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HomeMy WebLinkAboutItem 11 PLANNING REPORT TO: Daryl Morey FROM: Daniel Licht, AICP DATE: 31 October 2014 RE: Lakeville – Fulford Group 1st Addition/BTD Manufacturing TPC FILE: 135.01 BACKGROUND Fulford Group LLC is proposing a 192,575 square foot expansion for BTD Manufacturing of the existing 301,600 square foot Fulford Group Warehouse Building (formally known as the Toro Building) located at 21350 Cedar Avenue. BTD is proposing the expansion of the building to allow them to consolidate their manufacturing, warehouse and office operations at a single location. The proposed development requires consideration of a Comprehensive Plan amendment, Zoning Map amendment, and Preliminary Plat applications and site and building plan review. There is also a request to vacate an existing drainage an utility easement within the subject site. A public hearing has been noticed for the Planning Commission meeting on 6 November 2014 to consider the requests. Exhibits: A. Site Location B. Zoning Map C. Land Use Plan Map D. Overall Site Plan E. Site Plan “West” F. Site Plan “East” G. Partial Enlarged Site Plan H. Overall Floor Plan and Demolition Plan I. First Floor Office Plan J. Second Floor Office Plan K. Exterior Elevations L. Exterior Elevations at Office M. Lighting Plan N. Topographic Survey O. Grading, Drainage and Utility Plan – Master P. Grading, Drainage and Utility Plan – North Q. Grading, Drainage and Utility Plan – South R. Grading, Drainage and Utility Plan – West S. Grading, Drainage and Utility Plan – Stream T. Preliminary Plat U. Dakota County Plat Commission letter ANALYSIS Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the existing Fulford Group Warehouse building site for industrial uses reflecting the current use of the property. The area to the east and north of the existing site, including the area of the proposed expansion on Lot 1, Block 1 of the preliminary plat, is guided for commercial land uses. This designation was approved as part of a rezoning request initiated by the property owner from the previous designation of industrial, anticipating the opportunity for expanded commercial development at the southeast quadrant of Cedar Avenue (CSAH 23) and Lakeville Boulevard (CSAH 50) that was then incorporated the 2030 Land Use Plan as a change. The proposed expansion of the existing site and building is an opportunity to expand employment and tax base consistent with the economic development goals of the Comprehensive Plan, necessitating that the area of proposed Lot 1 to be added to the subject site be re- guided for industrial uses. Outlot A is proposed to remain guided for commercial uses. Zoning. The existing Fulford Group Warehouse building is zoned I-2, General Industrial District. The I-2 District allows for manufacturing, warehouse and related office operations as a permitted use. The area to be added to the subject site as part of the preliminary plat is zoned C-2, Highway Commercial District consistent with the current Comprehensive Plan designation for the site. Concurrent with the Comprehensive Plan amendment, the applicant is requesting that the area of proposed Lot 1 to be added to the subject site to accommodate the proposed BTD Manufacturing expansion be rezoned to I-2 District. Outlot A is proposed to remain zoned C-3 District. Section 11-3-3.E of the Zoning Ordinance states that the Planning Commission shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not limited to, the following factors: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Comment: The proposed development is an opportunity to expand employment and tax base consistent with the economic development goals of the 2008 Use Comprehensive Land Use Plan. 2 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The proposed development will be compatible with existing and future land uses surrounding the subject site based on the type of adjacent land uses and site design measures to orient industrial site activity from adjacent future commercial land uses and screening from public park uses to the south. 3. The proposed use conforms with all performance standards contained in this code. Comment: The proposed development will comply with applicable provisions of the Zoning Ordinance, Subdivision Ordinance and City Code. 4. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Comment: The subject site is within the current MUSA and there is adequate public infrastructure and services available to accommodate the proposed development. 