HomeMy WebLinkAboutItem 06.iSeptember 2, 2011 Item No.
SEPTEMBER 6, 2011 CITY COUNCIL MEETING
QUAIL RIDGE FOURTH ADDITION FINAL PLAT
Proposed Action
Staff recommends adoption of the following motion: move to approve a resolution approving the final
plat of Quail Ridge Fourth Addition.
Adoption of this motion will allow the development of 14 single family Tots within the final phase of
the Quail Ridge development.
Overview
D.R. Horton has submitted an application to final plat the fourth and final phase of the Quail Ridge
development. The Quail Ridge development is located west of Ipava 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 in 2005 with the second addition approved in 2006 and the third addition
approved in 2010. The fourth addition includes 14 single family lots which bring the final total
number of lots within the overall Quail Ridge development to 98 single family lots.
The Planning Commission unanimously recommended approval of the Quail Ridge Fourth Addition
final plat as listed on the consent agenda for the August 18, 2011 meeting. In addition, the Parks,
Recreation and Natural Resources committee unanimously recommended approval of the final plat
at their August 17, 2011 meeting.
Primary Issues to Consider
• Is the final plat consistent with the approved preliminary plat?
The lot, block and street design of Quail Ridge Fourth Addition is consistent with the approved
preliminary plat.
Supporting Information
• Resolution approving the Quail Ridge Fourth Addition final plat.
• The signed development contract.
• August 18, 2011 Draft Planning Commission meeting minutes.
• August 17, 2011 Draft Parks, Recreation and Natural Resources Committee meeting minutes.
• August 11, 2011 Planning Report.
• August 11, 2011 Engineering Report.
Ily . Kue nen, AICP
Associate Planner
Financial Impact: $ None Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances
Notes:
Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
RESOLUTION
RESOLUTION NO.
RESOLUTION APPROVING THE FINAL PLAT OF
QUAIL RIDGE FOURTH ADDITION
WHEREAS, the owner of the plat described as Quail Ridge Fourth Addition has
requested final plat approval; and
WHEREAS, the final plat was reviewed by the Planning Commission and the Parks,
Recreation and Natural Resources Committee; and
WHEREAS, the final plat is acceptable to the City.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The final plat of Quail Ridge Fourth 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 6th day of September 2011.
ATTEST:
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
(
CITY OF LAKEVILLE )
CITY OF LAKEVILLE
BY:
Mark Bellows, 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 6 day of September, 2011, as shown by the minutes of
said meeting in my possession.
Charlene Friedges, City Clerk
(SEAL)
(reserved for recording information)
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
QUAIL RIDGE FOURTH ADDITION
AGREEMENT dated , 2011, 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 FOURTH 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:
Oudot fl, QUAIL RIDGE THIRD ADDITION, according to the recorded plat
thereof; Dakota Count', Minnesota
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
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agreement has been fully executed by both parties and filed with the City Clerk, 2) the necessary security
has been received by the City, and 3) the plat has been filed with the Dakota County Recorder or Registrar
of Titles.
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 lots 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
lots 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, B, and C, the plans
may be prepared, subject to City approval, after entering the Contract, but before commencement of any
work in the plat. The City Engineer may approve minor amendments to Plan B. The erosion control plan
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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:
Plan A - Plat
Plan B - Final Grading, Drainage, and Erosion Control Plan
Plan C - Tree Preservation Plan
Plan D - Plans and Specifications for Public Improvements
Plan E - Street Lighting Plan
Plan F - 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
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
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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
mutually agreeable time at the City with all parties concerned, including the City staff, to review the
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
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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, 2011, with the exception of the final wear course of asphalt on streets. The final wear
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 in plemented 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
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(D.R. Horton, Inc. - Minnesota)
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 compliance with
lire npproved erosion control plan.
15. GRADING. 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
Mil 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 corner 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.
Prior to the release of the required grading security, an as - built certificate of survey must be
submitted to verify that the final as -built grades and elevations of the specific lot and all building setbacks
are consistent with the approved grading plan for the development and amendments thereto as approved
by the City Engineer, and that all required property monuments are in place.
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
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(D.R. Horton, Inc. - Minnesota)
17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction
required by this Contract and final acceptance by the City, the improvements Tying 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
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
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construction cost.
