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HomeMy WebLinkAboutItem 07 MEMORANDUM TO: Daryl Morey FROM: Daniel Licht, AICP DATE: 28 August 2014 RE: Lakeville – SBF HyVee/Commercial 1st Addition TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted plans for Spirit of Brandtjen Farm Commercial 1st Addition consisting of two lots and seven outlots located at the southeast quadrant of 160th Street (CSAH 46) and Pilot Knob Road (CSAH 31). The two lots are proposed for development of a grocery store, convenience fuel store and car wash. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. The proposed development requires consideration of PUD Development Stage Plan, Preliminary Plat and Final Plat applications. A public hearing has been noticed for the Planning Commission meeting on 4 September 2014 to consider the applications and make recommendations to the City Council. Exhibits: A. Site Location B. Preliminary Plat C. Preliminary Plat Title Sheet D. Erosion & Sediment Control Plan (3 pages) E. Grading & Drainage Plan (3 pages) F. Utility Plan (2 pages) G. Street Plan (2 pages) H. Final Plat I. Hy-Vee Title Sheet J. Hy-Vee Site Information Sheet K. Hy-Vee Erosion & Sediment Control Plan L. Hy-Vee Grading & Drainage Plan M. Hy-Vee Utility Plan N. Hy-Vee Paving & Dimension Plan O. Hy-Vee Landscape Plan P. Hy-Vee Lighting Plan Q. Hy-Vee Grocery Exterior Elevations and Floor Plan (3 pages) R. Hy-Vee Gas Exterior Elevations and Floor Plan (3 pages) S. Hy-Vee Car Wash Exterior Elevations and Floor Plans (2 pages) ANALYSIS Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the subject site for commercial land uses reflecting the land uses designated by the SBF Land Use Plan approved by the City Council as part of the SBF PUD Booklet dated 20 June 2005. SBF Land Use Plan. The SBF Land Use Plan guides the subject site for mixed use development based on the uses allowed in the O-R District and C-3 District as established by the Zoning Ordinance. An amendment to the SBF PUD Booklet was approved in 2010 to allow for development of big box retail users, such as the proposed grocery store, within this area of SBF. The proposed grocery store, convenience fuel store and car wash are thus allowed uses of the subject site and subject to compliance with applicable requirements of the Zoning Ordinance. MUSA. The subject site is within the current MUSA and sanitary sewer and water utilities are available to the property to accommodate the proposed SBF Commercial 1st Addition plat. Surrounding Land Uses. The subject site is surrounded by the following planned and existing land uses: Direction Land Use Plan Zoning Map Existing Use North Apple Valley Apple Valley Commercial East Office/Residential SBF PUD District Gravel Processing South Quasi-Public High Density Residential P/OS District SBF PUD District Cemetery Undeveloped West L/MD Residential RST-2 District Undeveloped The proposed commercial development is separated from the land uses to the north and west by 160th Street (CSAH 46) and Pilot Knob Road (CSAH 31) creating a physical barrier and mitigating any potential land use compatibility issues. Land uses to the east of the subject site will be developed in accordance with the SBF Land Use Plan and SBF PUD District standards insuring consistent and compatible development. The SBF Land Use Plan anticipates high density residential uses on the south side of 162nd Street and there is an existing cemetery on the south side of the roadway that 2 provides a buffer from the SBF single family lots and East Community Park farther to the south. Exterior Materials. Exterior elevations have been submitted for the grocery store, convenience store and car wash buildings. Section 11-17-9.D.1 of the Zoning Ordinance requires the buildings to use a minimum of three Grade A materials listed in Section 11-17-9.B of the Zoning Ordinance for a minimum of 65 percent of the area of each façade. Grade B or C materials defined in Section 11-17-9.B of the Zoning Ordinance may be used for up to 35 percent of the area of each façade or 10 percent Grade D materials may be used. The applicant has identified the percentage of material grades used on each façade of the grocery store building and must do so for the convenience store and car wash buildings. Exterior materials for the grocery store, convenience store and car wash buildings all comply with the minimum requirement for use of three Grade A materials. However, EIFS is identified on the exterior elevation plans for the grocery store as a Grade A material but is listed as a Grade B material in Section 11-17-9.B of the Zoning Ordinance. The submitted elevations for the three buildings will need to be revised to identify the ratio of Grade A, B and C materials in compliance with Section 11-17-9.D.1 of the Zoning Ordinance, with EIFIS properly identified as a Grade B material. Landscaping. A landscape plan has been submitted for the area of Lots 1 and 2, Block 1, with appropriate plantings and plant sizes. The yards for Lots 1 and 2, Block 1 along Pilot Knob Road and 162nd Street provide for low-growing shrubs adjacent to the off- street parking areas to screen them from view as required by Section 11-21-9.D.1 and 11-73-7.D.4 of the Zoning Ordinance. The landscape plan for Lot 1, Block 1 must be modified to provide for plantings required along the east lot line and at the northeast and southeast corners of the site to screen the loading dock area from view of public rights- of-way and adjacent properties. The site plan for Lot 1, Block 1 is such that most of the screening provisions for the loading area will need to be on the adjacent outlot to the east that will be platted as future development sites. City staff also recommends that the median within 162nd Street at the intersection with Pilot Knob Road be expanded to accommodate landscaping to create an enhanced appearance at the entrance to the development consistent with the expectations and guidelines of the SBF PUD District. Consideration should also be given to addition of a landscape median within Elmhurst Lane between 160th Street and the driveway to Block 1 for this purpose. A landscape plan for Outlot G must also be prepared and submitted. Lot Requirements/Setbacks. The SBF Land Use Plan does not establish minimum lot area or width requirements for developments within the PUD District, although Lots 1 and 2, Block 1 and Outlots A, B and C all exceed the respective C-3 District minimums. The perimeter of Block 1 requires a 30 foot setback for buildings and a 15 foot setback for parking from public rights-of-way. The site plans for Lots 1 and 2, Block 1 comply with these requirements. Interior setbacks are to be evaluated based on specific site designs. 