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HomeMy WebLinkAboutItem 06.dAugust 28, 2014 Item No.______ ENCLAVE AT ST. FRANCES WOODS FINAL PLAT SEPTEMBER 2, 2014 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the final plat of Enclave at St. Frances. Passage of this motion will allow the development of 41 single family residential lots. Overview Enclave at St. Francis Woods, LLC representatives have submitted a final plat application and plans for Enclave at St. Frances Woods, which proposes 41 single family lots and two outlots on 17.58 acres of land located south of 205th Street and west of Kensington Boulevard. Enclave at St. Frances Woods proposes to re-plat seven vacant townhome lots in St. Frances Woods 8th Addition as well as the remaining phase of 62 undeveloped townhome units from the St. Frances Woods 7th Addition preliminary plat approved in 1999. The Enclave at St. Frances Woods preliminary plat was approved by the City Council on April 7, 2014. Primary Issues to Consider Is the final plat consistent with the approved preliminary plat? The Enclave at St. Frances Woods preliminary plat approval was conditioned upon the release of all HOA covenants and declarations over the property to be conveyed or dedicated to the City. The lots being re-platted with Enclave at St. Frances Woods had restrictive covenants placed on them when the St. Frances Woods homeowners association (HOA) was originally established. The lots have been purchased by the developer and the HOA covenants and declarations been released as stipulated by the preliminary plat. The final plat is consistent with the approved preliminary plat. Supporting Information • Resolution approving the final plat • Signed development contract and warranty deed • August 18th planning and engineering reports ___________________________ Daryl Morey, Planning Director Financial Impact: $________________ Budgeted: Y/N ____ Source: ______________________________ Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances___________________________ Notes: ________________________________________________________________________________ (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE FINAL PLAT OF ENCLAVE AT ST. FRANCES WOODS WHEREAS, the owner of the plat described as Enclave at St. Frances Woods has requested final plat approval; and WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee and approved by the City Council; and WHEREAS, the final plat is consistent with the approved preliminary plat; 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 Enclave at St. Frances Woods is hereby approved subject to the development contract and security requirements. 2. The Mayor and City Clerk are hereby directed to sign the development contract and final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. DATED this 2nd day of September 2014. CITY OF LAKEVILLE BY: _____________________ Matt Little, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) 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 2nd day of September 2014, as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) City of Lakeville Planning Department Memorandum To: Mayor and City Council From: Daryl Morey, Planning Director Date: August 18, 2014 Subject: Enclave at St. Frances Woods Final Plat INTRODUCTION ACR Financial representatives have submitted a final plat application and plans for Enclave at St. Frances Woods, which consists of 41 single family lots and two outlots on 17.58 acres of land located south of 205th Street and west of Kensington Boulevard (Exhibit A). The subject property is zoned PUD, Planned Unit Development District and is guided for medium density residential (4-7 units/acre) by the Comprehensive Land Use Plan. The Enclave at St. Frances Woods preliminary plat was approved by the City Council on April 7, 2014. The final plat is consistent with the approved preliminary plat. Enclave at St. Frances Woods proposes to re-plat seven vacant townhome lots in St. Frances Woods 8th Addition as well as the remaining phase of 62 undeveloped townhome units from the St. Frances Woods 7th Addition preliminary plat approved in 1999. The St. Frances Woods 7th Addition preliminary plat consisted of 123 townhome units. Sixty-one (61) townhome units were final platted as St. Frances Woods 7th and 8th additions in 1999 and 2002, respectively. The Enclave at St. Frances Woods final plat plans have been distributed to Engineering and Parks and Recreation staff for review and comment. EXHIBITS Exhibit A – Aerial Location Map Exhibit B – Zoning Map Exhibit C – Approved Preliminary Plat Exhibit D – Final Plat Exhibit E – Civil Plan Title Sheet Exhibit F – Final Erosion and Sediment Control Plan (2 pages) Exhibit G – Final Grading and Drainage Plan (2 pages) Enclave at St. Frances Woods Final Plat September 2, 2014 City Council Meeting PLANNING ANALYSIS Existing