIL RIDGE 3RD ADDITION UKFNLLE NNESOTN GRADING & UTILITY PLAN FOR D.R Horton. Inc.— Minnesota FN. no w, - - James R. Hill, Inc. PLANNERS / ENGINEERS / SURVEYORS ' I 2500 w CT( It 4Z Sun 120. 194.6.a. uF MN 55332 PHONE. (952)890 -604. F O (952)09D -624. . .. .�: :moo , 1 :u�T.riu�ti ■ 017117 :3 w .miy N1iE, QUAIL RIDGE 3RD ADDITION LAKEVILLE. MINNESOTA GRADING & UTILITY PLAN rOR D.R. Horton. Inc.— Minnesota 20.960 NenbrlOge Court. Suite 100. Lo.0W1. Mmnnoto 550.4 - James R. Hill, Inc. lor r P LANNERS / ENGINEERS / SURVEYORS 2500 W Cry K0 42. 540 120. Elmsw.4. WN 55337 PHONE (95290 -6040 FAX (9521690 -62 0 3 7) 6 ° 8 1—gall • ..4s" I REVISIONS I DATE 6/22/10 I DRAWN BY CJK QUAIL RIDGE 3RD ADD MON UKEVILLE mIRNIESOTA UTILITY PLAN FOR D.R. Horton, Inc.-Minnesota 20690 K.0nOge Court 5441. 100 1....114 LOnnesoto 55944 nof.0. Certeo won 04 Pon oper10,31 OF FOWL oaf corn* .... « ..... , d , 0 4, "^" . .. ,, .N.t , 41, Oolo loom. Prolooso.tos undo. In. loos of tot o. 0 O■Foolketo P ...,..—.--- James R. Hill, Inc. ' PLANNERS / ENGINEERS / SURVEYORS . 25008 COY 4' 42. Sun 115 81■11.4 UN 55337 PHONE (951)890 050 (951)890 0 64 - m . 6/1' 0.d 9265 3 7) 6 ° 8 1—gall • ..4s" Nit 0 • Dnd —1111 6 06 1 3 0 N N N t P' • • -■■ ■■ ■■ ■■ ■■ ■■ ■■■ -■ ■■ ■■ ■- ■■ 0 01 -; an QUAIL RIDGE 3RD ADDITION LAKELka MINNESOTA UTILITY PLAN FOR D.R. Horton, Inc.-Minnesota 20860 5.06089 Court SuNe 100, Lakeville, Minnesota 55044 • - - - 0 0 0 0 2,1, I, 0 , r . .5 - rn 2500 W Cry Ro 42. SUR 120, BINMAILL MN 55337 P0040 (952)890-6044 FAX (952)890-6244 James R. Inc] PLANNERS / ENGINEERS / SURVEYORS x H 5 y Memorandum To: Steve Mielke, City Administrator Keith Nelson, City Engineer From: Daryl Morey, Planning Director Zach Johnson, Assistant City Engineer Allyn Kuennen, Associate Planner Date: August 4, 2010 Subject: Quail Ridge Third Addition Neighborhood Meeting City of Lakeville Planning Department D.R. Horton hosted a neighborhood meeting for the proposed Quail Ridge Third Addition re -plat located west of Ipava Avenue and north of 185 Street (CSAH 60). The neighborhood meeting was held on Thursday, July 29, 2010 at 6:00 p.m. at the Water Treatment Facility. There were 15 residents present at the meeting. Mike Suel of D. R. Horton and Chris Remus of James R. Hill were in attendance representing the development team. City staff present at the meeting included Planning Director Daryl Morey, Assistant City Engineer Zach Johnson, and Associate Planner Allyn Kuennen. Mr. Suel provided an overview of the proposed Quail Ridge Third Addition re -plat. He stated that D.R. Horton will gain three single family lots with the re -plat by utilizing a more efficient design but still meeting City ordinance requirements. He stated that Ironstone Way will connect with Italy Avenue utilizing existing right -of -way in the Suburban Acres plat with this phase of the Quail Ridge development. The neighbors raised the following questions concerning the proposed development: • What is the average lot size in the proposed Quail Ridge Third Addition preliminary plat versus the average lot size from the approved Quail Ridge Second Addition preliminary plat? Mike Suel will research this and get back to the homeowner who asked the question. • 1 What is the timeframe for the upgrade of CSAH 60 to a four lane divided 1 roadway? EXHIBIT I Dakota County recently tried to obtain federal funding for the CSAH 60 upgrade, but it did not score high enough to qualify for the funding. As such, it is not in the County's current Five Year Capital Improvement Plan (CIP), but it is likely the County will try again in the near future to obtain federal funding given the existing and projected traffic volumes and safety concerns currently associated with this roadway. • Will sidewalks be constructed on both sides of CSAH 60 when it is upgraded? Yes, 10 foot wide off - street asphalt trails will be constructed on both sides of CSAH 60 when it is upgraded to a four lane divided roadway. • Why will Italy Avenue be limited to right -in, right -out turning movements with the upgrade of CSAH 60? The Italy Avenue intersection will be limited to right -in, right -out turning movements in order to meet Dakota County's '4 mile full access spacing requirement for CSAH 60. The 1pava Avenue and Kenwood Trail (CSAH 50) intersections set the full access intersection points for this segment of the CSAH 60 corridor. The full access intersections for this segment of the CSAH 60 corridor will be Jamaica Path /Jasmine Way, Ixonia Avenue, and a future street intersection located between Italy and 1pava avenues. • Will the CSAH 60 upgrade trigger the Italy Avenue upgrade? No. The Italy Avenue upgrade is a totally separate issue from the CSAH 60 upgrade and will only be completed