HomeMy WebLinkAboutItem -0806{ ' Item No. 6
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCgPlanningCo.com
MEMORANDUM
TO: Daryl Morey
FROM: Daniel Licht, AICP
DATE: 1 August 2013
RE: Lakeville — SBF; 12th Addition
TPC FILE: 135.01
BACKGROUND
SBF Development Corporation (aka Tradition Development) has submitted plans for
Spirit of Brandtjen Farm 12th Addition. The proposed SBF 12th Addition preliminary plat
includes 52 single family lots and four outlots located on 25 acres in the northwest
quadrant of the Spirit of Brandtjen Farm PUD. The applications to be considered with
the request include a PUD Development Stage Plan and Preliminary Plat. The subject
site is zoned PUD, Planned Unit Development District as approved by the City Council
on 20 June 2005.
Exhibits:
A. Location Map
B. SBF 12th Addition Sheet Preliminary Plat Exhibits (23 sheets)
ANALYSIS
Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the subject
site for high density residential uses dwelling units at more than 9.0 dwelling units per
acre. The net density (lots / gross area — Pilot Knob ROW — Outlots A -D) of the SBF
12th Addition preliminary plat is 2.8 dwelling units per acre. The City's Comprehensive
Plan is required to maintain an average 3.0 dwelling units per acre for residential
development within the MUSA, which must also be considered. The high density land
uses planned as part of SBF make possible development of low density residential uses
within SBF and other areas of the City as guided on the 2030 Land Use Plan while
maintaining compliance with the 3.0 dwelling unit per acre benchmark. The change in
land use is discussed further in the following paragraphs relative to the SBF Land Use
Plan.
SBF Land Use Plan. The SBF Land Use Plan (Page 3.4 of the SBF PUD Booklet)
designates the area of the 12;h Addition for Multi -Family land uses. Based on the
maximum allowed development density the following calculation applies:
High Density = 24.94ac. x 12du/ac. = 299du.
The 52 lots shown on the preliminary plat will be deducted from the total of 2,109
dwelling units allowed for the entire SBF PUD District enabling the remaining dwelling
units to potentially be developed elsewhere within SBF. With changes to the SBF
Master Land Use Plan occurring here and in the southeast corner of the development
that have resulted in development of single family lots where medium or high density
residential land uses were originally planned, the ability to develop up to the 2,109 is
potentially reduced. Although the SBF PUD District allows the transfer of dwelling units
within the overall development, such transfer must be consistent with the overall
objectives of the flexibilities outlined on pages 3.6 and 3.7 of the SBF PUD Booklet
dated 20 June 2005 and compliance with the performance standards of the SBF PUD
District.
The implications of the proposed land use change noted above are raised in the
broader context of the overall SBF development. These issues will be more significant
factors in evaluating future PUD development stage plan and preliminary plat
applications within SBF than the current request. City staff believes that the change in
land use proposed for the 12th Addition is acceptable given small area within SBF
involved in the current application and also the location of the proposed preliminary plat
being surrounded by the cemetery and East Community Park. Outtot A, which is for
future development, will remain guided for multiple family uses subject to application for
PUD Development Stage Plan and preliminary plat approval.
Surrounding Land Use. The subject site is surrounded by the following land uses.
The proposed single family lots will be compatible with existing and planned uses in the
area.
Direction Land Use Plan
Zoning
Existing Use
North High Density Residential
PUD
Cemetery
Undevelo ed
East Park
PUD
East Community Park
South Park
PUD
East Community Park
West Medium -High Density Residential
RM -1
Pilot Knob Road
Townhouse dwellings
MUSA. The subject site is within the MUSA and sanitary sewer and water utilities
available to the property to accommodate the proposed preliminary plat.
2
Zoning. The subject site is zoned PUD, Planned Unit Development District subject to
the provisions of Ordinance Number 787 approved by the City Council on 20 June
2005.
Lot Requirements. There is no minimum lot area required by the SBF PUD District.
Rather, lots are regulated based on minimum width requirements, setbacks and design
standards established by the SBF PUD Booklet dated 20 June 2005. The lots within
SBF 12th Addition are proposed with a minimum 65 feet in width and otherwise subject
to cottage lot standards as set forth in Section 7 of the SBF PUD Booklet dated 20 June
2005. Designation of all lots as the more compact cottage lots is acceptable given the
SBF Land Use Plan designation for the subject site. While Sheet 7.1 of the SBF PUD
Booklet dated 20 June 2005 allows cottage lots at a minimum width of 60 feet, Sheet
7.2 identifies that cottage lots less than 70 feet wide must have the garage behind the
house accessed by a carriageway due to the narrower width. The developer has
previously submitted housing designs for lots less than 70 feet wide that demonstrate
appropriate scale relative to the lot area and width to maintain a high standard of
architectural character as intended within SBF. Approval of the proposed 65 foot
minimum lot widths may therefore be approved as part of the PUD Development Stage
Plan for SBF 12th Addition.