19. STORM SEWER. Development of Quail Ridge Fourth Addition includes the extension of
public storm sewer. The Trunk Storm Sewer Area Charge has not been collection on the parent parcel
of Quail Ridge Fourth Addition and must be paid in cash at the time of final plat approval. The Trunk
Storm Sewer Area Charge is calculated as follows
331,056 s.f. ("Grass Area of Final Plat) x $0.167/s.f. (Area Charge) = $55,286.35
20. SANITARY SEWER. Development of Quail Ridge Fourth Addition includes the extension
of public sanitary sewer. Eight (8) inch sanitary sewer will be extended within the subdivision from
existing 8 -inch sanitary sewer stubs located at the termini of Ironstone Way and Irvine Lane to serve the
proposed lots.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel of Quail
Ridge Fourth Addition and must be paid in cash at the time of final plat approval. The Sanitary Sewer
Availability Charge is calculated as follows
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(D.R. Horton, Inc. - Minnesota)
21. WATERMAIN. Development of Quail Ridge Fourth Addition includes the extension of
public watermain. Eight (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 Fourth Addition in the Irvine Lane right - - way.
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.
Consistent with previous Quail Ridge Development Contracts:
I59I8Sv02
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14 single - family dwelling units x $307.00 /dwelling unit = $4,298.00
• Booster pumps shall be installed on all lots with a proposed first floor elevation of 1105
or greater.
• Larger water services (1 ' /4 ' diameter) shall be installed on all Tots with a proposed first
floor elevation greater than 1090.
The Developer will receive credit for water service improvements associated with Quail Ridge
Fourth Addition consistent with credits issued for previous Quail Ridge subdivisions. The City will 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 will be apportioned
accordingly:
• The City and Developer will equally share the construction cost for the increase of
service size. The credit of $2,285.00 is 50% of the construction cost difference
between 1'/" and 1" water services and is based on cost estimates provided by the
Developer's engineer.
• The City and Developer will equally share the booster pump installation costs. The
credit of $8,430.00 is 50% of the construction costs for the booster pump, by - pass
piping and electric supply for the booster pump, and is based on a cost estimate
provided by the Developer's engineer.
22. CONSTRUCTION ACCESS. Construction traffic access and egress for grading, public
utility construction, and street construction shall be from Ipava Avenue at 183 Street. No construction
traffic shall enter the Quail Ridge Fourth Addition site from Italy Avenue.
23. PARK DEDICATION AND SIDEWALKS. Development of Quail Ridge Fourth Addition
includes the construction of public sidewalks. The Developer shall construct a 5 - foot wide concrete
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(D.R. Horton, Inc - Minnesota)
sidewalk and pedestrian curb ramps along the east side of Irvine Lane, which is consistent with previous
Quail Ridge development phases. The sidewalks and pedestrian curb ramps shall be constructed at the
Developer's expense.
The Developer shall pay a cash fee in the amount of $66,458.00 at the time of final plat approval in
satisfaction of the City's park dedication requirements. The park dedication fee is calculated as follows:
14 single - family dwelling units x $4,747.00 /dwelling unit = $66,458.00
24. TRAFFIC CONTROL SIGNS AND STREETLIGHT OPERATION COSTS. There is a
cash fee for traffic control signs due in the amount of $440.20, which consists of four (4) end -of -road
object marker signs and one future street connection sign. If the street posts are installed in frost
conditions, the Developer must pay an additional $150.00 at each street post location. A cash fee for
one -year of streetlight operating expenses must be paid in cash at the time of final plat approval. This
fee is calculated as follows:
14 dwelling units x $7.65 /unit /qtr. x 4 qtrs. = $428.40
25. SURFACE WATER MANAGEMENT UTILITY FEE. A cash fee for one -year of surface
water management expenses must be paid in cash at the time of final plat approval. This fee is
calculated as follows'
14 dwelling units x $7.00 /unit /qtr. x 4 qtrs. = $392.00
26. 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:
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Fir European Larch
Colorado Blue & Green Spruce Cedar
Black Hills Spruce Austrian Pine
Canadian Hemlock White Pine
9 LKVL:QUAIL RIDGE FOURTH ADDITION
(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
eight feet (8') 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 of $2,000.00 per lot shall be furnished the City to guarantee
compliance with the landscaping, erosion control and as -built lot survey requirements. If the final grading
and landscaping is not timely completed, the City may enter the lot, perform the work, and apply the cash
escrow toward the cost. Upon satisfactory completion of the landscaping the escrow funds, without interest,
less 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.