when the City Council initiates a public improvement project. • Would the City ask Dakota County if a "No Passing on Shoulder" sign can be installed on eastbound 185 Street (CSAH 60) at Italy Avenue to improve traffic safety by avoiding rear -end collisions for vehicles turning left from 185 Street to Italy Avenue? Yes, the City will make this request to Dakota County. • Will a street connection also be made within existing right -of -way to connect Italy and Ixonia avenues? The right -of -way exists for this connection but there may be environmental constraints (slopes, wetlands) that could make the connection cost prohibitive. This issue will be reviewed when the Italy Avenue upgrade is being considered. • Does the Italy Avenue connection n to the Quail Ridge development have to be made now? 2 No, however there is a public health and safety benefit to the neighborhood because the connection will provide a second access point for emergency service vehicles. In addition, City sanitary sewer and watermain will be extended with the connection and a fire hydrant will be installed at the Italy Avenue /Ironstone Way intersection, which will improve fire fighting measures for this neighborhood and may reduce homeowners' fire insurance rates. Also, the connection will provide the Italy Avenue residents with access to Ipava Avenue and full turning movements onto CSAH 60 in the event the CSAH 60 upgrade occurs and Italy Avenue is restricted to right -in, right -out turning movements. • Who will pay for the Italy Avenue connection to the Quail Ridge development if it is constructed now? The developer will pay for the portion within the Quail Ridge plat boundaries and the City will reimburse the developer for the cost of the portion located outside the Quail Ridge plat boundaries with no costs to the Italy Avenue residents. • Who will pay for the Italy Avenue connection to the Quail Ridge development if it is pushed to a future date? It would be included in the Italy Avenue upgrade and the cost would be paid for by the Italy Avenue homeowners. • If the Italy Avenue connection to the Quail Ridge development is going to be made with this phase of the Quail Ridge development, why not construct the connection as an urban street section instead of as an interim, rural street section? New developments are required to construct urban street sections consisting of 32 foot wide paved streets with concrete curb and gutter, storm sewer and stormwater management systems per City and Minnesota Pollution Control Agency (PCA) requirements. In order to minimize the area of disturbance and the need for additional easements to construct new stormwater management systems, a 24 foot wide paved rural street section is being proposed. • When will Italy Avenue be upgraded to an urban street section? Italy Avenue will be upgraded with the installation of public sanitary sewer and watermain. In an effort to keep assessment costs down, staff will review alternative street sections which minimize the area of disturbance and reduce the need for additional easements to construct new stormwater management systems, and retain the neighborhood's rural characteristics. 3 • Will the Italy Avenue upgrade include the extension of City sanitary sewer and watermain? Yes. • How many homeowners along Italy Avenue will have to agree to the upgrade in order for the City to move forward with a project? City policy for past improvement projects similar to this one would require a majority of affected homeowners to support and agree to be assessed for the public improvements. The City Council may also initiate a project to install public sanitary sewer, watermain and paved streets to address a public heath or safety concern. • What will the assessment costs be to the homeowners for the Italy Avenue upgrade? Staff would have to study the issue in more detail in order to better prepare an approximate cost estimate as each public improvement project is unique. The Appaloosa Farm public improvement project (2005), which included City sanitary sewer, watermain and a paved rural street section, had an assessed cost of $16,154 per buildable lot. It was pointed out by City staff that construction costs right now are favorable given the current economy. • Would the City consider sending out another survey to the Italy Avenue homeowners to ask their desire to proceed with the Italy Avenue upgrade at this time? Can the survey include the approximate assessment cost for the upgrade? This request will be discussed with the City Administrator and City Engineer. The survey could include the approximate assessment cost for the upgrade. The neighborhood meeting ended at approximately 7:15 p.m. ( pl ancomm- neighborhoodmeetingnotes2 ) 1 4 C 0 71)- C