5. Traffic generation by the proposed use is within capabilities of streets serving the property. Comment: The subject site has access to Cedar Avenue (CSAH 23) and Lakeville Boulevard (CSAH 50), which have adequate capacity to accommodate traffic generated by the proposed use. MUSA. The subject site is within the current MUSA and sanitary sewer and water utilities are available to the property to accommodate the proposed expansion of the existing building for BTD Manufacturing. Surrounding Land Uses. The subject site is surrounded by the planned and existing land uses shown in the table below. The subject site would be adjacent to planned commercial development to the north, but the orientation of the existing building and proposed expansion is such that all site activity is directed away from the commercial uses ensuring compatibility. The proposed development also abuts City owned property to the south that includes a park and pool facility accessible from Cedar Avenue and open space as part of the Lake Marion Greenway. The developer is proposing improvements to the subject site as part of the BTD Manufacturing expansion in terms of storm water management and landscaping that will improve the transition between the subject site and the public open space to the south. Direction Land Use Plan Zoning Map Existing Use North Commercial C-2 District Undeveloped East City of Farmington City of Farmington Agricultural 3 South Restricted P/OS District Park/Pool lot South Creek West Commercial C-2 District Auto sales Lot Requirements. The table below indicates the minimum lot requirements and setbacks applicable to the proposed lot to be platted with the preliminary plat to accommodate the BTD Manufacturing expansion. The proposed preliminary plat and site plan for Lot, 1, Block 1 complies with all applicable lot requirements except the setback required from Cedar Avenue. The existing building currently complies with the 40 foot setback requirement, but the platting of the property as part of the proposed expansion and dedication of additional right-of-way for Cedar Avenue required by Dakota County reduces the front yard setback to 30 feet. Given that the location of the building is an existing condition and the dedication of the right-of-way is a required government action, there is no issue with approval of the preliminary plat and site and building plans with only the 30 foot setback to Cedar Avenue. Min. Lot Area Min. Lot Width Cedar Ave. North/ South West Required 1.0ac. 100ft. 40ft. 10ft. 30ft. Proposed 28.67ac. 630.02ft. 30ft. 40ft./320ft. 100ft. Access. The existing site is accessed via a single driveway with full turning movements to Cedar Avenue (CSAH 23), which will be maintained as part of the site and building expansion for BTD Manufacturing. The existing driveway access to the subject site does not meet Dakota County’s ¼ mile spacing requirement for full intersections on Cedar Avenue and is likely to be restricted in the future. The Transportation Plan anticipates future construction of a north-south minor collector street along the east line of Outlot A, adjacent to property in the city of Farmington, extending between CSAH 50 and CSAH 70. The timing for construction of this street is not included on the City’s current five year Capital Improvement Plan and is unknown. As an interim measure to disperse traffic from the subject site with the BTD Manufacturing expansion, the applicant is proposing a second access to the subject site from Lakeville Boulevard (CSAH 50) across Outlot A. There is an existing opening in the median in Lakeville Boulevard (CSAH 50) in this location with dedicated left turn lanes. The developer will construct an east bound right turn lane on Lakeville Boulevard (CSAH 50) at the proposed access. A temporary ingress/egress easement will need to be established over Outlot A allowing access to Lot 1, Block 1 from Lakeville Boulevard (CSAH 50). The Dakota County Plat Commission approved the temporary access location pending development of Outlot A or other triggers they will establish as part of their permitting process for the temporary access permit. All access issues are subject to further review and approval of the City Engineer. Right-of-Way. Dakota County requires 75 feet of right-of-way for the east half of Cedar Avenue (CSAH 23) and south