Conditions. The subject property was graded with the development of St. Frances Woods 8th Addition. Wetland and tree areas exist on the west side of the site. A portion of Kaiser Way, a local loop street serving the St. Frances Woods townhomes, is stubbed into the north side of the site. Density. The Enclave at St. Frances Woods final plat proposes 41 lots on 17.58 gross acres resulting in a gross density of 2.33 dwelling units/acre. The net density, minus street right-of- way and outlots, is 4.19 dwelling units/acre. Lots/Blocks. The Enclave at St. Frances Woods final plat consists of 41 single family lots on three blocks. The lot requirements of the RS-4 District are being applied to the final plat consistent with the PUD zoning and medium density land use allowed by the Comprehensive Plan. The RS-4 District lot requirements are as follows: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) 8,400 s.f. 10,200 s.f. 70 feet 85 feet All 41 lots in the final plat meet the lot area and width requirements of the RS-4 District. In addition, a maximum building coverage of 40% is allowed in the RS-4 District. Outlots. The Enclave at St. Frances Woods final plat proposes two outlots as follows: Outlot A: Stormwater management basins/wetland (5.64 acres). To be deeded to the City. Outlot B: Wetland (0.09 acres). To be deeded to the City. The developer will receive a $5,500/acre credit to the trunk storm sewer area charge for deeding Outlots A and B to the City. The credit amount is $31,515 (5.73 acres x $5,500/acre). Setbacks. The RS-4 District building setback requirements are as follows: Front Side (Interior) Side (Corner) Rear 20 feet (house) 25 feet (garage) 7 feet 20 feet 30 feet Proposed house pads are shown on the final grading and drainage plan. Lookout and walkout lots that may have single family homes with decks with a height greater than 30 inches above grade should be identified. Decks with a height greater than 30 inches above grade must be set back 30 feet from the rear yard lot line as required by the Section 2 Enclave at St. Frances Woods Final Plat September 2, 2014 City Council Meeting 11-17-11.A.2.b of the Zoning Ordinance. A reduced rear yard setback is allowed under Section 11-17-11.B of the Zoning Ordinance for those lots abutting Outlots A and B. Streets. Kaiser Way is a local street that will be extended through Enclave at St. Frances Woods forming a loop street off of Kensington Boulevard serving existing townhomes and the proposed single family lots. A 60 foot right-of-way width and 32 foot street width is identified for Kaiser Way in compliance with Subdivision Ordinance requirements. There are no sidewalks along the existing segment of Kaiser Way therefore none will be required with the extension of Kaiser Way in the Enclave at St. Frances Woods. Kaiser Circle and Kaiser Court are cul-de-sac streets that will be constructed west of Kaiser Way. Both cul-de-sac streets have a 50 foot right-of-way width and a 60 foot right-of-way turnaround radius as allowed by the Subdivision Ordinance for environmentally sensitive areas. Both cul-de-sac streets will be 28 feet wide with a 45 foot turnaround radius as allowed by the Subdivision Ordinance. The reduced cul-de-sac right-of-way and street width is allowed subject to the following conditions listed in Section 10-4-3.S.4.b of the Subdivision Ordinance: 1. All lots shall meet or exceed the minimum standards for the applicable zoning district. This requirement is met for the RS-4 District. 2. All houses shall have an attached accessory garage of three (3) stalls with corresponding front driveway parking apron. The curb cut opening on the street shall, however, meet established standards. This requirement is listed as a stipulation of final plat approval. 3. The required drainage and utility easement in the front yards of lots shall be not less than fifteen feet (15’). A 15 foot drainage and utility easement is shown on the final plat for all of the lots with frontage on Kaiser Circle and Kaiser Court. 4. All custom graded lots shall have a custom grading plan, tree preservation plan, and pre-approved site/building plan prior to the issuance of building permits. These lots are not proposed to be custom graded. 5. The cul-de-sac length shall not exceed six hundred feet (600’). Kaiser Circle and Kaiser Court both meet the minimum (150 feet) and maximum (600 feet) cul-de-sac length requirements of the Subdivision Ordinance. 