w 3 X C >ft < CD CD *a 0 0 if; C 0 C x Ui 0 0 EXHIBIT J July 29, 2010 Allyn Kuennen Associate Planner City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Dear Mr. Kuennen: Respectfully, LAKEVILLE POLICE DEPARTMENT 9237 183` Street West Office: (952) 985 -2800 Lakeville, MN 55044 Fax: (952) 985 -4899 There are a few public safety issues I would like to address regarding the Quail Ridge Plat. In the interest of public safety, it's important to have as many access points into a neighborhood as possible. For example, if a storm would hit the area and knock down power lines or tree branches, roads could become blocked, making it difficult for police and fire to provide emergency services to the neighborhood. With more than one access point, police squads would be able to get into the neighborhood more easily. The connection could also potentially reduce police response time into the neighborhood. By having multiple entrances into a particular neighborhood, police squads would be able to access a residence in distress much quicker depending on where they are coming from in the city. Having only one access point can potentially severely diminish our response time. When we're speaking about emergency response, minutes and even sometimes seconds can make a world of difference. For the reasons outlined above, the police department would support the extension of Ironstone Way to Italy Avenue. Thanks for your inquiry regarding this issue. Officer Rick L. Bussler Ex- Officio Planning Commission Member Lakeville Police Department 1 Thomas Vonhof, Chief of Police EXHIBIT K Kuennen From: Meyer, Michael Sent: Wednesday, July 28, 2010 10:41 AM To: Kuennen, Allyn Cc: Carstensen, Brian; O'Connell, Jay Subject: Ironstone Way Allyn, We have concerns and see some advantages with the next phase of Quail Ridge and future of CSAH 60 from the fire department's stand point. First the proposed changes to CSAH 60, the fire department would request that a fire hydrant be placed at the corner of CSAH 60 and Italy Avenue and that another fire hydrant be placed at the corner of Italy Avenue and Ironstone Way. The fire department does not have a concern with our response times to this area. Concerns: ➢ No water supply in the neighborhood for a fire. A fire in this neighborhood will be a water tender operation with multiple tenders moving in and out of the neighborhood. > One access point into neighborhood. When a fire does occur in the neighborhood, fire operations will be handicapped due to the access to move equipment and personnel in. Water tender operations work best-with access in and an access out. The neighborhood would be shut down to all residents in or out while fire operations are active. > The hydrants that are located on CSAH 60 prior to or after Italy Avenue, if used, will cause CSAH 60 to be closed for the duration of the fire operation. The extension of Ironstone Way, adding of the fire hydrants will greatly improve the fire iepartments access into and out of the neighborhood. The fire hydrants will provide a better ,eater source to use during a fire in the neighborhood and limit shutting down the neighborhood CSAH 60 down in the event of a fire. Any questions please let us know. Michael Meyer, Fire Chief City of Lakeville l 20190 Holyoke Avenue i Lakeville, MN 55044 Office: 952 - 985 -4701 i Fax: 952 -985 -4719 ( www.Iakeviliemn , gov he information contained in this transmission including any attached documentation may be privileged and confidential. It is ntended only for the use of the individual or entity named above, If the reader of this message is not the intended recipient, 'ou are hereby notified that any dissemination, distribution or copy of this communication is strictly prohibited. If you have eceived this communication in error, please notify the City of Lakeville immediately by replying to this email. , ,,, n, Page 1 'of I EXHIBIT L Memorandum To: Allyn Kuennen, Associate Planner From: Mark DuChene, Development/Design Engineer McKenzie L. Cafferty, Environmental Resources Manager Copy: Dennis Feller, Finance Director Gene Abbott, Building Official Date: September 3, 2010 Subject: Revised -Quail Ridge Third Addition • Preliminary Plat Review • Final Plat Review • Grading & Erosion Control Plan Review • Utility Plan Review BACKGROUND City of Lakeville Engineering D.R. Horton, Inc. - Minnesota has concurrently submitted a preliminary and final plat named Quail Ridge Third Addition. The proposed residential subdivision is a replat of a portion of Quail Ridge Second Addition as the developer has revised the layout to accommodate three additional lots. The parent parcel is zoned RS -2, Single Family Residential District and consists of Outlot A, Quail Ridge Second Addition. The