3 Plat Access. The subject site is proposed to have access to Pilot Knob Road (CSAH 31) at 162nd Street and to 160th Street (CSAH 46) at Elmhurst Lane. The access to Pilot Knob Road has one inbound lane and three outbound lanes providing dedicated left turn, straight and right turn lanes. The developer will also be required to make improvements to the west leg of the intersection (Dodd Boulevard) with Pilot Knob Road so that the traffic lanes align properly. The 160th Street intersection at Elmhurst Lane would be limited to three-quarter access. The proposed accesses to Pilot Knob Road and 160th Street are subject to review and approval by the City Engineer and the Dakota County Plat Commission. Streets. The preliminary plat provides for 162nd Street as a three lane commercial roadway within an 80 foot right-of-way that expands to a divided roadway at the intersection with Pilot Knob Road. The street has two through lanes for traffic and a center lane to provide for east or west bound left turning movements for site access or at street intersections with Equestrian Trail and Elmhurst Lane. The submitted plans indicate 162nd Street will extend east to the intersection with the north-south minor collector street that goes through SBF between 160th Street and 170th Street. The typical section for both 162nd Street and Elmhurst Lane identify a two lane street with center turn lane with a 41 foot wide section within an 80 foot right-of-way. The street must be widened to 44 feet to comply with the City’s standard section design for commercial streets. The proposed street section and construction plans are subject to review and approval of the City Engineer. Pedestrian Access. There is an existing trail on Pilot Knob Road abutting the subject site. The developer must revise the submitted plans to provide for construction of a trail along 160th Street between Pilot Knob Road and Elmhurst Lane. The developer is responsible for grading of the trail with the construction cost divided between the City and developer in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance. Within the development, Section10-4-3.H.1 of the Subdivision Ordinance requires sidewalks within commercial areas to be eight feet wide. The submitted plans indicate that an eight foot wide concrete sidewalk will be constructed on the north side of 162nd Street and a five foot concrete sidewalk constructed on the south side of the roadway between Equestrian Trail and Elmhurst Lane. The plans must be revised to also include a five foot concrete sidewalk on the south side of 162nd Street between Equestrian Trail and Dodd Boulevard. Eight foot wide sidewalks will be constructed on both sides of Elmhurst Lane. The sidewalks on 162nd Street and Elmhurst Lane connect with the sidewalks to be constructed on Equestrian Trail south of 162nd Street. There are also sidewalks provided within Block 1 between the buildings and the public sidewalks for pedestrian access. Site Access. The submitted plans illustrate that the development of Lots 1 and 2, Block 1 and Outlots A, B and C will share three accesses to 162nd Street and one access to Elmhurst Lane. Documents establishing an ingress/egress easement for access to each of the lots and outlots within Block 1 will need to be submitted and recorded with the final plat. The accesses to 162nd Street are setback 320 feet from the intersection with Pilot Knob Road, a minimum of 230 feet between driveways and 215 4 feet from the intersection with Elmhurst Lane, which is consistent with the requirements of Section 11-19-7.I.6 of the Zoning Ordinance. The center access from Lot 1, Block 1 to 162nd Street is aligned with Equestrian Trail to the south to insure safe turning movements for vehicles leaving/entering the site and the residential neighborhood to the south. Off-street parking. The table below illustrates the calculation of required off-street parking: Use Requirement Gross Area Net Area Required Stalls Stalls Provided Grocery Retail 1 stall/200sf. 89,411sf. 80,470sf. 403 534 Rest. 1/40sf. seats 1,900sf. na 48 Lot 1 Subtotal 451 C-Store Retail 1 stall/200sf. 4,097sf. 3,688sf. 19 28 Car Wash 1 stall/bay 4 bays - - 4 Lot 2 Subtotal 23 Total 474 562 Note: The seating area for the restaurant within the grocery store was calculated but not the kitchen area as we could not distinguish between the restaurant and a deli counter typical of a grocery store. There are 534 parking stalls provided on Lot 1, Block 1 and 28 stalls provided on Lot 2, Block 1 for a total of 562 parking stalls. Both sites exceed the number of parking stalls required by the Zoning Ordinance individually and cumulatively. A cross parking easement must be recorded with Lots 1 and 2, Block 1 as part of the final plat approval. Cart storage within the grocery store parking lot is also identified on the site plan in accordance with Section 11-19-7.I.20 of the Zoning Ordinance. The parking lot design includes 60 degree angled parking and 90 degree stalls on Lot 1, Block 1 and 90 degree stalls on Lot 2, Block 1. The 90 degree parking stalls are provided as 10 feet wide and 18 feet deep with a two foot overhand beyond the curb and 24 foot wide drive aisles, which complies with Section 11-19-7.I.1 of the Zoning Ordinance. The 60 degree stalls are nine feet wide and 21 feet deep with 18 foot drive aisles, which also complies with Section 11-19-7.I.1 of the Zoning Ordinance. At the north and south ends of the grocery store parking lot there are 90 and 60 degree parking stalls sharing drive aisles for two way traffic. The second drive aisle north of 162nd Street also has 60 degree parking stalls oriented in opposite directions. The orientation of these stalls is acceptable based on the overall circulation patterns for Lots 1 and 2, Block 1. The south access to the convenience fuel use must be shifted to the south to better align with the drive aisles for the grocery store on the east side of the common drive aisle. The width of the islands along the west side and the island at the north side of the grocery store parking lot provide the 15 foot setback from the private drive as required by Section 11-19-7.I.1 of the Zoning Ordinance. The applicant must identify the amount of landscape area within each parking lot and comply with the requirements of Section 5 11-21-9.D.2 of the Zoning Ordinance to provide a minimum of five square feet of landscaped area for each 100 square feet of parking stalls and drive aisles, with no landscape island smaller than 160 square feet. Loading. The site plan indicates that the grocery store will have a loading area at the center of the east wall of the building. There is driveway access at 162nd Street and Elmhurst Lane to allow for delivery trucks to drive straight through the loading area for good circulation. Without knowing a development plan for Outlot C, the applicant must address screening of the loading area and rear of the grocery building from view of Elmhurst Lane and 162nd Street. The proposed convenience fuel store does not have a designated loading area. The site plan should be revised to illustrate the planned turning movements of fuel and retail goods delivery vehicles to ensure adequate circulation is provided. Likewise, the applicant must identify the types of delivery and/or service vehicles required by the car wash facility and how these vehicles will access the site. Grocery Drive Through. There is a two lane drive through at the northwest corner of the building, one lane for grocery pick up and the other for pharmacy patrons. There appears to be stacking space for only one vehicle behind the pharmacy service station and possibly two behind the grocery pick up. But the width of the drive aisle crossing in front of the building increases in width south of the drive through effectively increasing the depth of the stacking lanes to four cars without interfering with pedestrian access to the building. Convenience Fuel Store. Section 11-37-5 of the Zoning Ordinance establishes specific provisions for convenience fuel uses including grocery and/or prepared food that must be addressed as part of the PUD Development Stage Plan:  Hours are not limited unless required by the City Council.  Section 11-37-3.F establishes location and design standards for the canopy over the fuel islands. The canopy is setback at least 20 feet from public rights-of-way to protect traffic visibility and complies with the structure and canopy fascia standards. The lighting plan must specify that all lighting under the canopy is to be flush mounted to the bottom face, otherwise the canopy shall not be illuminated. The architectural materials and colors for the canopy are consistent with the design of the principal building.  Fuel pumps by Section 11-37-3.G are required to be located upon a raised island a minimum of six inches above the drive aisle grade, which must be identified on the submitted plans.  