,n y replacements shall be warranted for twelve (12) months from the time of planting.
27. TREE PRESERVATION. 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 $1,500.00 for each
lot with a "save" significant tree and $1,000.00 for each outlot with a "save" significant tree. The required
tree preservation security for Quail Ridge Fourth Addition is calculated as follows:
SRN•1 25'2011
Lots 2, 3, 4, 5, 6 and 7, Block 1
6 lots @ $1,500.00/lot = $9,000.00
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.
28. SPECIAL PROVISIONS. The following special provisions shall apply to plat development:
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report
A. Implementation of the recommendations listed in the August 12, 2011 Engineering
B. Implementation of the recommendations of the Parks, Recreation, and Natural
Resources Committee.
C. All single family homes within Quail Ridge Fourth Addition must comply with the
following RS -2, Single Family District setbacks:
Front Yard
Rear Yard
Side Yard (interior)
Side Yard (corner)
30 feet
30 feet
15 feet
30 feet
D. Barricades must be installed by the Developer at the south end of Irvine Lane until
the street is extended in the future.
E. The Developer must obtain a sign permit from the City Building Official prior to
installation of any subdivision identification signs for the Quail Ridge Fourth Addition.
F. The Developer will receive a credit for work associated with Quail Ridge Third
Addition improvements. Minor design changes were necessary due to the conditions encountered during
the construction of the segment of Ironstone Way located outside of the Quail Ridge Third Addition plat
boundaries. The credit of $8,210.00 will be applied to the Quail Ridge Fourth Addition final plat cash fees.
G. 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 $1,400.00 security for the final placement of interior subdivision iron monuments at
property corners. The security was calculated as follows: 14 lots at $100.00 per lot. 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
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H. The Developer shall pay a cash fee at the time of final plat approval for the
preparation of record construction drawings and City base map updating. This fee is calculated as follows:
14 units x $75 00 /unit = $1,050.00
I. The Developer is required to submit the final plat in electronic format. The electronic
format shall be either 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.
29. 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
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 $318,633.49, plus a cash fee of $7,937.34 for City engineering administration. The
amount of the security was calculated as follows.
CONSTRUCTION COSTS:
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Sanitary Sewer $ 52,738.10
Watermain 49,613.50
Storm Sewer /Draintile 68,891.50
Street Construction 84,162.50
Erosion Control /Grading Certification 9,172.50
CONSTRUCTION SUB -TOTAL $ 264,578.10
OTHER COSTS:
Developer's Design (6.0 %) $ 15,874.69
Developer's Construction Survey (2.5 %) 6,614.45
City Legal Expenses (Est. 0.5 %) 1,322.89
City Construction Observation (Est 7 0 %) 18,520.47
Developer's Record Drawings (0.5 %) 1,322.89
Tree Preservation 9,000.00
Lot Corners /Iron Monuments 1,400.00
OTHER COSTS SUB -TOTAL $ 54,055.39
TOTAL PROJECT SECURITIES: $ 318,633.49
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(D.R. Horton, Inc. - Minnesota)
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
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.
30. 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
Street Light Operating Fee
Traffic Control Signs
Surface Water Management Utility Fee
City Base Map Updating
City Engineering Administration (3 %)
SUB -TOTAL - CASH REQUIREMENTS
Credits to Cash Requirements:
Booster Pump Installation
Water Service Improvements
Ironstone Way Improvements
SUB -TOTAL — CREDITS TO CASH REQUIREMENTS
TOTAL CASH REQUIREMENTS
$ 66,458.00
55,286.35
4,298.00
428.40
440.20
392.00
1,050.00
7,937.34
$ 136,290.29
$ 8,430.00
2,285.00
8,210.00
$ 18,925.00
$ 117,365.29
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31. 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
ore 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 or until the warranty period expires, whichever first occurs.
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.