proposed residential subdivision is located west of and adjacent to Ipava Avenue; north of 185 Street (CSAH -60) and south of 175 Street. The preliminary plat consists of thirty-four single - family lots and one outlot on 17.57 acres. The outlot created with the preliminary plat shall have the following uses: Outlot A: Future residential development (0.29 acres) The final plat consists of twenty single - family lots within two blocks and two outlots on 17.57 acres. The outlots being final platted shall have the following uses: Outlot A: Outlot B: Future residential development (7.6 acres) Future residential development (0.29 acres) Development of the site includes the extension of public sanitary sewer, watermain, storm sewer and the construction of local streets, and sidewalks. REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 2 OF 10 The proposed subdivision will be completed by: SITE CONDITIONS Developer: D.R. Horton, Inc.- Minnesota Engineer: James R. Hill, Inc. Quail Ridge Third Addition is located on land with rolling terrain. The site is predominantly open, with trees primarily found at the northwest corner of the site. A wetland complex and mitigation area borders the northwestern plat boundary. Regional stormwater basin FO -13 -1 is situated at the southeast corner of the site. STREET AND SUBDIVISION LAYOUT Quail Ridge Third Addition is located adjacent to transportation facilities under the control of the City of Lakeville. Entrance into the Quail Ridge development will be from Ipava Avenue at 180 Street and 183 Street. Entrance to Quail Ridge Third Addition will be via extensions of Ironstone Way. Ironstone Way Development of Quail Ridge Third Addition includes the extension of Ironstone Way. Ironstone Way is designed as a 32 -foot wide local roadway within a 60 -foot wide right -of -way, matching the existing segments constructed with Quail Ridge Second addition improvements. The Developer will construct Ironstone Way within the existing dedicated right -of- way in the Suburban Acres plat adjacent to the west plat boundary and connect to Italy Avenue to provide a second access location to the Suburban Acres neighborhood. The Ironstone Way extension will be a 24 -foot wide paved street within the existing 60 -foot wide right -of -way to minimize the area of disturbance. The Developer shall construct the street extension in conjunction with the Quail Ridge Third Addition improvements. The City shall pay 100% of the costs for the portion of Ironstone Way located outside of the Quail Ridge Third Addition Plat boundaries in the form of a credit to the Developer's required cash fees. The credit shall be based on the estimated construction cost provided by the Developer's engineer and shall include engineering and surveying costs estimated to be 15% of the construction costs. The credit shall be $20,334.88. Irvine Lane Irvine Lane is designed as a 32 -foot wide local roadway within 60 -foot wide right -of- way, matching the existing segment. constructed with Quail Ridge Second Addition improvements. The developer will dedicate right -of -way as shown on the preliminary plat and construct Irvine Lane from its current termini to Ironstone Way when Outlot A develops. Irvine Lane will be constructed from the intersection of ti a REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 3 OF 10 Ironstone Way to the south plat boundary with the Quail Ridge Third Addition final plat improvements. A barricade and "Future Street Extension" sign must be placed at the south end of Irvine Lane until the street is extended in the future. Ipava Avenue Ipava Avenue, a multi -lane A -minor expander abuts the plat on the eastern plat boundary. CONSTRUCTION ACCESS Construction traffic access and egress for grading, utility and street construction shall be from Ipava Avenue at 183 Street. No construction traffic shall enter Quail Ridge Third Addition from Italy Avenue. PARKS AND TRAILS Development of Quail Ridge Third Addition includes the construction of public sidewalks. The Developer shall construct 5 -foot wide concrete sidewalks and pedestrian curb ramps along one side of all local roadways. The preliminary plat indicates sidewalks will be installed on the north side of Ironstone Way and the east side of Irvine Lane, which is consistent with the previous phases. The Park Dedication Fee has not been collected on the parent parcel and shall be paid in cash at the time of final plat approval. The Park Dedication Fee is based on the rate in effect at the time of final plat approval and is calculated as follows: UTILITIES SANITARY SEWER 20 units x $4,747.00 /dwelling unit = $94,940.00 Single - Family Dwelling Units Park Dedication Fee Rate Total Quail Ridge Third Addition is located