3 Enclave at St. Frances Woods Final Plat September 2, 2014 City Council Meeting Landscaping. A landscape plan that includes buffer yard plantings between the existing townhomes and the proposed single family homes at the rear of Lots 1-11, Block 2 and in the side yard of Lot 6, Block 1 and Lot 24, Block 3 was approved with the preliminary plat. Landscaping will also be installed adjacent to the proposed ponding areas in Outlot A. The approved landscaping, which includes a mixture of coniferous and deciduous trees and deciduous shrubs, meets Zoning Ordinance requirements. A $62,000 security is required with the final plat to guarantee installation of the approved landscaping. Subdivision Identification Sign. A subdivision identification sign has not been proposed with the Enclave at St. Frances Woods development. Parks and Trails. The Parks, Trails and Open Space Plan does not identify any parks or trails within the Enclave at St. Frances Woods final plat. The park dedication for the Enclave at St. Frances Woods will be met with a cash contribution consistent with Subdivision Ordinance requirements. The required park dedication fee is $141,942 (41 lots x $3,462/lot). Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utilities plans have been submitted for the Enclave at St. Frances Woods final plat. The final plat plans have been forwarded to engineering staff for review. A copy of the August 18, 2014 engineering report prepared by Alex Jordan and McKenzie Cafferty is attached. Engineering recommends approval of the Enclave at St. Frances Woods final plat. Tree Preservation. A tree preservation plan was approved with the Enclave at St. Frances Woods preliminary plat. The tree preservation plan identified 330 significant trees within the Enclave at St. Frances Woods plat boundaries. The plan proposes to save 108 significant trees (32.7%). A $1,000 tree preservation security is required with the final plat as discussed in the August18, 2014 engineering report. Wetlands. A wetland delineation has been prepared for the subject property. The delineation identifies five wetlands within the Enclave at St. Frances Woods plat boundaries. The developer proposes 0.16 acres of wetland impact and will purchase of 0.32 acres from an approved wetland bank to meet the mitigation requirements. Wetlands are discussed in more detail in the August 18, 2014 engineering report. RECOMMENDATION Planning Department staff recommends approval of the Enclave at St. Frances Woods final plat subject to the following stipulations: 1. The recommendations listed in the August 18, 2014 engineering report. 4 Enclave at St. Frances Woods Final Plat September 2, 2014 City Council Meeting 2. The developer must contact the Lakeville Post Office to discuss mail receptacle locations within the development. 3. Outlots A and B shall be deeded to the City. 4. The houses to be constructed on Lots 1-4, Block 1 and Lots 1-5 and 8-15, Block 3 shall have an attached three stall garage with corresponding front driveway parking apron. The curb cut opening on the street shall meet Zoning Ordinance requirements. 5. Lookout and walkout lots that may have single family homes with decks with a height greater than 30 inches above grade should be identified. Decks with a height greater than 30 inches above grade must be set back 30 feet from the rear yard lot line as required by the Section 11-17-11.A.2.b of the Zoning Ordinance. A reduced rear yard setback is allowed under Section 11-17-11.B of the Zoning Ordinance for those lots abutting Outlots A and B. 6. Landscaping shall be installed consistent with the approved landscape plan. A $62,000 security is required with the final plat to guarantee installation of the approved landscaping. 5 2 0 5 t h S t r e e t K a i s e r W ay K e a r n e y P a t h KaiserWay Kalmeadow C t K e n s i n g t o n B l v d ± Enclave at St. Frances Woods Enclave at St. Frances Woods Final Plat City of Lakeville Aerial Ma p EXHIBIT A PUD C-3 C-3 OP OP OP RS-2 RS-2 P/OS PUD P/OS RS-3P/OS RM-2 C-3C-3 2 0 5 t h S t r e e t Kalmeadow Ct Ka i s e r W a y K e a r n e y P a t h KaiserWay K e n s i n g t o n B l v d ± City of LakevilleLocation and Zoning MapEnclave at St. FrancesWoods Final Plat EXHIBIT B PROPERTY DESCRIPTION Lots 1, 2, 3, 4 and 5, Block 4, Lots 1, 2 and 3, Block 5 and Outlot A, ST. FRANCES WOODS 8TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota. AND That part of Lot 7, Block 5, ST. FRANCES WOODS 8TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota lying westerly of the following described line and its southerly extension : Commencing at the northeast corner of said Lot 7; thence South 87 degrees 49 minutes 13 seconds West along the northerly line of said Lot 7 a distance of 121.08 feet to the point of beginning of the line to be described; thence South 02 degrees 32 minutes 25 seconds East a distance of 121.64 feet to the southerly line of said Lot 7 and there terminating. EXHIBIT D STORM SEWER STRUCTURE SCHEDULE EXHIBIT E zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz z z z z z z z z z z z zzzzzzzzzzzzzzz EXHIBIT F zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz z z z z z z z z z z z z zzzzzzzzzzzzzzz 7.4% 7.5% 7.7 % 7. 4 % 7 . 2 % 4.8% 7.5% 7 . 0 % 8 . 2 % 7. 4 % 8. 2 % 9. 3 % 9. 3 % 8.0% 7. 4 % 7. 4 % 9.3% 7.1% 6.3% 7. 6 % 7. 