32. 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,
in. ;luding 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
1.59188v02
SRN:r08/25/20 1
14
LKVL:QUAIL RIDGE FOURTH ADDITION
(D.R. Horton, Inc. - Minnesota)
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.
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.
33. 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 less 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.
34. 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.
1591 88v02 15 LKVL:QUAIL RIDGE FOURTH ADDITION
SRN: r08!25 /2011 (D.R. Horton, Inc.- Minnesota)
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.
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.
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
159188002 16 LKVL:QUAIL RIDGE FOURTH ADDITION
SRN.r08,'25/201 1 (D.R. Horton, Inc. - Minnesota)
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
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.
35. 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
159188v02 17 LKVL:QUAIL RIDGE FOURTH ADDITION
SRN:r08 /25 /2011 (D.R. Horton, Inc.- Minnesota)
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.]
159188v02 18 LKVL:QUAIL RIDGE FOURTH ADDITION
SRN•r08 /25 /2011 (D.R. Horton, Inc. - Minnesota)
(SEAL)
STATE OF MINNESOTA )
( ss.
COUNTY OF DAKOTA
CITY OF LAKEVILLE
BY:
AND
Mark Bellows, Mayor
Charlene Friedges, City Clerk
The foregoing instrument was acknowledged before me this day of
2011, by Mark Bellows 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
15918802 19 LKVL:QUAIL RIDGE FOURTH ADDITION
SRN:r08 /25 /2011 (D.R. Horton, Inc. - Minnesota)
STATE OF MINNESOTA )
( ss.
COUNTY OF DAKOTA
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
317 Eagandale Office Center
1330 Corporate Center Curve
Eagan, MN 55121
Telephone: (651) 452 -5000
RNK:srn
DEVELOPER:
D.R. HORTON, INC.- MINNESOTA
BY:
fi
The foregoing instr ment was acknowledged befor me this 1 day of bier
201 . by c)1 J 1 ; L1-) r the O1V • Pr,rS, et rci of
D.R. Horton, Inc.- Minnesota, a Delaware corporation, on behalf of the corporation.
/aaL. .E.!Z
NOTAR PUBLIC
1Z 7
► ;., CARLA A JENSEN
NOTARY PUBLIC
c _ MINNESOTA
` My Commisolon Expires Jan. 31.201
159188v02 20 LKVL:QUAIL RIDGE FOURTH ADDITION
SRN:r08 /25 /2011 (D.R. Horton, Inc.- Minnesota)
The August 18, 2011 Planning Commission meeting was called to order by Chair
Davis in the City Hall Council Chambers at 6:00 p.m.
Flag pledge and roll call of members:
Present: Chair Davis
Vice Chair Lillehei
Commissioner Boerschel
Commissioner Drotning
Commissioner Grenz
Commissioner Maguire
Absent: Secretary Adler, Ex- officio Fitzhenry
Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner;
and Penny Brevig, Recording Secretary. -
ITEM 3. APPROVAL OF MEETING MINUTES:
The July 21, 2011 Planning Comm ission meeting minutes were approved as
presented.
ITEM 4. ANNOUNCEMENTS:
CITY OF LAKEVILLE
Planning Commission Meeting Minutes
AUGUST 18, 2011
Mr. Morey stated that the following item was distributed to the Planning
Commission at tonight's meeting:
1. Draft of the August 17, 2011 Parks, Recreation & Natural Resources
Committee motions for the Crescent Ridge 2nd Addition and Quail Ridge 4th
Addition final plats.
Mr. Morey reminded the Planning Commission that the September Planning
Commission meetings have been re- scheduled to September 8th and 22nd.
ITEM 5. CONSENT AGENDA
10.45 Motion was made and seconded to approve the August 18, 2011 consent agenda as
follows:
A. Approve the request of Shamrock Development for a final plat of 37 single
family lots to be known as Crescent Ridge 2nd Addition.
B. Approve the request of D. R. Horton for a final plat of 14 single family lots
to be known as Quail Ridge 4th Addition.
Ayes: Boerschel, Lillehei, Davis, Maguire, Grenz, Drotning.
Nays: 0
Stem No.
CITY OF LAKEVILLE
PARKS, RECREATION & NATURAL RESOURCES COMMITTEE
Meeting Minutes for August 17, 2011
M 1 CaII to order
Meeti : was called to order at 6:00 p.m.