within subdistrict NC -20985 of the North Creek sanitary sewer district as identified in the City's Comprehensive Sewer Plan. Wastewater will be conveyed via existing trunk sanitary sewer to the MCES Lakeville Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed residential subdivision. Development of Quail Ridge Second Addition included th extension of a public sanitary sewer following the proposed right -of -way for Ironstone Way and connected to an 8 -inch sanitary sewer located east of Ipava Avenue. Additional 8- inch sanitary sewer lines will be extended within Quail Ridge Third Addition as REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 4 OF 10 development necessitates. An 8 -inch sanitary sewer line will be extended to the Italy Avenue right -of -way within the right -of -way dedicated with the Suburban Acres plat to provide a future service connection point for Italy Avenue. The City shall pay 100% of the costs for the portion of sanitary sewer located outside of the Quail Ridge Third Addition Plat boundaries in the form of a credit to the Developer's required cash fees. The credit shall be based on the estimated construction cost provided by the Developer's engineer and shall include engineering and surveying costs estimated to be 15% of the construction costs. The credit shall be $22,104.15. The proposed sanitary sewer layout is in accordance with the City's Comprehensive Sanitary Sewer Plan. Final locations and sizes of all sanitary sewer will be reviewed by City Staff with the final construction plans. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall be paid in cash at the time of final plat approval. The Sanitary Sewer Availability Charge is calculated as follows: WATERMAIN 20 units x $307.00 /dwelling unit = $6,140.00 Single- Family Dwelling Units Sanitary Sewer Availability Charge Rate Total Development of Quail Ridge Second Addition includes the extension of public watermain. 8 -inch watermain will be extended within the subdivision from existing 8 -inch watermain stubs located at the termini of Ironstone Way and Irvine Lane. An 8 -inch watermain shall be extended to the plat boundaries within Quail Ridge Third Addition in the Irvine Lane right -of -way. The 8 -inch watermain shall also be extended to Italy Avenue within the right -of -way previously dedicated with the Suburban Acres plat and a hydrant placed at its terminus. The City shall pay 100% of the costs for the portion of watermain located outside of the Quail Ridge Third Addition Plat boundaries in the form of a credit to the Developer's required cash fees. The credit shall be based on the estimated construction cost provided by the Developer's engineer and shall include engineering and surveying costs estimated to be 15% of the construction costs. The credit shall be $13,607.37. The proposed watermain layout is in accordance with the City's Comprehensive Water Plan. Final locations and sizes of all watermain facilities will be reviewed by City Staff with the final construction plans. An analysis of the entire Quail Ridge development indicated that booster pumps and larger services are required on some lots to maintain adequate water flow and pressure during peak flow rates and power outages. Consistent with the Quail Ridge Second Addition Development Contract: `i a REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 5 OF 10 • Booster pumps shall be installed on all lots with a proposed first floor elevation of 1105 or greater. • Larger water services (1 - diameter) shall be installed on all lots with a proposed first floor elevation greater than 1090. The Developer is eligible for credit for water service improvements associated with Quail Ridge Third Addition in accordance with credits issued for Quail Ridge and Quail Ridge Second Addition. The City is to pay 50% of the construction costs for both the increase of service size and the installation of booster pumps. The credits associated with booster pump installation and water service over - sizing shall be apportioned accordingly: • The City and Developer shall equally share the construction cost for the increase of service size. The construction cost shall be based on an estimate provided by the Developer's Engineer. The credit shall be 50% of the construction cost difference between 1 - and 1" water services. Based on cost estimates provided by the Developer's Engineer the difference between 1 -1/4" and 1" water services is $2,810.00. The City will then credit the Developer's cash fees 50% of the difference or $1,405.00. • The City and Developer shall equally share the booster pump installation costs. The credit shall be 50% of the construction costs for the booster pump, by -pass piping and electric supply for the booster