Setbacks. All of the proposed single family lots are subject to and are consistent with
the setback requirements established for cottage lots:
Setbacks
Front
Side
Rear
House
Garage
Garage
Door
Interior
corner
House
Garage
Door
Garage
House
Garage
Pilot
Knob Rd.
20ft.
25ft. 20ft.
7ft.
15ft
1 25ft
15ft
20ft.
10ft.
50ft.
Access. The proposed preliminary plat is to have access from Pilot Knob Road at 165th
Street. This intersection currently has full access turning movements. The CSAH 31
corridor study recommends that this intersection be considered as either a three-quarter
or full intersection. Given the planned access to East Community Park from 165th
Street, the City has interest in seeing this intersection continue to allow for maximum
number turning movements. The preliminary plat provides for dedication of a triangular
parcel for additional right-of-way for Pilot Know Road along the west plat line. The
proposed right-of-way dedication and access to Pilot Knob Road is subject to review
and approval of the City Engineer and the Dakota County Plat Commission.
Streets. Street B, which extends east from Pilot Knob Road through the preliminary
plat and will connect with future Dodd Boulevard, is designed with a 52 foot right-of-way
and 28 foot wide street section plus bump out parking stalls only on the west side of the
street consistent with the SC.3 section design in the SBF PUD Booklet dated 20 June
2005. This street section design is appropriate given potential higher traffic volumes on
this street from the intersection with Pilot Knob Road and connection to future Dodd
Boulevard. The use of the 52 foot right-of-way/28 foot street section design with the
bump out parking stalls on the east side of Street A is also appropriate. The names of
3
Streets A and B will be determined by the City with at the time of final plat approval. All
street section designs are subject to review and approval of the City Engineer.
Sidewalks/Trails. Concrete sidewalks are provided along both sides of interior streets.
There is an existing public Multi -Purpose Trail along Pilot Knob Road. The submitted
plans include construction of a trail through Outlot B between Street B and East
Community Park and Outlot D between Pilot Knob Road and East Community Park.
These trail corridors allowing improved access to East Community Park are provided in
lieu of an internal neighborhood green shown on the SBF Land Use Plan within this
phase of the development, which is acceptable given the low density residential land
use that is proposed and available open space within the City park.
Landscape Plan. A landscape plan for the internal boulevard streets has been
submitted and is required to be consistent with the landscape concept plan included in
the SBF PUD Booklet dated 20 June 2005. The landscaping plan also includes
plantings for the required buffer yard adjacent to Pilot Knob Road. The proposed
plantings provide a double row of deciduous trees, coniferous trees and tall shrubs
within the buffer yard that will meet the minimum 10 foot screening height required by
Section 11-21-9.E.6.a of the Zoning Ordinance and consistent with the other buffer yard
landscaping installed within SBF. The landscaping plan must also specify that the
plantings along Pilot Knob Road be setback a minimum of five feet from the property
line.
Park Dedication. No public park land will be dedicated to the City as part of SBF 12th
Addition. Outlot B is a trail corridor between Street B and East Community Park in lieu
of privately maintained publicly accessible open space. Outlot C abuts East Community
Park but is provided as a required stormwater basin. Outlot D on the southeast corner
of Pilot Knob Road and 165th Street is a remnant parcel that abuts East Community
Park and will be required to be deeded to the City. However, as it is an unusable
parcel, no credit towards park dedication requirements will be given. Park dedication
requirements will be met based on the formula established by the SBF Master PUD
Development Agreement minus any outstanding credits due from previous additions.
Outlots. The PUD Development Stage Plan/preliminary plat includes four outlots:
outlot
Purpose
A
Future phase
B
Trail corridor deeded to the Ci
C
Stormwater basin deeded to Cit
D
Remnantparcel/trail deeded to Cit
Easements. The preliminary plat and final plat illustrate drainage and utility easements
at the perimeter of the single family lots as required by Section 10-4-4 of the Subdivision
Ordinance. The drainage and utility easements at the rear of Lots 17-19, Block 1 must
be increased to a minimum width of 20 feet to accommodate the required buffer yard in
accordance with Section 11-21-9.E.2 of the Zoning Ordinance. All drainage and utility
easements are subject to review and approval by the City Engineer.