ITEM 2 • oIi call of members
Present: To Goodwin, Jeanne Peterson, Bob Swan, Jerry Zell
Absent: Matt • stage, Judy Hayes, Scott Kelly, Howard Lovelace
Staff Present: Parks & R-. eation Director Steve Michaud, Environmental Resources Manager
Mac Cafferty, - - cording Secretary Patty Ruedy
ITEM 3 Approval of the Jul
The Parks, Recreation & Natural Resourc
ITEM 4 Citizen comments
There were no citizens present.
0, 2011 meeting minutes
DRAFT
Committee meeting minutes were approved as presented.
ITEM 5 Staff Report
The name Heritage Center for the renovation of Senior Cen -r /Historical Society /Yellow Ribbon
Organizations was approved by City Council on Monday. There ar- ome changes in the disc golf
course layout and joint powers agreement. When complete, staff will b 'is to Parks committee and
City Council for approval. Closed Orchard Lake Beach on Wednesday, Augus 7 due to high levels of
E -coli. Will re -test and open beach when levels are back to normal. Peterson qu tioned whether we
print signage in more than one language. Staff replied that some signs are printed 'rn,Spanish in the
City, but we also use universal symbols as well. Goodwin inquired about how often eaches are
dragged in relation to goose feces. The beach dragging schedule consists of grooming ea beach
twice a week during the main summer months and starting now once a week and sometimes tw as
nters- hasgor e down- eonsiderably due-to -Po'
ITEM 6 Quail Ridge 4 Addition final plat
D.R. Horton has submitted an application to final plat the 4 and final phase of Quail Ridge
Development. The plat is located west of Ipava Avenue, south of 178 Street, north of 185 Street
and east of Italy Avenue. The 4 Addition will consist of 14 single - family lots. Review of the Parks &
Open Space System Plan indicates no park land planned for this area.
(11.15) Motion made by Zell, seconded by Swan to recommend City Council consider approval
of Quail Ridge 4 Addition final plat and consider a cash contribution detailed in the planning report
dated August 11. The total amount for 14 lots x $4,747 = $66,458. The developer will also be
required to install concrete sidewalks along the east side of Irving Lane.
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 -4 Nays -0
#anal- .plat_ --
Shamrock Development has sul rrntted- a-f+na develop 37 single - family lots and 3 outlots on
74.86 acres. Crescent Ridge is located east of and adjacent to o yo of and
Memorandum
To: Planning Commissio
From: Allyn Kuennen, AICP r
Associate Planner
Date: August 11, 2011
Subject: Packet Material for the August 18, 2011 Planning Commission Meeting.
Agenda Item: Quail Ridge Fourth Addition Final Plat.
BACKGROUND INFORMATION:
D.R. Horton has submitted an application to final plat the fourth and final phase of the Quail
Ridge development. The Quail Ridge development is located west of Ipava 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 in 2005 with the second addition approved in 2006
and the third addition approved in 2010. The fourth addition includes 14 single family lots which
bring the final total number of lots within the overall Quail Ridge development to 98 single family
lots.
The Quail Ridge Fourth Addition 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 — Approved Preliminary Plat
Exhibit C — Final Plat
Exhibit D — Erosion and Sediment Control Plans
Exhibit E — Grading and Erosion Control Plans
Exhibit F — Sanitary and Water Construction Plans
Exhibit G — Storm Sewer Construction Plans
Exhibit H — Street Construction Plans
Exhibit I — Public Utility Coordinate Plan
Project Analysis:
Item No.
City of Lakeville
Planning Department
Existing Conditions. 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.
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
RS -2, Single Family
Quail Ridge Third
Addition
West
Low Density Residential
RS -2 Single Family
Italy Avenue and
Single Family Homes
Yard
Front
Side Interior
Side Corner
Rear
Wetland
Setback
30'
15'
30'
30'
33'
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 lots as proposed.
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 Fourth Addition final plat against these criteria finds that it is not a premature
subdivision.
Density. The gross area of the final plat is 7.6 acres with a gross density of 1.8 units per acre.
The net developable area of the final plat, excluding right -of -way is 6.45 acres with a net density
of 2.17 units per acre.
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 final plat meet the requirements of
the Subdivision Ordinance.