half of Lakeville Boulevard (CSAH 50). Additional 4 right-of-way is shown on the preliminary plat for Cedar Avenue to comply with Dakota County’s requirements. No additional right-of-way dedication is required for Lakeville Boulevard. All right-of-way is subject to approval of the City Engineer. Building Design. Exterior elevations have been submitted for the proposed building expansion indicating a precast concrete “tee” panel consistent with the existing building and having integral color for a majority of the building. The proposed office addition utilizes more contemporary sandblast and exposed aggregate precast concrete panels with a white integral color and more windows to visually highlight this section of the building. The proposed exterior materials comply with the requirements of Section 11- 17-9.E of the Zoning Ordinance. The existing building will be painted white to match the addition. Loading doors for the building expansion are located on the south side of the building, consistent with the existing building, which aids in screening the view of the loading area from Cedar Avenue or adjacent commercial properties. The height of the existing and proposed building is 24 feet, which is within the 45 foot height allowance for principal buildings within the I-2 District. Landscaping. A landscape plan has been submitted for the area adjacent to the office addition to the existing building as well as along the south lot line of the subject site within the City owned property. The proposed landscaping along the proposed storm water basins will provide for improved screening of the subject site from view of the City owned property and future Lake Marion Greenway trail. These plantings should be extended further west to the Park and Pool lot to provide a more complete visual buffer of the existing and expanded subject site. City staff also recommends that the landscape plan be expanded to include the front yard along Cedar Avenue to incorporate low-growing shrubs to screen the off-street parking and loading areas from view of the public right-of-way as required by Section 11-21-9.D.1 of the Zoning Ordinance and comply with the Corridor and Gateway Design Study. The types of plantings and plant sizes comply with the requirements of Section 11-21-9.C of the Zoning Ordinance. Off-street parking. Page A1-2 of the submitted plans details the calculation of required parking stalls in accordance with Section 11-19-13 of the Zoning Ordinance for the existing building and proposed expansion for office, production and warehouse use. The uses within the existing building requires 389 parking stalls and the proposed expansion requires 225 parking stalls for a total of 614 parking stalls required by Section 11-19-13 of the Zoning Ordinance. The site plan for the existing site and proposed expansion provides 599 parking stalls, plus 100 parking stalls shown as deferred stalls for the existing building, and 22 semi-trailer parking stalls. Seven parking stalls are identified as disability van accessible stalls in compliance with ADA standards. A parking deferment agreement will be required with the final plat to include provisions allowing the City to require construction of the deferred parking stalls if a need is identified in the future in accordance with Section 11-19-7.J of the Zoning Ordinance. The parking lot design provides 90 degree parking stalls with 9 foot by 20 foot dimensions accessed by 24 foot wide drive aisles, which complies Section 11-19-7.I.1 of the Zoning Ordinance. The existing parking area is gravel surfaced and proposed to remain as such. The expanded parking area will be paved with concrete curb and 5 gutter at the perimeter as required by Sections 11-19-7.I.12 and 15 of the Zoning Ordinance. 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 fixtures will have a 90 degree horizontal cutoff and those mounted on poles must be specified not to exceed 35 feet to comply with Section 11-16-17.B of the Zoning Ordinance. Signs. No plans regarding signs have been submitted. All signs to be installed at the subject site must comply with Chapter 23 of the Zoning Ordinance and a sign permit is required to be issued prior to construction. Outlot A. The preliminary plat identifies Outlot A as a future development site to the east of the subject site (Lot 1, Block 1). Outlot A will remain guided for commercial land uses and zoned C-2 District, but consideration of an amendment