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Grading Plan. The applicant has submitted a preliminary grading plan for the subject
site. All grading and drainage issues are subject to review and approval of the City
Engineer.
Utility Plan. A preliminary utility plan has been submitted to illustrate extension of
sanitary sewer and water services to the subject site. All utility issues are subject to
review and approval of the City Engineer.
Final Plat. If the PUD Development Stage Plan and Preliminary Plat applications are
approved by the City Council, the developer must submit application for final plat
approval within one year as required by Section 10-2-2.D.6 of the Subdivision
Ordinance.
CONCLUSION
The Spirit of Brandtjen Farm 12th Addition PUD Development Stage Plan and
Preliminary Plat are consistent with the requirements of the Comprehensive Plan,
Zoning Ordinance, Subdivision Ordinance and the approved SBF PUD. Our office
recommends approval subject to the conditions outlined below:
1. SBF 12th Addition shall be developed consistent with the approved SBF Master
Plan, the PUD booklet dated 20 June 2005 and the PUD Development Stage
Plan/Preliminary Plat.
2. The single family lots within SBF 12th Addition are subject to the setback
requirements established for cottage lots:
Setbacks
Front
Side
Rear
House
Garage
Door
Garage
Interior
Corner
House
Garage
Door
Garage
I
House
Garage
Pilot
I Knob Rd.
20ft.
25ft.
20ft.
7ft.
15ft
25ft
15ft
20ft.
1Oft.
50ft.
3. The proposed right-of-way dedication and access to Pilot Knob Road shall be
subject to review and approval of the City Engineer and the Dakota County Plat
Commission.
4. All street section designs are subject to review and approval of the City Engineer.
5. The developer shall construct a trail through Outlot B between Street B and East
Community Park and Outlot D between Pilot Knob Road and East Community
Park.
6. The landscaping plan shall be revised to specify that the plantings along Pilot
Knob Road be setback a minimum of five (5) feet from the property line.
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7. Outlots B, C and D shall be deeded to the City.
8. The drainage and utility easements at the rear of Lots 17-19, Block 1 shall be
increased to a minimum width of twenty (20) feet to accommodate the required
buffer yard in accordance with Section 11-21-9.E.2 of the Zoning Ordinance.
9. All drainage and utility easements shall be subject to review and approval of the
City Engineer.
10. All grading, drainage and erosion control plans shall be subject to review and
approval of the City Engineer.
11. All utility plans shall be subject to review and approval of the City Engineer.
12. Park dedication requirements shall be satisfied at the time of final plat approval
as a cash fee in lieu of land based on the formula established by the SBF Master
PUD Development Agreement minus any outstanding credits due from previous
additions, subject to the recommendations of the Parks, Recreation and Natural
Resources Committee.
13. The developer shall submit application for final plat approval within one (1) year
of City Council approval of the PUD Development Stage Plan and Preliminary
Plat as required by Section 10-2-2.D.6 of the Subdivision Ordinance.
C. Steven Mielke, City Administrator
Zachary Johnson, City Engineer
Brett Altergott, Parks and Recreation Director
Jacob Fick, Tradition Development
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Spirit of
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12th Addition
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N City of Lakeville
Spirit of Brandtjen Farm
12th Addition
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L�ketle
Memorandum
City of Lakeville
Public Works - Engineering Division
To: Daryl Morey, Planning Director
From: Tom Kellogg, WSB & Associates
Mac Cafferty, Environmental Resources Manager
Copy: Mark Hansen, Assistant City Engineer
Brett Altergott, Parks and Recreation Director
Gene Abbott, Building Official
Dennis Feller, Finance Director
Date: August 1, 2013
Subject: Spirit of Brandtjen Farm 12' Addition
• Preliminary Plat Review
• Preliminary Grading Plan Review
• Preliminary Utility Plan Review
BACKGROUND
SBF Development Corporation has submitted a preliminary plat named Spirit of Brandtjen
Farm 12th Addition. The subdivision is located east of and adjacent to Pilot Knob Road (CSAH-
31) and south of the future extension of Dodd Boulevard (CSAH-9). The parent parcel is
Outlot BB, Spirit of Brandtjen Farm and is zoned PUD, Planned Unit Development.