Lot Area. Single family Tots 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 14
lots to be final platted meet the minimum square footage required.
Lot Width /Depth. The minimum lot width for single - family lots within the RS -2 District is 100
feet for interior lots and 120 feet for corner Tots. All interior and corner lots within the final plat
meet the minimum lot width requirement.
Outlots. No outlots are required or proposed to be platted.
Setbacks. Setback requirements for single family lots in the RS -2 District are outlined below:
2
The building pads shown on the final plat plans meet the minimum setback requirements listed
above.
Landscape Plan. All required landscaping was installed with previous phases of the
development. No additional landscaping is required within the fourth addition.
Access. Access to the fourth addition will be from the extension of Irvine Lane connecting to
183` Street to the north and Ironstone Way to the south.
Streets & Right -of -Way. Irvine Lane 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.
Sidewalks. A five -foot wide concrete sidewalk is shown 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 Fourth 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 land as required by Section 10 -4 -8 of the Subdivision Ordinance. The park
dedication fee is as follows:
14 lots X $4,747.00/single family lot = $66,458.00
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 final plat at their meeting on August 17, 2011.
Grading, Drainage and Erosion Control. The 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 12, 2011 report. The
Engineering Department recommends approval of the preliminary and final plat.
Wetlands. The 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 tree preservation
plan. The site was graded with the previous additions. A $9,000 tree preservation security
must be submitted as described in the Engineering Report dated August 12, 2011.
Easements. The preliminary plat illustrates perimeter easements for all single - family lots as
required by Section 10 -4 -4.A of the Subdivision Ordinance.
Overhead Utilities. No overhead utilities exist within the plat.
RECOMMENDATION:
The final plat plans comply with the provisions of the Zoning Ordinance, Subdivision Ordinance
and Comprehensive Plan and are consistent with the approved preliminary plat. Staff
3
recommends approval of the Quail Ridge Fourth Addition final plat subject to the following
stipulations:
1. The recommendations outlined in the August 12, 2011 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 east side of
Irvine Lane.
4. All single - family homes must comply with the following RS -2, Single Family District
setbacks:
Front Yard:
Rear Yard:
Side Yard (interior):
Side Yard (corner):
cc: Mac Cafferty, Environmental Resources Manager
Mark DuChene, Civil Engineer
4
30 feet
30 feet
15 feet
30 feet
/
I'YJ ::: i
183th Street
_LL____
1111
PIGS
.____---'
RS -3
City of Lakeville
Location & Zoning Map
DR Horton, Inc.- Minnesota
Quail Ridge Fourth Addition
Final Plat
Exhibit A
2.1 �
I PROJECT NO. I
22438
CAD FILE
22438pp.dwg
I REVISIONS 1
DATE
6/22/10
I DRAWN BY I
PLM
QUAIL RIDGE THIRD ADDITION
LAKEVILLE, MINNESOTA
PRELIMINARY PLAT
FOR
D.R. Horton, Inc.—Minnesota
20860 Kenbridge Court, Sulte 100, Lokeville, Minnesoto 55044
1
James R. Hill, Inc
' PLANNERS / ENGINEERS / SURVEYORS
2500 W. CTY RD. 42, SUITE 120, BURNSVILLE, MN 55337
PHONE: (952)890 - 6044 FAX: (952)890 - 6244
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LAKEVILLE, MINNESOTA
TITLE SHEET
FOR
D_ R. HORTON INC. — MINNESOTA
20860 KENBRIDGE COURT, SUITE 100, LAKEVILLE, MN 55044
r \
hereby certify e this `Ian,
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QUAIL RIDGE FOURTH ADDITION
LAKEVILLE, MINNESOTA
STREET CONSTRUCTION
FOR
D. R. HORTON INC. — MINNESOTA
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specification report wos
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PUBLIC UTILITY COORDINATE PLAN
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20860 KENBRIDGE COURT, SUITE 100, LAKEVILLE, MN 55044 note 06/03/11 Reg NO 41699 PHONE: (952)890 -6044 FAX (952)890 -6244
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PLANNERS / ENGINEERS / SURVEYORS
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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
Steve Michaud, Parks and Recreation Director
Date: August 12, 2011
Subject: Quail Ridge Fourth Addition
• Final Plat Review
• Grading & Erosion Control Plan Review
• Utility Plan Review
BACKGROUND
City of Lakeville
Engineering
D.R. Horton, Inc.- Minnesota has submitted a final plat named Quail Ridge Fourth
Addition. The proposed residential subdivision is the final phase of the Quail Ridge
development. The parent parcel, Outlot A, was previously preliminary platted as part
of Quail Ridge Third Addition and is zoned RS -2, Single Family Residential District.