pump only. There are no lots within the Quail Ridge Third Addition final plat that require booster pumps. This credit shall be applied to the cash fee requirements of the subsequent Quail Ridge plats as necessary. The credit of $1,405.00 shall be applied to the Quail Ridge Third Addition final plat cash fees. The Oversized Service Credit for Quail Ridge Third Addition final plat is calculated as follows: $16,670 - $13,860 x 50% = $1,405.00 Estimated cost for 1 -1/4" services Estimated cost for 1" services Total DRAINAGE AND GRADING Quail Ridge Third Addition is located within subdistrict FO -13 of the Farmington Outlet drainage district as identified in the City's Water Resources Management Plan. Development of Quail Ridge Third Addition includes the construction of structures and piping for collecting storm water and discharging to regional stormwater basin FO -13 -1, located at the southeast corner of the site, which was constructed with the Quail Ridge Second Addition improvements. REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 6 OF 10 The house type, pad elevation and lowest floor elevation for Lots 1 -5, Block 3, Quail Ridge Third Addition as shown on the preliminary plat are subject to change based on the results of piezometer readings that must be collected at a minimum interval of once a month for a minimum 12 consecutive months to establish a seasonally high ground water elevation. Upon submittal and review of the piezometer data by the City of Lakeville engineering department, final elevations and house styles for the lots will be determined prior to the development of Outlot A of the Quail Ridge Third Addition final plat. The lowest floor elevations must be a minimum of 3' above the highest known groundwater elevation. No building permits will be issued for Lots 1 -5, Block 3, Quail Ridge Third Addition preliminary plat until these requirements have been satisfied. The final grading plan must identify all fill lots in which the building footings will be placed on fill material. The grading specifications must 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 for Quail Ridge Third Addition shall not be issued until a certified grading plan has been submitted and approved. The Quail Ridge Third Addition site contains approximately 17.5 acres. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. RESIDENTIAL BUFFER YARD REQUIREMENTS Ipava Avenue is an A -minor expander, as identified in the City's Transportation Plan. A buffer yard berm and landscaping screen with a combined height of 12 feet (including a minimum earth berm height of 6 feet) shall be provided adjacent to Ipava Avenue. All required earth berms were constructed as part of the improvements with Quail Ridge Second Addition and an as -built certifying berm height was submitted and has been approved by the City. STORM SEWER Development of Quail Ridge Third Addition includes the extension of public storm sewer. The storm sewer will collect runoff generated from within the subdivision and convey it to regional stormwater basin FO -13 -1. Final storm sewer locations and sizes will be reviewed by City Staff with the final construction plans. Draintile construction is required within Quail Ridge Third Addition for the street sub -cut and for all lots except Lots 1 -9, Block 1, of the Quail Ridge Third Addition final plat which shall be required to direct their sump to the 4. J A REVISED-QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 7 OF 10 rear of their lots toward the stormwater basin. 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. A temporary easement for drainage and utility purposes across Outlot A of the final plat is provided to allow access to the storm sewer located along the rear lot lines of Block 2. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and shall be paid in cash at the time of final plat approval. The Trunk Storm Sewer Area Charge is calculated as follows: . WETLANDS 765,245 s.f. - 343,600 s.f. x $0.167/s.f. Gross Area of Quail Area of Out lots A & B Area Charge Ridge 3r Addition (Future Development) There are no wetland impacts associated with the Quail Ridge Third Addition subdivision. TREE PRESERVATION The plans are consistent with the approved Quail Ridge Second Addition plans. The site was graded with the previous additions. The tree preservation plan satisfies City requirements. All "save" trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. The Developer is required to post security for tree preservation on an individual lot basis for each lot containing a "save" significant tree. The security is $1,500 for each lot with a "save" significant tree and $1,000 for each outlot with a "save" significant tree and is calculated as follows: Block 1: Lots 