to change the future land use and zoning to industrial may be appropriate depending on market conditions at the time of development. Grading Plan. The applicant has submitted grading plans for the proposed site including the existing building and proposed expansion. There are no on-site storm water rate control or treatment facilities for the existing building, which was built in 1984 prior to requirements for storm water management, and the storm water from the subject site runs off to the City property to the south. The proposed building expansion is required to provide storm water management facilities to address water quality and rate control. The grading, drainage and erosion control plan is subject to review and approval by the City Engineer. The submitted plans propose storm water basins for the existing site and proposed expansion to be constructed at the southeast corner of the subject site as well as a portion of the City owned property to the south. The storm water improvements are designed and located so as not to effect environmental protection of South Creek or future construction of the Lake Marion Greenway corridor trail. The proposed storm water basins also will allow for future expansion of the Park and Pool lot on the City property, consistent with Dakota County’s Implementation Plan for the Cedar Avenue BRT corridor, and does not interfere with City access to its existing snow dump site within the City owned property. The City Council considered the use of the City property for the storm water basins at a work session on 27 October 2014. The City Council strongly supported the proposed storm water management plan as an opportunity to address the existing storm water runoff from the site before it reaches South Creek, which is a protected trout stream, and to accommodate the proposed expansion for BTD Manufacturing consistent with the City’s economic development goals. Storm water management facilities for Outlot 6 A, as well as the undeveloped property to the north of the subject site owned by Airlake Development, Inc., will need to provide for on-site storm water management facilities. Utility Plan. The applicant has submitted plans for extension of public utilities to serve the proposed expansion of the existing building to accommodate BTD Manufacturing. These plans are subject to review and approval by the City Engineer. Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of Lot 1, Block 1 as required by Section 10-4-4 of the Subdivision Ordinance. There is an expanded drainage and utility easement at the southwest corner of Outlot A to include the proposed storm water basins shown on the grading plan. The developer is also requesting vacation of the existing 10 foot wide drainage and utility easement that exists along the common property line between the existing lot and property to be added to the subject site. This easement will be replaced by drainage and utility easements at the perimeter of Lot 1, Block 1 and no longer serves a public purpose. All easements are subject to review and approval by the City Engineer. Park Dedication. The 2006 Parks, Trails and Open Space Plan identifies a park search area surrounding the City owned parcel for the potential to expand the public open space along the Lake Marion Greenway. Given the existing and proposed industrial use of the subject site, acquisition of additional land on the north side of the City property for park purposes is not desirable for land use compatibility reasons. As such, City staff recommends that park dedication requirements for Lot 1, Block 1 be satisfied as a cash fee in lieu of land. The existing Fulford Group building is located on a platted lot that previously paid park dedication. As such, only the area of Lot 1, Block 1 to be added to the subject site is subject to the park dedication requirement at this time. The cash fee in lieu of land required for the area of Lot 1, Block 1 to be added to the subject site is to be based on the current fee schedule in effect at the time of final plat approval. CONCLUSION The proposed site and building plans for BTD Manufacturing and the Fulford Group 1st Addition preliminary plat further the City’s economic development goals established by the Comprehensive Plan. City staff recommends approval of the Comprehensive Plan amendment, Zoning Map amendment, preliminary plat, site and building plans and easement vacation for the proposed development subject to the following conditions: 1. Documents establishing a temporary ingress/egress easement over Outlot A allowing access to Lot, 1, Block 1 from Lakeville Boulevard (CSAH 50) shall be recorded with approval of a final plat. 2. All right-of-way and access issues are subject to review and approval by the City Engineer and Dakota County. 