The grading plan must provide for an oil/grit separator that complies with the requirements of Section 11-37-3.H of the Zoning Ordinance and is subject to review and approval of the City Engineer. 6  A minimum of 25 percent of the area of Lot 2, Block 1 must be landscaped. The submitted plans indicate that there is 36 percent of the lot area not covered by buildings, parking areas or drive aisles meeting this requirement.  The site plan provides for a pedestrian sidewalk the full width of the building that complies with the minimum requirements of Section 11-37-3.M of the Zoning Ordinance for a minimum three foot unobstructed width.  Section 11-37-3.N of the Zoning Ordinance establishes that any public address system cannot be audible at the property line. Furthermore, the public address system may not play music and/or advertisements.  The site plan for the convenience store does not identify any proposed outdoor sales areas and such uses would thus be prohibited without an amendment to the PUD Development Stage Plan in accordance with Section 11-37-3.O of the Zoning Ordinance.  The site plan identifies an exterior trash enclosure and details regarding its construction are included on the building plans. City staff recommends that the trash enclosure be moved from the yard abutting Pilot Knob Road for aesthetic reasons. The trash enclosure is to be constructed of the same brick material as the principal building and it meets the requirements of Section 11-18-11 of the Zoning Ordinance. Car Wash. Section 11-73-7.D establishes performance standards applicable to the allowance of a car wash accessory to a convenience fuel use:  Section 11-73-7.D.1 of the Zoning Ordinance requires that an accessory car wash be included as part of the principal building. Flexibility from this requirement may be considered as part of the PUD Development Stage Plan given that the scale of the four bay car wash is more of a secondary use of the site versus a single bay that would be an accessory use.  Section 11-73-7.D.2 of the Zoning Ordinance requires stacking space for six vehicles per wash bay, whereas there is space for four vehicles per wash bay provided on the site plan. The site plan must be revised to provide for the additional stacking space required by the Zoning Ordinance. Other than the need to provide additional stacking space, ingress and egress to the car wash bays will not interfere with other site circulation and access off-street parking stalls within Lots 1 and 2, Block 1 in compliance with Section 11-73-7.D.3 of the Zoning Ordinance.  The subject site is within 500 feet of residential uses west of Pilot Knob Road. As such, Section 11-73-7.D.5 of the Zoning Ordinance requires that the doors to the wash bays remain closed during the entire wash cycle. 7  Vacuum locations are on the exit side of the car wash so as not to interfere with access, circulation and stacking space within the site and complies with Section 11-73-7.D.6 of the Zoning Ordinance. The location of the vacuums east of the car wash building and north of the convenience store ensure that the noise is blocked from traveling towards nearby residential areas to the west and south.  Details regarding the water system for the car wash must be submitted as part of the building permit application. Section 11-73-7.D.7 of the Zoning Ordinance prohibits discharge of water from the car wash to the public stormwater system. Signs. The submitted plans do not identify the location of or details for any freestanding signs. If freestanding signs are proposed for the individual uses within the development or as an area identification sign, their location, area and height must be identified and be considered as part of the PUD Development Stage Plan. Plans for wall signs are shown on the building elevations:  Grocery Store. The proposed grocery store has signs only on the west façade. As the building is more than 45,000 square feet, sign allowances are outlined in Section 11-23-19.E.1.b(3) of the Zoning Ordinance. The primary business identification sign is within the area allowances. The restaurant, food, pharmacy and pharmacy and grocery drive up signs are allowed in number but are limited to a total of 144 square feet and no single sign may be larger than 72 square feet, both of which are exceeded. City staff recommends the secondary wall signs be reduced in area so as to comply with the limits established by the Zoning Ordinance.  Convenience Store. The building elevations for the convenience store indicate one wall sign on the south elevation of the building and fuel price signs on the east and west elevations of the canopy. Section 11-23-19.E and 11-23-15.R.3 of the Zoning Ordinance allows two wall signs for the convenience store building as it is on a corner lot abutting two public streets (as well as abutting a shared driveway within a multiple lot development). Section 11-37-3.F.6 of the Zoning Ordinance provides that allowed wall signage may be installed on the convenience store canopy in lieu of on the principal building. The fuel price signs on the east and west facades of the canopy may be considered as being in lieu of wall signs on the respective facades of the principal building provided that no additional gas price signs are included on a freestanding sign. The fuel price signs on the east and west facades of the canopy are within the maximum sign area of 20 percent of the canopy façade.  Car Wash. The car wash has signs on the east and west elevations of the building that include business identification as well as enter/exit above each stall door. The business identification signs are each 32 square feet and within the sign allowance of Section 11-23-19.E of the Zoning Ordinance. The enter/exit signs are two square feet in area and exempt from the limit of one wall sign on each façade. 8 Exterior Lighting. The applicant has provided details regarding exterior lighting including fixture specifications and a photometric lighting plan. The photometric lighting plan identifies the location of all of the proposed exterior light sources and the illumination pattern that complies with the intensity limits established by Section 11-16- 17.A of the Zoning Ordinance to not more than one foot-candle measured at the property lines. The photometric plan also identifies that the lighting under the convenience store canopy complies with the specific lighting limits outlined in Section 11-37-3.J of the Zoning Ordinance. The fixtures will be LED lights with a 90 degree horizontal cutoff and those mounted on poles will be placed at a height of 33 feet, which complies with Section 11-16-17.B of the Zoning Ordinance. Outlots. The preliminary plat identifies seven outlots as follows: Outlot Purpose A, B, C Future commercial site D, E, F Future SBF phase G Future HOA landscaping Utility Plan. The applicant has submitted plans for extension of public utilities to serve the proposed SBF Commercial 1st Addition. These plans are subject to review and approval by the City Engineer. Grading Plan. The applicant has submitted grading plans for the proposed SBF Commercial 1st Addition. There is a retaining wall in the 162nd Street right-of-way directly adjacent to Outlot G that should be moved into Outlot G so as not to be a future City maintenance issue. The grading, drainage and erosion control plan is subject to review and approval by the City Engineer. Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of Lots 1 and 2 and Outlots A, B and C as required by Section 10-4-4 of the Subdivision Ordinance. There is easement along the common lot lines for Lots 1 and 2, Block 1 and Outlots A, B and C for utilities as well as an easement that goes north- south through the center of Lot 1, Block 2 for a stormwater pipe. All easements are subject to review and approval by the City Engineer. Park Dedication. The gross area of the final plat excluding Outlots A-F, intended for future phases, and County Road right-of-way, are subject to park dedication requirements at the time of final plat approval. The park dedication requirements will be met as a cash fee in lieu of land at $5,400 per acre for commercial uses in accordance with the SBF Master PUD Agreement. Final Plat. The applicant has submitted a final plat for the proposed development consistent with the preliminary plat. The final plat is subject to applicable comments pertaining to the preliminary plat design and is subject to approval of the City Council. Development Contract. The applicant is required to enter into a development contract with the City for the public and private improvements, payment of applicable fees and 9 posting of required securities. The development agreement will be drafted by the City Attorney and the applicant is required to execute the development agreement prior to City Council approval of the final plat. CONCLUSION The proposed SBF Commercial 1st Addition Preliminary and Final Plat and PUD Development Stage plans for the proposed Hy-Vee grocery, convenience store and car wash within the subdivision are consistent with the SBF Land Use Plan and the requirements of the SBF PUD District. City staff and our office recommend approval of the applications subject to the following conditions: 1. The submitted elevations for the principal buildings within Lots 1 and 2, Block 1 shall be revised to identify the ratio of Grade A, B and C materials in compliance with Section 11-17-9.D.1 of the Zoning Ordinance. 2. The landscape plan for Lot 1, Block 1 shall be modified to provide for plantings required along the east lot line and at the northeast and southeast corners of the site to screen the loading dock area from view of public rights-of-way and adjacent properties, subject to review and approval by City staff. 3. Landscape plans shall be prepared and submitted subject to review and approval by City staff for the following areas: a. The median within 162nd Street at the intersection with Pilot Knob Road. b. The addition of a landscape median within Elmhurst Lane between 160th Street and the driveway to Block 1. c. Outlot G. 4. The proposed accesses to Pilot Knob Road and 160th Street are subject to review and approval by the City Engineer and the Dakota County Plat Commission 5. The design of 162nd Street and Elmhurst Lane shall be widened to 44 feet to comply with the City’s standard section design for commercial streets. 6. The proposed street section and construction plans are subject to review and approval by the City Engineer. 7. The plans shall be revised to include a 10 foot wide trail to be constructed on the south side of 160th Street between Pilot Knob Road and Elmhurst Lane with the costs apportioned in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance. 10 8. The plans shall be revised to include a five foot wide sidewalk to be constructed on the south side of 162nd Street between Equestrian Trail and Pilot Knob Road. 9. Documents establishing ingress/egress and cross parking easements for Lots 1- 2, Block 1, Outlot A, Outlot B and Outlot C shall be submitted and recorded with the final plat, subject to review and approval by City staff. 10. The applicant shall identify the area of landscaped parking islands within Lot 1 , Block 1 to comply with the requirements of Section 11-21-9.D.2 of the Zoning Ordinance. 11. The site plan for Lot 2, Block 1 shall be revised to: a. Align the south access to the convenience fuel use with the drive aisles for the grocery store on the east side of the common drive aisle, subject to review and approval by City staff. b. Illustrate the planned turning movements of fuel and other delivery vehicles to ensure adequate circulation is provided for, subject to review and approval by City staff. 12. The site plan for Lot 2, Block 1 shall be revised to provide the following: a. Fuel pumps are required to be located upon a raised island a minimum of six inches above the drive aisle grade. b. An oil/grit separator that complies with the requirements of Section 11-37- 3.H of the Zoning Ordinance and is subject to review and approval by the City Engineer. c. Identify any proposed outdoor sales areas or such uses shall be prohibited without an amendment to the PUD Development Stage Plan in accordance with Section 11-37-3.O of the Zoning Ordinance. d. Relocate the trash enclosure so as not to be in the front yard abutting Pilot Knob Road. e. Provide stacking space for six vehicles per wash bay in accordance with Section 11-73-7.D.2 of the Zoning Ordinance. f. Specify that light fixtures mounted under the canopy are to be flush mounted to the bottom face and that the canopy is not otherwise illuminated beyond the two fuel price signs. 13. Use of a public address system within Lot 2, Block 1 shall not be audible at the property line and shall not include playing of music or advertisements. 11 14. The doors to the wash bays for the car wash within Lot 2, Block 1 shall remain closed during the entire wash cycle in compliance with Section 11-73-7.D.5 of the Zoning Ordinance. 15. Waste water from the operation of the car wash shall not be discharged to the public stormwater system. 16. The applicant shall submit plans for any proposed free standing signs within Lots 1 and 2, Block 1 or area identification signs proposed for the area of Lots 1-2, Block 1, Outlot A, Outlot B and Outlot C. 17. The convenience fuel use shall be limited to two (2) fuel price signs mounted on the canopy as shown on the submitted plans and no additional fuel price signs may be installed either as wall signs or freestanding signs. 18. The retaining wall within the 162nd Street right-of-way directly adjacent to Outlot G shall be moved into Outlot G. 19. All utility plans are subject to review and approval by the City Engineer. 20. All grading, drainage and erosion control plans are subject to review and approval by the City Engineer. 21. All easements are subject to review and approval by the City Engineer. 22. The final plat shall be revised in accordance with any required modifications to the preliminary plat and is subject to review by City staff and approval by the City Council. 23. The applicant shall execute a development contract with the City drafted by the City Attorney prior to approval of the final plat. c. Zachary Johnson, City Engineer Brett Altergott, Parks and Recreation Director Jacob Fick, Tradition Development 12 ± Spirit o f Brandtjen Farm Commercial 1st Addition 160th St (CSAH 46) P i l o t K n o b R o a d (C S A H 3 1 ) E n v o y W a y E q u e s t r i a n T r a i l Dodd Blvd (CSAH 9) E l m C r e e k L a n e City of LakevilleAerial Map Spirit of Brandtjen FarmCommercial 1st AdditionEXHIBIT A PROPERTY DESCRIPTION Outlot CC and Outlot DD, SPIRIT OF BRANDTJEN FARM, according to the recorded plat thereof, Dakota County, Minnesota. And Outlot B, SPIRIT OF BRANDTJEN FARM 14TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota. I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Land Surveyor under the laws of the State of Minnesota. Signed this 16th day of July, 2014 For: James R. Hill, Inc. By: _________________________________________________ Harold C. Peterson, Land Surveyor, MN License No. 12294 NOTES ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE NORTH LINE OF OUTLOT CC, SPIRIT OF BRANDTJEN FARM TO HAVE AN ASSUMED BEARING OF N 89°53'13" E. THIS SURVEY HAS BEEN PREPARED WITHOUT BENEFIT OF A TITLE COMMITMENT OR TITLE OPINION. A TITLE SEARCH FOR RECORDED OR UNRECORDED EASEMENTS WHICH MAY BENEFIT OR ENCUMBER THIS PROPERTY HAS NOT BEEN COMPLETED BY THE SURVEYOR. CURRENT