Development of Spirit of Brandtjen Farm 12th Addition is subject to the requirements listed in
the Spirit of Brandtjen Farm Planned Unit Development Booklet dated June 20, 2005.
The preliminary plat consists of fifty two (52) single-family lots and four (4) outlots on 24.94
acres. The Developer is dedicating 0.44 acres of right-of-way for Pilot Knob Road (CSAH-31).
The outlots created with the preliminary plat will have the following uses:
Outlot A: Future residential development; to be retained by the Developer
(6.63 acres)
Outlot B: Trail purposes; to be dedicated to the City
(0.11 acres)
Outlot C: Stormwater treatment basin; to be dedicated to the City
(1.02 acres)
Outlot D: Trail purposes; to be dedicated to the City
(0.07 acres)
+ 4, Or A •
Spirit of Brandtjen Farm 12" Addition
August 1, 2013
Page 2 of S
SITE CONDITIONS
The Spirit of Brandtjen Farm 12th Addition site consists of vacant, undeveloped land that was
previously used for agricultural purposes.
STREET AND SITE LAYOUT
Pilot Knob Road (CSAH-31)
Spirit of Brandtjen Farm 12th Addition is located east of and adjacent to Pilot Knob Road. Pilot
Knob Road is under the jurisdiction of Dakota County and is identified in the City of Lakeville
Comprehensive Transportation Plan as an A -Minor Arterial. Pilot Knob Road adjacent to the
site is a four -lane divided urban roadway. The Dakota County Plat Review Needs Map
indicates a half right-of-way requirement of 100 feet. The Developer is dedicating right-of-
way, consistent with Dakota County requirements, as shown on the preliminary plat. There
are no Pilot Knob Road improvements proposed with this plat. The County's current Capital
Improvement Program does not include improvements to Pilot Knob Road.
Dodd Boulevard
Spirit of Brandtjen Farm 12th Addition is south of the future easterly extension of Dodd
Boulevard. Outlot A is adjacent to the future extension of Dodd Boulevard. Right-of-way for
the future easterly extension of Dodd Boulevard shall be provided when Outlot A develops.
Street A
Development of Spirit of Brandtjen Farm 12th Addition includes the construction of a local
street shown on the preliminary plat as Street A. Street A will provide future access to East
Community Park. A "Future Street Extension" sign and barricades must be placed at the end
of Street A until the street is extended in the future. The right-of-way, street and streetscape
design are consistent with the Spirit of Brandtjen Farm Planned Unit Development Booklet
dated June 20, 2005.
Street B
Development of Spirit of Brandtjen Farm 12th Addition includes the construction of a local
street shown on the preliminary plat as Street B. Street B will provide access to the site from
Pilot Knob Road at the intersection of 165th Street. Street B will also provide a future
connection to the future easterly extension of Dodd Boulevard north of the site. A "Future
Street Extension" sign and barricades must be placed at the end of Street B until the street is
extended in the future. The final plat submittal must include the construction of Street B to
the north line of Lot 1, Block 1. The right-of-way, street and streetscape design are consistent
with the Spirit of Brandtjen Farm Planned Unit Development Booklet dated June 20, 2005.
Building permits, except one model home permit, will not be issued until the concrete curb
and gutter and bituminous base pavement have been installed.
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PARKS AND TRAILS
Development of Spirit of Brandtjen Farm 12th Addition includes the construction of 5 -foot
wide concrete sidewalks along both sides of Streets A and B. The City's Parks, Trails and Open
Space Plan does not designate any area within the proposed plat as future park land.
The Park Dedication requirement has not been collected on the parent parcel and will be
satisfied through a cash contribution that must be paid with the final plat minus any
outstanding credits due from previous Spirit of Brandtjen Farm additions.
UTILITIES
SANITARY SEWER
Spirit of Brandtjen Farm 12th Addition is located within subdistrict NC -20060 of the North
Creek sanitary sewer district as identified in the City's Comprehensive Sewer Plan. Wastewater
will be conveyed via proposed sanitary sewer within the site to an existing MCES manhole at
the intersection of Street B and Pilot Knob Road. 8 -inch sanitary sewer will be constructed in
Streets A and B with stubs provided for future extension to the north, east and south. MCES
will need to permit the connection to their system.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and must
be paid with the final plat.
WATERMAIN
Development of Spirit of Brandtjen Farm 12th Addition includes public watermain
construction. 8" and 12" watermain will be constructed through the site extending from an
existing 12" stub at the intersection of Street B and Pilot Knob Road with stubs provided for
future extension to the north, east and south. The Developer will be credited the oversizing
cost between the 8" and 12" watermain.