3 % 8. 4 % 9.3% EXHIBIT G 6.5% 7.4% 7.5% 7.7 % 7. 4 % 7 . 2 % 7 . 2 % 6 . 9 % 7. 0 % 6. 4 % 4.8% 7.5% 7 . 0 % 8 . 2 % 7. 4 % 8. 2 % 9. 3 % 9. 3 % 5.7% 7.2% 5.8% 6.3% 8. 1 % 8. 5 % 9.2% 8.0% 7.6% 8.0% 8.1% 9. 2 % 9 . 3 % 8.2 % 7. 4 % 7. 4 % 9.3% 7.1% 6.3% 7. 6 % 7. 3 % 8. 4 % 9.3% City of Lakeville Public Works – Engineering Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Civil Engineer McKenzie Cafferty, Environmental Resources Manager Brett Altergott, Parks and Recreation Director Copy: Zach Johnson, City Engineer Dennis Feller, Finance Director Gene Abbott, Building Official Date: August 18, 2014 Subject: Enclave at St. Frances Woods • Final Plat Report • Final Grading Plan Review • Final Utility Plan Review • Final Erosion Control Plan Review BBAACCKKGGRROOUUNNDD ACR Financial has submitted a final plat named Enclave at St. Frances Woods. This is the first and only phase of the Enclave at St. Frances Woods preliminary plat approved by City Council on April 7, 2014. The subdivision is located south of 205th Street and west of Kensington Boulevard. The parent parcels consist of Lots 1, 2, 3, 4, and 5, Block 4, Lots 1, 2, 3, and a portion of Lot 7, Block 5 and Outlot A of the St. Frances Woods 8th Addition, and is zoned PUD, Planned Unit Development. The final plat consists of forty-one (41) lots and two (2) outlots on 17.58 acres. The two outlots created, as shown on the final plat, will have the following uses: Outlot A: Stormwater management basins and wetland complex; (5.64 acres) to be deeded to the City Outlot B: Wetland complex; to be deeded to the City (0.09 acres) EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 22 OOFF 1100 Development of the site includes the following public improvements: sanitary sewer, watermain, storm sewer, stormwater management basin, and local streets. The proposed development will be completed by: Developer: ACR Financial Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Enclave at St. Frances Woods site consists of previously graded portions of the St. Frances Woods 8th Addition, as well as existing woodland and wetland areas. The land generally slopes from the south to the north with moderate to steep slopes. Several of the existing bump out parking stalls along Kaiser Way will be removed as shown on the final grading and drainage plan. The Developer shall provide a $2,000 security for the removal and restoration of the parking stalls. There is an existing block retaining wall located behind proposed Lots 23 and 24, Block 3. This wall will be removed from the two proposed lots. A $6,000 security to ensure removal of the wall shall be collected with the final plat. EEAASSEEMMEENNTT VVAACCAATTIIOONN The parent parcels contain the following platted lots: • Lots 1, 2, 3, 4 and 5, Block 4 of St. Frances Woods 8th Addition • Lots 1, 2, 3 and a portion of Lot 7, Block 5 of St. Frances Woods 8th Addition • Outlot A, St. Frances Woods 8th Addition The Developer vacated the public drainage and utility easements within these lots with the Enclave at St. Frances Woods preliminary plat. The Developer is dedicating new boundary drainage and utility easements as shown on the final plat. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Kaiser Way Development of the Enclave at St. Frances Woods includes construction of Kaiser Way, a local street. Kaiser Way is planned to connect to existing street segments previously constructed with the St. Frances Woods 7th and 8th Addition improvements. The street is designed as a 32- foot wide, two-lane urban street. There are no concrete sidewalks proposed along Kaiser Way, which is consistent with previous additions of the St. Frances Woods development. The Developer is dedicating 60 feet of right-of-way. Kaiser Circle and Kaiser Court Development of the Enclave at St. Frances Woods includes construction of Kaiser Circle and Kaiser Court, both considered local cul-de-sac streets. Kaiser Circle and Kaiser Court are EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 33 OOFF 1100 designed as 28-foot wide, two-lane urban streets with a 45-foot radius at the turnarounds. The Developer is dedicating 50 feet of right-of-way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction access and egress for grading, public utility installation and street construction shall be from existing Kaiser Way. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The City’s Parks, Trails and Open Space Plan does not designate trails, Greenway Corridors or neighborhood parks within this development. The Park Dedication Fee has not been collected on the parent parcels, and shall be satisfied through a cash contribution that will be paid with the final plat. The Park Dedication Fee is based on the rate in effect at the time of final plat and is calculated as follows: 41 units x $3,462.00/dwelling unit = $141,942.00 Single-Family Dwelling Units Park Dedication Fee Rate Total UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR The Enclave at St. Frances Woods is located within subdistrict SC-120 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City-owned downstream facilities have sufficient capacity to serve the proposed subdivision. Development of Enclave at St. Frances Woods includes public sanitary sewer construction. 