PROPERTY OWNERS COBBLESTONE LAKE, LLC SBF DEVELOPMENT CORP 16972 BRANDTJEN FARM DRIVE 16972 BRANDTJEN FARM DRIVE LAKEVILLE, MN 55044 LAKEVILLE, MN 55044 (OWNER OF OUTLOTS CC & DD) (OWNER OF OUTLOT B) EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E EXHIBIT F EHIBIT G EXHIBIT H zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz EXHIBIT I EXHIBIT J EXHIBIT K EXHIBIT L EXHIBIT M EXHIBIT N LOT 1 LOT 2 OUTLOT A OUTLOT B OU T L O T C PI L O T K N O B R O A D 162ND STREET E Q U E S T R I A N 1 B 1 B 1 B 1 B 1 C 1 C 1 C 1 C 1 B 1 C 1 C 1 C 1 C 1 B 1 B 6 K 1 B 1 C 1 B 1 B 1 C 6 V 12 V 6 V 6 V 6 V 12 V 6 V 12 V 6 N 7 E 3 A 27 P 16 L 80 W 6 D 3 A 8 D 31 N 248 W 48 M 24 M 5 B 6 E 6 K 6 N 1 E 18 N 13 V 170 W 6 K 6 N 6 K 6 N 6 N 6 N 1 C 6 K 6 N 6 K 6 N 1 C 1 E 2 B 8 M 29 P 1 C 16 I 1 A 1 C 3 A 2 B 8 K 3 D 20 X 24 X 1 A 8 L 1 C 8 L 1 A 8 I 1 C 1 A 8 I 8 L 24 P 8 F 2 F 3 D 2 A 4 N 55 O 126 Y 9 V 6 K 1 B 6 K 7 A 27 P 18 L 90 W 12 P 8 L 45 W 22 J 2 D 20662-16-L 6.1 F: \ _ C i v i l 3 D P r o j e c t s \ 2 0 6 6 2 - 1 6 \ P R E - P L A T P L A N S \ 2 0 6 6 2 - 1 6 - L . d w g - 8 / 2 8 / 2 0 1 4 0 8 : 0 2 A M Ca l y x D e s i g n G r o u p , L L C La n d s c a p e A r c h i t e c t u r e - S u s t a i n a b l e D e s i g n - P l a n n i n g     % H U N H O H \  $ Y H Q X H     6 X L W H  $    6 D L Q W   3 D X O   0 1        te l e p h o n e : 6 5 1 . 3 3 4 . 5 4 9 8 LQ W H U Q H W    Z Z Z  F D O \ [ G H V L J Q J U R X S  F R P  H P D L O       be n @ c a l y x d e s i g n g r o u p . c o m  cd g I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n , or r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y di r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y Li c e n s e d L a n d s c a p e A r c h i t e c t u n d e r t h e la w s O f t h e S t a t e o f M i n n e s o t a . Pr i n t N a m e : Si g n a t u r e : Da t e : Be n j a m i n D . H a r t b e r g , A S L A Li c e n s e N o . X X X X X X/ X X / 1 4 PRELIMINARY LANDSCAPE PLAN LANDSCAPE DETAILS, NOTES, AND SCHEDULES: Planting Palette: 22 B A TREES: Qty.NotesRootSizeCommon NameScientific NameKey 119 55 O Neon Flash SpireaSpiraea japonica 'Neon Flash'POT#2 N SHRUBS: Qty.NotesRootSizeCommon NameScientific NameKey POT#5Iroquois Beauty ChokeberryAronia melanocarpa 'Morton' P W PERENNIALS: Qty.NotesRootSizeCommon NameScientific NameKey X Dwarf European Cranberrybush POT#5 POT#2Dwarf Bush HoneysuckleDiervilla lonicera Viburnum opulus 'Nanum'80 L66 K POT#5Savin JuniperJuniperus sabina B&BHackberryCeltis occidentalis 56 20 101 M POT#1Black-Eyed SusanRudbeckia fulgida 'Goldsturm'633 POT#1Autumn Joy SedumSedum x 'Autumn Joy'44 2.5" Cal. B&B2" Cal.Prairie Rose CrabappleMalus x 'Prairie Rose' Rumba WeigelaWeigela florida 'Rumba' POT#3Arctic Fire DogwoodCornus stolonifera 'Farrow' C16 B&B3.0" Cal.Northern Red OakQuercus rubra Spring Dug D22 B&B6' Hgt.Black Hills SprucePicea glauca densata Full Form Feather Reed GrassCalamagrostis x acutiflora 'Karl Forester' 88 V POT#1 J POT#3Dakota Goldrush PotentillaPotentilla fruticosa 'Absaraka' 22 MIN. MI N . SEE PLAN 18" MIN. 6" 2 6.1 TYP. PERENNIAL PLANTING DETAIL NOT TO SCALE 6" . 4 6.1 TYP. SHRUB PLANTING - SECTION NOT TO SCALE 3 6.1 DECIDUOUS TREE PLANTING - SECTION NOT TO SCALE 5 6.1 CONIFEROUS TREE PLANTING - SECTION TOMAHAWK TREE STABILIZER STAKES. MINIMUM (2) PER TREE. SOD ROOT BALL TO SIT ON MOUNDED MULCH - 4" DEEP - SEE SPEC PLANTING SOIL - SEE SPEC. TOPSOIL SUBGRADE OTHERWISE. NO MULCH TO BE IN CONIFER TO HAVE SHREDDED HARDWOOD MULCH UNLESS NOTED PLACE ROOT BALL SO THAT BASAL FLARE IS 1" ABOVE SURROUNDING CONTACT WITH TRUNK. NOTE: SUBGRADE, REMOVE BURLAP DRAIN SYSTEM IS NECESSARY 4" DIAMETER AUGERED HOLE, 42" MIN. DEPTH. FILLED W/ 3/4" DIAMETER DRAIN ROCK. COVER W/ 6" FILTER FABRIC. FOR HEAVY CLAY SOILS. FROM TOP 1/3 OF ROOT BALL GRADE. THE CONTRACTOR IS RESPONSIBLE FOR ENSURING THE TREES ARE IN A PLUMB POSITION THROUGHOUT THE WARRANTY PERIOD. Landscape Notes: 1. Tree saucer mulch to be four inches (4") depth natural single-shred hardwood mulch for trees outside of a plant bed. Install per tree planting detail. 2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control. 3. All plant material shall comply with the latest edition of the American Standard for Nursery, American Association of Nurserymen. Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as specified. 4. Plan takes precedence over plant schedule if discrepancies in quantities exist. 5. All proposed plants shall be located and staked as shown. 6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval. Significant changes may require city review and approval. 7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and after installation. Schedule plant deliveries to coincide with expected installation time within 36 hours. 8.Refer to the civil engineer's plans for erosion control measures on graded slopes. Coordinate seeding activities with the erosion control installer. 9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growth requirements. 10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site condition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiences to the attention of the landscape architect & client prior to bid submission. 11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around the building site. 12. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any acts of vandalism or damage which may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the owner with a maintenance program including, but not limited to, pruning, fertilization and disease/pest control. 13. The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit more than 10% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate tree wrap and deer/rodent protection measures for the plantings during the warranty period. 14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be requested by the city based on applicant information, public input, council decisions, etc. 15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process. 16. Plant size & species substitutions must be approved in writing prior to acceptance in the field. 17. The landscape contractor shall include an irrigation system as a bid-alternate for the new improvements shown. Use Hunter Industries or equal. Bid to include internal connection from the dedicated internal irrigation stub and include the deduct meter, atmospheric vaccum breaker, backflow device, time clock, main line, lateral lines, valves, heads, drip tubing, sleeving, etc. Include the cost of plumbing and electrical in bid. All irrigation-related work to comply with Minnesota Uniform Building Code and City of Lakeville Plumbing Code permitting and regulations. Test irrigation system prior to plant installation. Include (1) fall shut-down and (1) spring start-up service in bid. 18. All edger shall be professional grade black steel edger, 1/8" thick, Ryerson or Equal. Anchor every 18" on-center (minimum). Submit sample. 19. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during landscape work activities. Report any damage to the General Contractor immediately. 20. Unless otherwise noted/indicated, plant beds shall receive 4" depth of 3/4"-1" dia. washed river stone mineral mulch over fabric weed barrier (DeWitt Pro 3.2oz. Needlepunch, Nonwoven), per detail. Submit mulch sample for Owner approval. Do not install weed mat under perennial plantings areas. 21. Landscape contractor shall install precast concrete splash blocks under all building gutters and cow's tongue over-flow units on each building. Coordinate downspout quantities with general contractor prior to bidding. Adjust locations of plant materials as necessary to accommodate splash blocks. 