The Lateral Watermain Access Charge for the watermain along Pilot Knob Road has not been
collected on the parent parcel and will be paid with the final plat.
Final locations and sizes of all sanitary sewer and watermain facilities shall be reviewed by City
staff with the final construction plans. In association with MnOPS requirements, utility hook-
ups for buildings within Spirit of Brandtjen Farm 12th Addition shall not be permitted until the
electronic as -built tiles have been submitted and approved by City staff.
DRAINAGE AND GRADING
Spirit of Brandtjen Farm 12th Addition is located within subdistricts NC -14 and NC -15 of the
North Creek drainage district as identified in the City's Water Resources Management Plan.
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August 1, 2013
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The southerly portion (NC -15) of Spirit of Brandtjen Farm 12th Addition includes the
construction of a stormwater and infiltration basin within Outlot C. The stormwater
management system will provide water quality treatment, skimming and rate control of the
stormwater runoff and must be designed consistent with Minnesota Pollution Control Agency
(MPCA) requirements as it ultimately discharges to East Lake which is classified by the MPCA
as an impaired waterbody. A portion of the proposed stormwater management system is
located within the City -owned parcel south of and adjacent to the site. The Parks Department
is currently working with the Developer to review the proposed location and evaluate the
impacts.
The northerly portion (NC -14) of Spirit of Brandtjen Farm 12th Addition includes the
construction of a temporary sedimentation basin within Outlot A. The stormwater runoff from
this basin will be conveyed to the east through a drainageway located in Outlot DD, Spirit of
Brandtjen Farm, before ultimately discharging to East Lake. Prior to final plat consideration,
the Developer must submit a temporary public drainage and utility easement across Outlot A,
Spirit of Brandtjen Farm 12th Addition and Outlot DD, Spirit of Brandtjen Farm, for the
conveyance of the stormwater runoff.
The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building permits for Spirit of Brandtjen
Farm 12' Addition shall not be issued until a certified grading plan has been submitted and
approved.
STORM SEWER
Development of Spirit of Brandtjen Farm 12th Addition includes public storm sewer
construction. Storm sewer will be installed within the subdivision to collect and convey
stormwater runoff generated from within the public right-of-way and lots to the public
stormwater basin in Outlot C and the temporary sedimentation basin in Outlot A.
Draintile construction is required in areas of non -granular soils within Spirit of Brandtjen Farm
12th Addition for street sub -cuts and lots. Any additional draintile construction, including
perimeter draintile required for building footings, which is deemed necessary during
construction, shall be the Developer's responsibility to install and finance.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be
paid with the final plat minus any outstanding credits due from previous Spirit of Brandtjen
Farm additions.
WETLANDS
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August 1, 2013
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A wetland delineation was received June 12, 2013 for the site. The delineation for the site
identified one wetland within the project boundaries. No comments were received during
the comment period. The wetland delineation was approved July 18, 2013.
The development is proposing to fill the wetland. A wetland replacement plan must be
submitted and approved prior to final plat. The applicant must obtain all state and Federal
(Army Corps of Engineers) permits that may be required prior to impacting any wetlands.
TREE PRESERVATION
A tree preservation plan was completed for Spirit of Brandtjen Farm 12th Addition. The plan
identifies a total of 133 significant trees within the site. The site currently contains mainly
elm, box elder and Cottonwood. The plan proposes to save 13 (10%) trees on the site.
EROSION CONTROL
An erosion control plan has been submitted and includes the following:
• A single rock construction entrance.
• A seed and mulch specification that meets City requirements.
• Inlet protection on all storm sewer structures.
• Silt fence to protect offsite areas from sediment transport.
• All 3:1 slopes will be seeded and stabilized with fiber blanket or sod.
• All streets shall be cleared of debris at the end of each day and maintained to provide
safe driving conditions. Street sweeping shall be done weekly or more often as
needed.
• A concrete washout area must be identified in the field.
• Silt fence or sod (36" minimum width) must be installed behind the curb following the
installation of private utilities.
Additional erosion control measures may be required during construction as deemed
necessary by City staff or Dakota County Soil and Water District. All additional measures shall
be installed and maintained by the Developer.
RECOMMENDATION
Engineering recommends approval of the preliminary plat, preliminary grading plan and
preliminary utility plan for Spirit of Brandtjen Farm 12th Addition, subject to the comments
within this report.