8-inch sanitary sewer and services were previously extended through the St. Frances Woods 7th and 8th Additions along Kaiser Way for Lots 5-6, Block 1 and Lots 1-3, Block 2. 8-inch gravity sanitary sewer is proposed throughout the local street network. Any existing sanitary sewer services that are to be permanently abandoned, must first be televised for evidence of inflow and infiltration. If the City’s review of the televising suggests no inflow and infiltration, the sanitary sewer service may be abandoned in-place. If the City’s review of the televising suggests any inflow and infiltration, the sanitary sewer service must be plugged at the main consistent with City standards. All sanitary sewer service abandonment/removal work must be inspected by the City’s Utility Department. EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 44 OOFF 1100 The Sanitary Sewer Availability Fee has not been paid on the parent parcels, and is due with the final plat. The Sanitary Sewer Availability Fee is based on the rate in effect at the time of final plat and is calculated as follows: 41 units x $307.00/dwelling unit = $12,587.00 Single-Family Dwelling Units Park Dedication Fee Rate Total The Sanitary Sewer Availability Fee of $12,587.00 must be paid in cash with the final plat. WWAATTEERRMMAAIINN Development of Enclave at St. Frances Woods includes public watermain construction. 8-inch watermain and services were extended through the St. Frances Woods 7th and 8th Additions for Lots 5-6, Block1 and Lots 1-3, Block 2. 8-inch watermain will be extended along Kaiser Way in order to provide water service to the development. The City’s Comprehensive Water Plan does not identify any trunk watermain improvements within the proposed plat. Any existing water service that is to be permanently abandoned shall be completed consistent with City standards. For all existing water services that are to be permanently abandoned, a fee of $1,000/service shall be paid with the final plat to the City for future maintenance related to the abandoned service repairs. All water service abandonment/removal work must be inspected by the City’s Utility Department. The proposed sanitary sewer and watermain layout is in accordance with the City’s Comprehensive Sanitary Sewer and Water Plans. Final locations and sizes of all sanitary sewer and watermain will be reviewed by City Staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS There are no overhead utility lines that require burial in conjunction with the Enclave at St. Frances Woods development. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG The final plat of Enclave at St. Frances Woods lies entirely within drainage subdistrict ML-5 of the Lake Marion Stormwater District, as identified in the City’s Water Resources Management Plan. The development includes construction of public stormwater management basins to be located in the northwest corner of the site within Outlot A. The basins will provide water quality treatment, volume and rate control for the stormwater runoff generated from the subdivision. The public basins will be deeded to the City with the final plat. The Developer shall provide easements for any grading to be done outside the plat boundary necessary to accommodate the proposed drainage systems prior to the release of mylars. Access benches for operations and EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 55 OOFF 1100 maintenance purposes are provided to the filtration and wet sedimentation ponds located in the northwest corner of the plat boundary. The storm sewer system to be constructed along Kaiser Way ultimately drains to an existing City owned pond located in the southeast corner of 205th Street and Kensington Boulevard. This pond is adjacent to Kensington Park, and shall be expanded as shown on the plans to accommodate the additional drainage from the Enclave at St. Frances Woods development. Tree replacement with the same or similar species will be required near the pond in Kensington Park. A $20,000 security is required with the final plat to ensure that all trees are replaced and the site is re- stabilized in Kensington Park. Private drain tile is proposed behind Lots 4 to 10, Block 2. This drain tile system is proposed to capture any groundwater conveyed from Outlot B toward the proposed lots of Block 2. An encroachment agreement is required to allow the drain tile to be located within the public drainage and utility easements. The encroachment agreement must be signed and approved by the City Council prior to installation of the private draintile system. The drain tile system shall be considered privately owned, and therefore the City will not be responsible for any future maintenance or replacement of this drain tile system. The final grading plan must identify all fill lots in which building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. A National 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. BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS There are no buffer yard screening requirements for this development. SSTTOORRMM SSEEWWEERR Development of Enclave at St. Frances Woods includes the construction of public storm sewer systems. 