22. All sod areas shall be prepared prior to planting with a harley power box rake or equal to provide a firm planting bed free of stones, sticks, construction debris, etc. Any alternate seed mixtures, rates, & application method noted shall be sumbitted to the landscape architect for approval. 23. The landscape contractor shall make the Landscape Architect aware of any field discrepancies that occur, such as the placement of private utility cabinets, transformers, and building vents which may impact placement of plant materials shown which are unknown until construction. 24. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation. 25. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations. 26. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape. 27. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation. Coodinate with the general contractors on matters such as fine grading, landscaped area conditions, staging areas, irrigation connection to building, etc. 28. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape. Notify the Owner and General Contractor if erosion control needs to be adjusted based upon plant locations shown on this plan. 29. Native Seed Area Mix: MnDOT 280 Seed Mix Rate: 60 lbs. per acre Application: Drill into compacted seed bed and anchor with MnDOT Type 1 mulch at 2 tons/acre Vendor: Prairie Restorations, Inc. or Equal I32 E15 B&BQuaking AspenPopulus tremuloides 2" Cal. B&B2.5" Cal.Princeton ElmUlmus americana 'Princeton' F10 POT#2 1 6.1 ROCK MULCH / MAINTENANCE STRIP DETAIL NOT TO SCALE Y POT#1Ruby Stella DaylilyHermocallis X 'Ruby Stella'126 EXHIBIT O EXHIBIT Q EXHIBIT R EXHIBIT S engineering planning environmental construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Memorandum To: Daryl Morey, Planning Director From: Krista Anderson, PE, WSB & Associates Tom Kellogg, PE, WSB & Associates Copy: Dennis Feller, Finance Director Zach Johnson, City Engineer Brett Altergott, Parks & Recreation Director Alex Jordan, Civil Engineer McKenzie Cafferty, Environmental Resources Manager Date: August 29, 2014 Re: Spirit of Brandtjen Farm Commercial 1st Addition and Hy-Vee Commercial Site Preliminary Plat Review Final Plat Review Preliminary Grading Plan Review Preliminary Utility Plan Review Preliminary Site Plan Review WSB Project No. 2109-700 BACKGROUND SBF Development Corporation has submitted a preliminary and final plat named Spirit of Brandtjen Farm Commercial (SBFC) 1st Addition; Hy-Vee has also submitted a site plan for Lots 1 and 2, Block 1 of the SBFC 1st Addition. The parent parcels consist of Outlots CC and DD of Spirit of Brandtjen Farm and Outlot B of Spirit of Brandtjen Farm 14th Addition. The proposed development is located east of Pilot Knob Road (CSAH 31), and south of 160th Street (CSAH. 46). The preliminary and final plat consists of two lots and seven outlots. The outlots created with the preliminary and final plat have the following purposes: Outlot A: Retained by the Developer for future development (7.89 acres). Outlot B: Retained by the Developer for future development (4.43 acres). Outlot C: Retained by the Developer for future development (2.66 acres) St. Cloud  Minneapolis  St. Paul Equal Opportunity Employer wsbeng.com Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 2 of 10 Outlot D: Retained by Developer for future development (0.49 acres). Outlot E: Retained by the Developer for future development (6.24 acres). Outlot F: Retained by the Developer for future development. The Developer is required to obtain a temporary drainage and utility easement over the high water level for the area used for the temporary sedimentation basins and public utilities (29.90 acres). Outlot G: Retained by the Developer for landscaping with a temporary drainage and utility easement over the area used for stormwater storage (0.40 acres). The Developer is required to provide a 10-foot wide permanent drainage and utility easement along all public rights-of-way for Outlots D, E, F, and G. The proposed SBFC 1st Addition development will be completed by: Developer: SBF Development Corporation Engineer: James R. Hill, Inc. The proposed Hy-Vee development will be completed by: Developer: Hy-Vee, Inc. Engineer: James R. Hill, Inc. SITE CONDITIONS The site was previously a gravel mining operation in excess of forty years. The site is now vacant, undeveloped land that was mass graded as part of reclamation plans prepared for the gravel mining area in about 2010. The site has a gently sloped topography predominately from west to east. The site is adjacent to Highland (Hyland) Cemetery to the south and there are few significant trees on the site. STREET AND SITE LAYOUT Pilot Knob Road (CSAH 31) SBFC 1st Addition is located east of and adjacent to Pilot Knob Road, an arterial roadway as identified in the City’s Transportation Plan. Dakota County controls the right-of-way requirements and access locations along Pilot Knob Road. Pilot Knob Road adjacent to the development is constructed as a four-lane divided urban roadway with a continuous concrete center median. There are dedicated right and left turn lanes on Pilot Knob Road at the intersection with 162nd Street/Dodd Boulevard (CSAH 9) and dedicated right and dual left turn lanes at 160th Street (CSAH 46). Pilot Knob Road is within a Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 3 of 10 150-foot right-of-way with bituminous trails located on the east and west sides of the street. The only proposed access from the site onto Pilot Knob is road is at 162nd Street. The Developer is required to coordinate with Dakota County to determine the extent of improvements that will be required along Pilot Knob Road and comply with the County right-of-way needs for the traffic signal at the intersection of Dodd Boulevard (CSAH 9) and Pilot Knob Road. The plan for any improvements must be approved by Dakota County, and a permit for the work within the right-of-way must be obtained from the County. 160th Street (CSAH 46) SBFC 1st Addition is located south of and adjacent to 160th Street, an arterial roadway as identified in the City’s Transportation Plan. Dakota County controls the right-of-way requirements and access locations along 160th Street. 160th Street adjacent to the development is a four-lane divided urban roadway with a continuous concrete center median. 160th Street is within a 150-foot right-of-way with a bituminous trail located on the north side of the street. The proposed access from this site onto 160th Street is shown as ¾ restricted, at Elmhurst Lane. The Developer is required to coordinate with Dakota County to determine the extent of improvements that will be required along 160th Street. The plan for any improvements must be approved by Dakota County, and a permit for the work within the right-of-way must be obtained from the County. Elmhurst Lane and 162nd Street Development of SBFC 1st Addition includes the construction of Elmhurst Lane, a local street, and 162nd Street, a minor collector. Streets adjacent to commercial zoning shall be designed as 44-foot wide, two lane urban roadways with 8-foot wide sidewalks within 80-foot wide right-of-way. In addition, roadways adjacent to residential zoning shall include 5-foot wide concrete sidewalks. Elmhurst Lane is shown as a 41-foot wide, urban roadway with 8-foot concrete sidewalks located on the east and west sides of the street. Approximately a 600-foot segment of Elmhurst Lane adjacent to Outlot C will have a continuous center dual-left turn lane. 162nd Street is shown as a 41-foot wide, urban roadway with an 8-foot concrete sidewalk located on the north side of the street and a 5-foot wide concrete sidewalk on the south side of the street. Approximately a 700-foot segment of 162nd Street adjacent to Lots 1 and 2, Block 1, will be divided by a center median with designated left turn lanes for access to the Hy-Vee site. Dedicated right and left turn lanes at the intersection