The proposed residential subdivision is located west of Ipava Avenue and north of
185 Street (CSAH -60.
The final plat consists of fourteen single - family lots on 7.60 acres.
Development of the site includes the extension of public sanitary sewer, watermain,
storm sewer and the construction of local streets, and sidewalks.
The proposed subdivision will be completed by:
Developer: D.R. Horton, Inc.- Minnesota
Engineer: James R. Hill, Inc.
SITE CONDITIONS
Quail Ridge Fourth Addition is located on land with rolling terrain. The site is
predominantly open, with trees primarily found at the northwest corner of the site.
QUAIL RIDGE FOURTH ADDITION
AUGUST 11, 2011
PAGE 2 OF 8
A wetland complex and mitigation area borders the northwestern plat boundary.
Regional stormwater basin F0 -13 -1 is situated at the southeast corner of the Quail
Ridge development.
STREET AND SUBDIVISION LAYOUT
Quail Ridge Fourth Addition is located adjacent to transportation facilities under the
control of the City of Lakeville. Entrance into the Quail Ridge development is from
Ipava Avenue at 180 Street and 183 Street. Entrance to Quail Ridge Fourth
Addition will be via extension of Irvine Lane.
Irvine Lane
Irvine Lane 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 and
Third 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.
Ironstone Way
Ironstone Way was constructed as part of the Quail Ridge Third Addition
improvements as a 32 -foot wide local roadway within a 60 -foot wide right -of -way,
matching the existing segment constructed with Quail Ridge Second.
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 Fourth Addition from Italy Avenue.
PARKS AND TRAILS
Development of Quail Ridge Fourth Addition includes the construction of public
sidewalks. The Developer shall construct a 5 -foot wide concrete sidewalk and
pedestrian curb ramps along 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:
14 units x $4,747.00 /dwelling unit = $66,458.00
Single - Family Dwelling Units Park Dedication Fee Rate Total
QUAIL RIDGE FOURTH ADDITION
AUGUST 11, 2011
PAGE 3 OF 8
UTILITIES
SANITARY SEWER
Quail Ridge Fourth 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 Fourth Addition includes the extension of public sanitary
sewer. 8 -inch sanitary sewer will be extended within the subdivision from existing
8 -inch sanitary sewer stubs located at the termini of Ironstone Way and Irvine Lane
as necessary to serve the proposed lots.
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
14 units x $307.00 /dwelling unit = $4,298.00
Single - Family Dwelling Units Sanitary Sewer Availability Charge Rate Total
Development of Quail Fourth 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 Fourth
Addition in the Irvine Lane right -of -way.
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. Consistent with previous Quail Ridge Development
Contracts:
QUAIL RIDGE FOURTH ADDITION
AUGUST 11, 2011
PAGE 4 OF 8
• 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 Tots with a
proposed first floor elevation greater than 1090.
The Developer is eligible for credit for water service improvements associated with
Quail Ridge Fourth Addition consistent with credits issued for previous Quail Ridge
subdivisions. The City will 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 will be apportioned
accordingly:
• The City and Developer will equally share the construction cost for the
increase of service size. 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 $4,570.00. The City will then credit the Developer's cash
fees 50% of the difference or $2,285.00.
• The City and Developer will 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 12 Tots
within Quail Ridge Fourth Addition that require booster pumps. Based on
cost estimates provided by the Developer the cost for the booster pump,
electric supply and by -pass pumping is $1,405.00. The City will then credit
the Developer's cash fees 50% of the difference or $8,430.00.