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 located in Outlot A and the existing expanded City owned pond located in the southeast corner of 205th Street and Kensington Boulevard. EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 66 OOFF 1100 The City’s Water Resources Management Plan does not identify any trunk storm sewer improvements within the proposed plat. Draintile construction is required in areas of non-granular soils within the Enclave at St. Frances Woods for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction, shall be the Developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel, and shall be paid in cash at the time of final plat approval. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Enclave at St. Francis Woods 765,785 s.f. Less Area of Outlot A (Public Stormwater Basins and Wetland Complex) (-) 245,814 s.f. Less Area of Outlot B (Wetland Complex) (-) 3,904 s.f. Total = 516,067 s.f. 516,067 s.f. x $0.167/s.f. = $86,183.19 Net Area of Enclave at St. Frances Area Charge Total Woods The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A and B to the City, consistent with City policy. The credit is based on the area of the outlots and is calculated at the rate of $5,500.00 per acre, and will be applied to the Enclave at St. Francis Woods final plat cash fees. The credit is calculated as follows: 5.64 acres + 0.09 acres x $5,500.00/acre = $31,515.00 Area of Outlot A, Area of Outlot B, Total Final storm sewer locations and sizes will be reviewed by City Staff with the final construction plans. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS The Enclave at St. Frances Woods is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS The delineation for the site was conducted on May 22 & 28, August 6, and September 11, 2013. The Wetland Delineation was completed by Kjolhaug Environmental. Five wetland EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 77 OOFF 1100 areas were identified on site. The Notice of Application was sent out October 7, 2013 and approved on November 1, 2013. The existing wetlands are located within Outlots A and B and will be conveyed to the City by deed with the final plat. Based on the information provided in the report dated October 4, 2013 and site visits, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. The wetland replacement plan identified 0.16 acres of wetland impact for the development. The applicant proposes to purchase 0.32 acres from an approved wetland bank in service area #8 in watershed 38. No wetland impacts are allowed until the completed Wetland Replacement Plan is submitted to the City and approved. This decision only applies to the Minnesota WCA. Additional approvals or permits may also be required by the Army Corps of Engineers. The Developer/applicant is responsible to check with all appropriate authorities before commencing work in or near wetlands. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. The plan shows a total of 330 significant trees within the site. The plan proposes to save 108 (32.7%) trees mainly within Outlot A, which will be deeded to the City with the final plat. The tree preservation plan satisfies City requirements. All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. The Developer is required to post a security for tree preservation on an individual lot basis for each lot containing a “save” significant tree. The security is $1,500 for each lot with a “save” significant tree and $1,000 for each outlot with a “save” significant tree and is calculated as follows: Outlot A = $1,000.00 EERROOSSIIOONN CCOONNTTRROOLL The erosion control plan was reviewed and includes the following: • A gravel construction entrances is shown on the plan sheets, and included in the erosion control notes. • A seed/mulch specification that meets City requirements. • All 3:1 slopes will be seeded and stabilized with fiber blanket. • Stormwater treatment areas will be graded first. • Silt fence will be installed to protect offsite areas from sediment transport. • Installation of erosion control at street curbs after utilities are installed. • Erosion control blanket is shown on all pond slopes. • Streets must be cleared of debris at the end of each day. EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 88 OOFF 1100 • Pond Maintenance: A maintenance schedule for the first 2 years must be included in the plans. This must include mowing 2 to 3 times, 30 days apart during the first year with the mower deck set about 6-8 inches off the ground. The second year, the pond areas must be mowed once before weeds set their seeds. This will reduce weed establishment, and help stimulate the desirable vegetation. This will cut down on maintenance in the long-term. • Inlet protection is identified on the plans. • Temporary checks and erosion control blanket are shown in swales and ditches. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. SSEECCUURRIITTIIEESS The Developer shall provide a cash escrow or Letter of Credit as security for the developer- installed improvements relating to Enclave at St. Francis Woods. The construction costs are based upon estimates submitted by the Developer’s engineer on June 26, 2014. CONSTRUCTION COSTS Sanitary Sewer $ 123,144.25 Watermain 121,600.00 Storm Sewer 90,717.00 Street Construction 185,632.00 Erosion Control, Stormwater Basin, Restoration and Grading Certification 219,011.50 SUBTOTAL - CONSTRUCTION COSTS $ 740,104.75 OTHER COSTS Developer’s Design (6.0%) $ 44,406.29 Developer’s Construction Survey (2.5%) 18,502.62 City’s Legal Expense (0.5%) 3,700.52 City Construction Observation (7.0%) 51,807.33 Developer’s Record Drawing (0.5%) Landscaping Remove Existing Retaining Wall Remove and Restore Parking Bump Outs Wetland Bank Credits Tree Preservation 3,700.52 62,000.00 6,000.00 2,000.00 8500.00 1,000.00 Kensington Park Tree Replacement and Stabilization 20,000.00 Lot Corners 4,300.00 Streetlights 8,400.00 EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 99 OOFF 1100 SUBTOTAL - OTHER COSTS $ 234,317.28 TOTAL PROJECT SECURITIES $974,422.03 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 $4,300.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. The streetlight security totals $8,400.00, which consists of six post-top streetlights at $1,200.00 each. One existing post-top streetlight that was constructed with the St. Frances Woods 8th Addition shall be relocated to avoid driveway and utility conflicts. An additional $1,200.00 security shall be collected for this relocation. CCAASSHH FFEEEESS The Park Dedication Fee for Enclave at St. Francis Woods is $141,942.00. A cash fee for the permanent abandonment of water services shall be paid for in cash at the time of final plat to the City for future maintenance related to the abandoned service repairs. There are three services to be permanently abandoned, and the fee is $1,000 per water service, for a total of $3,000.00. A cash fee for traffic control signs is due with Enclave at St. Francis Woods. Street signing consists of two stop sign with street blades and no outlet blades with arrows at $450.00 each, for a total of $900.00. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid with the final plat and is calculated as follows: 41 units x $8.14/unit/qtr. x 4 qtrs. = $1,334.96 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of surface water management expenses shall be paid with the final plat and is calculated as follows: 41 units x $7.00/unit/qtr. x 4 qtrs. = $1,148.00 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 with the final plat and is calculated as follows: EENNCCLLAAVVEE AATT SSTT.. FFRRAANNCCEESS WWOOOODDSS FFIINNAALL PPLLAATT AAUUGGUUSSTT 1188,, 22001144 PPAAGGEE 1100 OOFF 1100 43 units x $75.00/unit = $3,225.00 Lots/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 in either .dwg (AutoCAD) or .dxf format. The Developer shall 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 $22,203.14. CASH REQUIREMENTS Park Dedication Fee $141,942.00 Sanitary Sewer Availability Fee 12,587.00 Trunk Storm Sewer Area Charge 86,183.19 Traffic Control Signs 900.00 Abandon Water Services 3,000.00 Streetlight Operating Fee 1,334.96 Surface Water Management Fee 1,148.00 City Base Map Updating Fee 3,225.00 City Engineering Administration (3.00%) 22,203.14 SUBTOTAL – CASH REQUIREMENTS $ 272,523.29 CREDITS TO THE CASH REQUIREMENTS Deeding Outlots A and B to City for Stormwater Management $31,515.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS $ 31,515.00 TOTAL CASH REQUIREMENT $241,008.29 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Enclave at St. Frances Woods final plat, grading plan and utility plan subject to the requirements and stipulations of this report. Prior to the release of the mylars, the Developer shall provide the following: • Easements for any grading to be done outside the plat boundary necessary to accommodate the proposed drainage systems. • Wetland Banking Credits Prior to the installation of the private draintile system, the encroachment agreements must be signed and approved by the City Council.