of 162nd Street and Pilot Knob Road will be provided. Along this segment of Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 4 of 10 roadway, the right-of-way varies in width from 95-feet to 105-feet and the street varies from 60-feet to 66-feet wide to account for the turn lane construction. Prior to City Council consideration, the Developer shall design 162nd Street and Elmhurst Lane as 44-foot wide, two lane urban roadways. In addition, a 5-foot wide concrete sidewalk is required on the south side of 162nd Street from Equestrian Trail to Pilot Knob Road. Revised plans shall be submitted that include these requirements. Equestrian Trail Development of SBFC 1st Addition includes the extension of Equestrian Trail, a local street, from 162nd Street to the Spirit of Brandtjen Farm 14th Addition. Equestrian Trail is designed as a 30-foot wide two-lane urban street with a 5-foot wide concrete sidewalk along the west side of the street. The Developer is dedicating 52 feet of right-of-way, consistent with the SBF PUD. The City reserves the right to increase the street sections at the time of construction based upon site conditions. Site Plan Review The Developer proposes to construct a 91,311 SF commercial retail building on Lot 1, Block 1; a 4,097 SF convenience store and 2,974 SF carwash are also proposed on Lot 2, Block 1. Access to the stores will be from three proposed driveway entrances along 162nd Street and from the access drive along Elmhurst Lane. The easternmost driveway entrance along 162nd Street will be utilized for trucks and deliveries. The Developer is required to incorporate a stop sign, stop bar, crosswalk striping and pedestrian curb ramps with truncated domes in the driveway design. Turning path movements demonstrating vehicle circulation will also be required on the site plan. CONSTRUCTION ACCESS Construction traffic access and egress for grading, utility, and street construction for SBFC Commercial 1st Addition is restricted to 162nd Street via Pilot Knob Road (CSAH 31). Construction traffic access for grading, utility, parking lot and building construction for the Hy-Vee site plan shall be restricted to one driveway entrance along 162nd Street. PARKS AND TRAILS Development of SBFC 1st Addition includes the construction of concrete sidewalks. The City’s Parks, Trails, and Open Space Plan designates a 10-foot wide bituminous trail along the south side of 160th Street. The Developer shall provide a cash escrow with the final plat for 5/8’s of the construction costs of the future trail along 160th Street. Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 5 of 10 The Park Dedication requirement has not been collected on the parent parcels and will be satisfied through a cash contribution that must be paid with the final plat. The Park Dedication fee for commercial areas in SBF is $5400 per acre, consistent with the SBF master PUD agreement. The park dedication is calculated as follows: Total Area of the SBFC 1st Addition Preliminary Plat 69.76 acres Less: Outlot A - Future Development -7.89 acres Outlot B - Future Development -4.43 acres Outlot C - Future Development -2.66 acres Outlot D - Future Development -0.49 acres Outlot E - Future Development -6.24 acres Outlot F - Future Development -29.90 acres Park Dedication Area 18.15 acres Park Dedication Rate $5,400.00 per acre Park Dedication Fee Due with the Final Plat $98,010.00 The park dedication requirement of $98,010.00 must be paid with the final plat. The Developer shall be required to replace pedestrian curb ramps to ADA standards along Pilot Knob Road at 162nd Street. A security will be required with final plat to ensure this work is completed. UTILITIES SANITARY SEWER SBFC 1st Addition and the Hy-Vee site are located within sub-district NC-20060 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 lines to the M.C.ES. Farmington Interceptor and continue to the Empire Wastewater Facility. 8-inch sanitary sewer will be extended from an existing 8” sanitary sewer stub to provide service to the development. 8-inch sanitary sewer will be constructed in 162nd Street, Equestrian Trail, and Elmhurst Lane to serve the development. Future SFB Commercial Additions will be served via proposed sanitary sewer that will be extended from sanitary sewer constructed with the SBFC 1st Addition final plat. The Developer proposes to extend 8-inch sanitary sewer within the Hy-Vee site and extend service stubs to Outlots A, B, and C for future development. Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 6 of 10 The Sanitary Sewer Availability Charge has not been collected on the parent parcels and must be paid for Lots 1 and 2, Block 1, with the final plat. WATERMAIN Existing 12-inch truck watermain is located in the southwest corner of the site at the intersection of 162nd Street and Pilot Knob Road. The 12-inch watermain will be extended through the development along 162nd Street and Elmhurst Lane. In addition, 12-inch watermain will be extended along Equestrian Trail from existing 12-inch watermain to provide a looped system for the development. Development of the Hy-Vee site plan is shown to loop 8-inch watermain around the proposed buildings which will be extended from two existing watermain stubs provided from the SBFC 1st Addition Development along 162nd Street. The Developer is required to design the watermain within the Hy-Vee site to be 12-inch trunk watermain. Final plans shall make these revisions. The Developer will receive credit for the over-sizing of watermain from 8-inch to 12-inch trunk watermain. The credit will be applied to the Developer’s cash requirements with the final plat. OVERHEAD UTILITIES There are no overhead power lines or utility facilities located adjacent to or on the proposed development. DRAINAGE AND GRADING BACKGROUND Spirit of Brandtjen Farm (SFB) is a planned unit development of which development began in 2006. The proposed development encompasses nearly all of the north half of Section 1, T114 R20 and a substantial portion of the south half of said section. The initial stormwater modeling and drainage plan for SBF, located on the south half of Section 1, was prepared by Westwood Professional Services. The original design consisted of a main basin, Spirit, surrounded by six NURP basins. The Spirit basin design did not include a gravity outlet other than infiltration. A system of pumps was incorporated into the design to serve three functions: 1) Irrigation supply, 2) Recirculation for water features, and 3) Drawdown, if needed. During 2008, a decision was made to not construct the recirculation features. As a result, the proposed pumping station was not constructed, however, the pump station draw intake line was. As development has continued, Spirit basin appears to have adequately infiltrated all runoff from the development without the presence of the pumping system. Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 7 of 10 A gravel mining area had been in operation on the north half of Section 1 in excess of forty years. As part of gravel operations years ago, two basins were constructed as wash basins for sand processing. The operational need for these basins ended approximately five years ago and a reclamation plan was prepared for the gravel mining area. As part of the reclamation plan, the two existing basins were measured and quantified, and incorporated into the reclamation plan with intended use as stormwater management basins. These two basins are referred to as Nordic 1 (westerly basin) and Nordic 2 (easterly basin) PROPOSED MANAGEMENT PLAN SBFC 1st Addition is located within the North Creek drainage district as identified in the City’s Water Resources Management Plan. The plat is located within sub-district NC-9C (area in the western section of the site), NC-14A (area in the southeastern section of the site, and NC-14B (area in the northeastern section of the site). The North Creek Stormwater District management plan identifies a regional pond, NC-14-1, in this area. Nordic 1 and Nordic 2 basins are intended to fulfill the intent of Basin NC-14-1. The proposed stormwater management plan is a regional plan that connects the new SBF Commercial areas with the SBF residential developments and discharge to the existing Spirit basin system. A major component of the proposed system will be the installation of a trunk irrigation system to serve green spaces and landscaped areas throughout the SBF development. A portion of the SBF development is currently being irrigated with the public potable system but will be converted over to the proposed stormwater management system. The source for the irrigation system will be Spirit Basin. The proposed stormwater management system for SBFC 1st Addition will collect all runoff generated from impervious surfaces in the trunk storm sewer system that will then outlet to two in-line temporary sedimentation basins which will provide pre- treatment and infiltration prior to discharging to Nordic 1. The construction of the two temporary sedimentation basins will occur as part of the SBFC 1st Addition. The Developer is proposing to cross connect Nordic 1 and Nordic 2 to equalize the water surfaces of the two basins, then outlet Nordic 1 to Spirit basin. The intent of the two Nordic basins outlet controls is to capture and retain as much runoff as possible and control the discharge to Spirit basin for irrigation uses. Nordic 1 basin will also have a secondary outlet to East Lake. It is also proposed to connect East Lake and Spirit basin to satisfy irrigation needs or infiltration rates. The Developer is proposing to make the above connections as part of SBFC 2nd Addition. The Developer is required to maintain the upstream temporary sedimentation basins, shown in Outlot F, in service until the connections as described above are made with SBFC 2nd Addition and the City has approved the connections. Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 8 of 10 The final grading plan must indicate any proposed borrow areas. Any borrow area locations must be approved by the City Engineer prior to the commencement of the borrow activity. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required by 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. RETAINING WALLS Development of SBFC 1st Addition includes the construction of one retaining wall along 162nd Street. The retaining wall varies in height ranging between 0 and 6 feet. The retaining wall shall be located in Outlot G, outside of City right-of-way, and will be privately-owned and maintained by the Developer. Revised plans must be submitted prior to City Council consideration showing this requirement. All modular block walls constructed must meet Mn/DOT requirements. All modular block walls greater than four feet in height must be designed by a registered geotechnical or structural engineer and require a separate building permit from the City’s Building Inspection Department. All modular block walls requiring a separate building permit from the City’s Building Inspection Department must be inspected during construction and certified by the design engineer following construction. STORM SEWER Development of SBFC 1st Addition includes the construction of public and private storm sewer systems. The public storm sewer consists of the proposed storm sewer in 162nd Street, Elmhurst Lane, and Equestrian Trail. The constructed public storm sewer will be located within public right-of-way and/or a temporary public drainage and utility easement until the Outlots are developed, as shown on the plat, and maintained by the City. The privately-owned and maintained storm sewer will be located within Lots 1 and 2, Block 1 and will collect and convey stormwater runoff generated from within the lots to the public storm sewer system. Drainage from all fueling areas shall be directed to an oil/grit chamber separator. The oil grit chamber separator shall meet the requirements of Zoning Ordinance Chapter 37-3-H. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must be paid with the final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 9 of 10 Total Area of the SBFC 1st Addition Preliminary Plat 3038746 SF Less: Outlot A - Future Development 343614 SF Outlot B - Future Development 192807 SF Outlot C - Future Development 115897 SF Outlot D - Future Development 21206 SF Outlot E - Future Development 271892 SF Outlot F - Future Development 1302638 SF Total Area to Pay Storm Sewer Area Charge 790692 SF Trunk Storm Sewer Area Charge $0.2350 per SF Storm Sewer Area Charge $185,812.62 The Storm Sewer Area Charge must be paid with the final plat. WETLANDS No wetlands have been identified in this development. TREE PRESERVATION Few significant trees have been identified in this development. 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. • Installation of erosion control at street curbs after utilities are installed. • All 3:1 slopes must be seeded and stabilized with fiber blanket or sod. • Temporary sedimentation basins must be graded first. • Rock checks in high flow areas. • All streets shall be cleared of debris at the end of each day as identified in the erosion control notes. Street sweeping shall be done weekly or more often as needed. Additional street sweeping shall be required during the hauling process. All streets shall be maintained to provide safe driving conditions. Erosion control blankets must be installed on all stormwater/infiltration basin slopes and slopes adjacent to wetland areas. The Developer shall install and maintain any Spirit of Brandtjen Farm Commercial 1st Addition August 29, 2014 Page 10 of 10 additional erosion control measures deemed necessary during construction by City staff or the Dakota County Soil and Water District. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to SBFC 1st Addition. Construction costs are required to be submitted prior to final plat consideration. CASH FEES Cash fees will be calculated prior to City Council consideration. RECOMMENDATIONS Engineering recommends approval of the preliminary plat, grading plan, utility plan, and site plan for SBFC 1st Addition subject to the comments within this report, and the following: 1. The Developer is required to obtain a temporary drainage and utility easement over the high water level for the area used for the temporary sedimentation basins and public utilities in Outlot F. 2. The Developer is required to provide a 10-foot wide permanent drainage and utility easement along all public rights-of-way for Outlots D, E, F, and G. 3. The Developer shall design 162nd Street and Elmhurst Lane as 44-foot wide, two lane urban roadways. In addition, a 5-foot wide sidewalk is required on the south side of 162nd Street from Equestrian Trail to Pilot Knob Road. 4. The Developer is required to incorporate a stop sign, stop bar, crosswalk striping and pedestrian curb ramps with truncated domes in the driveway design for the Hy-Vee site. Turning path movements demonstrating vehicle circulation will also be required on the site plan. 5. The Developer is required to design the watermain within the Hy-Vee site to be 12-inch trunk watermain. 6. The retaining wall along 162nd Street shall be located in Outlot G, outside of City right-of-way, and shall be privately-owned and maintained by the Developer. 7. Drainage from all fueling areas shall be directed to an oil/grit chamber separator. The oil grit chamber separator shall meet the requirements of Zoning Ordinance Chapter 37-3-H. Engineering recommends approval of the final plat contingent upon receiving updated cost estimates from the Developer.