The Oversized Service Credit for the Quail Ridge Fourth Addition final plat is
calculated as follows:
$13,360.00 - $8,790.00 x 50% = $2,285.00
Estimated cost for 1 -1/4" services Estimated cost for 1" services Total
The Booster Pump Credit for Quail Ridge Fourth Addition final plat is calculated as
follows:
12 x $1,405 x 50% = $8,430.00
Number of Lots Requiring Booster Pumps Estimated cost for Booster Pump, Total
By -pass piping, & Electric Supply
DRAINAGE AND GRADING
Quail Ridge Fourth 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 Fourth Addition includes the construction of structures
QUAIL RIDGE FOURTH ADDITION
AUGUST 11, 2011
PAGE5OF8
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
previous Quail Ridge development improvements.
Basement floor elevations for Lots 1 -4, Block 1 Quail Ridge Fourth Addition were
reviewed for proximity to groundwater and compared to piezometer readings
recorded for the previous 12 consecutive months. The Developer's geotechnical
engineer has concluded that the presence of groundwater is likely due to perched
water in the clay soils and not a fluctuating water table. The Developer is proposing
to construct a compacted clay cut off trench near the rear lot lines of the lots to
prevent the perched water from migrating towards the building pads.
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 Fourth Addition shall not be issued until a certified
grading plan has been submitted and approved.
The Quail Ridge Fourth Addition site contains approximately 7.60 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.
STORM SEWER
Development of Quail Ridge Fourth 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 in areas of non - granular soils
within Quail Ridge Fourth Addition for the street sub -cut and for all lots. Any
additional draintile construction, including perimeter draintile required for building
footings, which is deemed necessary during construction, shall be the Developer's
responsibility to install and finance.
The 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:
331,056 s.f. x $0.167/s.f. = $55,286.35
Gross Area of Quail Area Charge Total
Ridge 4 Addition
QUAIL RIDGE FOURTH ADDITION
AUGUST 11, 2011
PAGE 6 OF 8
WETLANDS
There are no wetland impacts associated with the Quail Ridge Fourth Addition
subdivision.
TREE PRESERVATION
The plans are consistent with the approved Quail Ridge Second Addition Tree
Preservation 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 2 -7 6 Lots @ $1,500.00 $9,000.00
Total $9,000.00
EROSION CONTROL
An erosion control plan has been submitted and includes the following:
• 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
QUAIL RIDGE FOURTH ADDITION
AUGUST 11, 2011
PAGE 7 OF 8
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 Fourth Addition. The construction costs are
based upon estimates submitted by the Developer's Engineer on August 9, 2010.
CONSTRUCTION COSTS
Sanitary Sewer $ 52,738.10
Watermain 49,613.50
Storm Sewer 68,891.50
Street Construction 84,162.50
Erosion Control and Grading Certification 9,172.50
SUBTOTAL - CONSTRUCTION COSTS $ 264,578.10
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
SUBTOTAL - OTHER COSTS
$ 15,874.69
6,614.45
1,322.89
18,520.47
1,322.89
1,400.00
9,000.00
$ 54,055.39
TOTAL PROJECT SECURITIES $ 318,633.49
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 $1,400.00. 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.
CASH FEES
The Park Dedication Fee for Quail Ridge Fourth Addition is $66,458.00.
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:
QUAIL RIDGE FOURTH ADDITION
AuGusT 11, 2011
PAGE 8 OF 8
14 units x $7.65 /unit /qtr. x 4 qtrs. = $428.40
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:
14 units x $7.00 /unit /qtr. x 4 qtrs. = $392.00
Dwelling Units 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:
14 units x $75.00 /unit = $1,050.00
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 shall be either a .dwg file (AutoCAD) or a .dxf file.
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 -
installed improvements. The fee for City Engineering Administration will be based
on three percent (3.00 %) of the estimated construction cost, or $7,937.34.
Park Dedication Fee
Sanitary Sewer Availability Charge
Trunk Storm Sewer Area Charge
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
Booster Pump Installation
Water Service Improvements
SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS
TOTAL CASH REQUIREMENT
RECOMMENDATION
CASH REQUIREMENTS
66,458.00
4,298.00
55,286.35
428.40
392.00
1,050.00
7,937.34
$ 135,850.09
8,430.00
2,285.00
$ 10,715.00
$ 125,135.09
Engineering recommends approval of the final plat, grading plan, and utility plan for
Quail Ridge Fourth Addition, subject to the comments within this report.