9 -11 Outlots A and B Total EROSION CONTROL 3 Lots © $1,500.00 2 Outlots © $1,000.00 = $70,414.72 Total An erosion control plan l as been submitted and includes the following: $4,500.00 2,000.00 $6,500.00 1 REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 8 OF 10 • A single gravel construction entrance is indicated on the erosion control notes. • A seed /mulch specification that meets City requirements. • All 3:1 slopes seeded and stabilized with fiber blanket. • The site will be re- vegetated within 48 hours of rough and final grade. • Phased construction to minimize soil loss. • Ditch checks are shown in all swales. • Inlet protection is included in the plans. Wimco Road Drain or equivalent will be used on all street catch basins and Royal Infra -safe or equivalent will be used for all rear lot catch basins. • The NPDES requirements are included in the plan set. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water Conservation District. Additional measures shall be installed and maintained by the developer. The streets must be cleared of debris at the end of each day. Street sweeping must be done weekly or more often as needed. All streets must be maintained to provide safe driving conditions. Heavy -duty silt fence must be installed and maintained along all wetland boundaries. SECURITIES The developer shall provide a Letter of Credit as security for the developer- installed improvements relating to Quail Ridge Third Addition. The construction costs are based upon estimates submitted by the Developer's Engineer on August 9, 2010. CONSTRUCTION COSTS Sanitary Sewer $ 75,657.00 Watermain 89,134.50 Storm Sewer 95,525.00 Street Construction 176,303.00 Erosion Control and Grading Certification 12,075.00 SUBTOTAL - CONSTRUCTION COSTS $ 448,694.50 OTHER COSTS Developer's Design (6.0 %) Developer's Construction Survey (2.5 %) City's Legal Expense (0.5 %) City Construction Observation (7.0 %) Developer's Record Drawing (0.5 %) Lot Corners Tree Preservation $ 26,921.67 11,217.36 2,243.47 31,408.62 1 2,243.47 2,200.00 6,500.00 REVISED-QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 9 OF 10 Streetlights SUBTOTAL - OTHER COSTS 4,500.00 $ 87,234.59 TOTAL PROJECT SECURITIES $ 535,929.09 The Developer shall post a security to insure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $2,200.00. The City shall hold this security until the Developer's Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. The streetlight security totals $4,500.00, which consists of five post top streetlights at $900.00 each. CASH FEES The Park Dedication Fee for Quail Ridge Third Addition is $94,940.00. The cash fee for street signs is $1,736.49, which consists of three street /stop signs at $578.83 each. If the street posts are installed in frost conditions, the developer shall pay an additional $150.00 at each street post location. A cash fee for one -year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 20 units x $6.75 /unit /qtr. x 4 qtrs. = $540.00 Dwelling Units Streetlight Operating Fee Total A cash fee for one -year of surface water management expenses shall be paid at the time of final plat approval and is calculated as follows: 20 units Dwelling Units x $6.50 /unit /qtr. x 4 qtrs. = $520.00 Surface Water Management Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 22 units x $75.00 /unit = $1,650.00 No. of lots and Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format span be either a .dwg file (AutoCAD) or a .dxf file. 1 The Developer shall also pay a cash fee for City Engineering Administration. The Developer has elected to provide a Letter of Credit as security for the Developer- REVISED -QUAIL RIDGE THIRD ADDITION SEPTEMBER 3, 2010 PAGE 10 OF 10 installed improvements. The fee for City Engineering Administration will be based on three percent (3.00 %) of the estimated construction cost, or $13,460.84. CASH REQUIREMENTS Park Dedication Fee Sanitary Sewer Availability Charge Trunk Storm Sewer Area Charge Street Signs Streetlight Operating Fee Surface Water Management Fee City Base Map Updating Fee City Engineering Administration (3.00 %) SUBTOTAL — CASH REQUIREMENTS CREDITS TO THE CASH REQUIREMENTS Street Extension Outside of Plat Boundary Sanitary Sewer Extension Outside of Plat Boundary Watermain Extension Outside of Plat Boundary Water Service Improvements SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS TOTAL CASH REQUIREMENT RECOMMENDATION 94,940.00 6,140.00 70,414.72 1,736.49 540.00 520.00 1,650.00 13,460.84 $ 189,402.05 20,334.88 22,104.15 13,607.37 1,405.00 $ 57,451.40 $ 131,950.65 Engineering recommends approval of the preliminary and final plat, grading plan, and utility plan for Quail Ridge Third Addition, subject to the comments within this report.