7 3. The landscape plan shall be revised to provide plantings required by Section 11- 21-9.D.1 of the Zoning Ordinance and the Corridor and Gateway Design Study in the front yard abutting Cedar Avenue and to extend the plantings along the south line of the subject site west to the Park/Pool lot, subject to review and approval of City staff. 4. A parking deferment agreement will be required with the final plat to include provisions allowing the City to require construction of the deferred parking stalls if a need is identified in the future in accordance with Section 11-19-7.J of the Zoning Ordinance. 5. Pole mounted exterior light fixtures shall not exceed 35 feet in height in compliance with Section 11-16-17.B of the Zoning Ordinance. 6. All signs shall comply with Chapter 23 of the Zoning Ordinance, including issuance of a sign permit prior to location of any sign upon the property. 7. All grading, drainage and erosion control issues are subject to review and approval of the City Engineer. 8. All utility issues are subject to review and approval of the City Engineer. 9. All easements are subject to review and approval of the City Engineer. 10. Park dedication requirements applicable to the area of Lot 1, Block 1 to be added to the subject site shall be satisfied as a cash fee in lieu of land in accordance with the current fee schedule in effect at the time of final plat approval. c. David Olson, Community and Economic Development Director Zachary Johnson, City Engineer Brett Altergott, Parks and Recreation Director Jim Fulford, Fulford Group Jack Matasosky, APPRO Development 8 Ce d a r A v e n u e ( C S A H 2 3 ) LAKEVILLE BLVD C E D A R A V E C E D A R A V E BRUTUS D R J U L I E T D R HA M L E T C I R C A ESAR STCLEOPATRA D R R O M E O DR MAC B E T H C I R A N T H O N Y DR 456750 456770 456723 SHAKESP E A R E B LV D G E MINITRL G A T E W A Y D R H A M B U R G A V E H A M B U R G A V E LAKEVILLE BLVD G A T E W A Y D R G E M INITR L 214TH ST W 218TH ST W 220TH ST W H A M S H I R E WAY H A N O V E R A V E G R E N A D A A V E G R E N A D A A V E H A R R O W C T C I R F U R Y C T 210TH ST W G L A D E A V E F R O S T C T G R O M M E TAVE GREENWOOD AVE G O ODHU EWAY F R U I T WOOD P A T H C T I-2 ROW I-2 I-2 I-2 RST-2 C-2 RSMH C-2 C-2 P/OS I-2 RM-2 I-2 I-2 I-2 RM-2 RS-3P/OS P/OS P/OS C-2 C-1 I-2 P/OS I-1 C-2 P/OS P/OS RS-3RS-3 RM-2 RS-3 RM-2 RM-1 RS-3 RS-3 I-2 P/OS Existing Toro Airlake Ind Park2nd Addition Lot 1 Block 1 Proposed Preliminary PlatFulford Group 1st Addition Fulford Group LLC Preliminary Plat - Zoning Map Area proposed to be rezoned to I-2 LAKEVILLE BLVD C E D A R A V E C E D A R A V E BRUTUS D R J U L I E T D R HA M L E T C I R C A ESAR STCLEOPATRA D R R O M E O DR MAC B E T H C I R A N T H O N Y DR 456750 456770 456723 SHAKESP E A R E B LV D G E MINITRL G A T E W A Y D R H A M B U R G A V E H A M B U R G A V E LAKEVILLE BLVD G A T E W A Y D R G E M INITR L 214TH ST W 218TH ST W 220TH ST W H A M S H I R E WAY H A N O V E R A V E G R E N A D A A V E G R E N A D A A V E H A R R O W C T C I R F U R Y C T 210TH ST W G L A D E A V E F R O S T C T G R O M M E TAVE GREENWOOD AVE G O ODHU EWAY F R U I T WOOD P A T H C T I MH C RD L/MDR LDR M/HDR AIRPORT PAQP I I C Existing Toro Airlake Ind Park2nd Addition Lot 1 Block 1 Proposed Preliminary PlatFulford Group 1st Addition Fulford Group LLC Preliminary Plat - Land Use Area proposed to be rezoned to I-2 EXHBIT D EXHIBIT E EXHIBIT F EXHIBIT G EXHIBIT H EXHIBIT I EXHIBIT J EXHIBIT K EXHIBIT L S B # 1 1 FULFOR D G R O U P L L C D A R L E N E S . P E D E R S E N R O B E R T S A Y E R S R I C H A R D S A Y E R S C I T Y O F L A K E V I L L E CITY O F L A K E V I L L E AIRLAKE D E V E L O P M E N T , I N C A I R L A K E D E V E L O P M E N T , I N C PID 22-77001-01-013 P I D 2 2 - 0 3 4 0 0 - 2 6 - 0 1 6 P I D 2 2 - 0 3 4 0 0 - 2 6 - 0 1 5 PID 22-0340 0 - 2 6 - 0 1 6 PID 22-77001-01-013 P I D 2 2 - 0 3 4 0 0 - 2 6 - 0 1 5 ( P R O P O S E D D E S C R I P T I O N ) F U L F O R D G R O U P 1 S T A D D I T I O N E X H I B I T N W W W W W WWW W W W W PROP. BLDGF.F. = 948.00INSTALL SAN. M.H. AND400 L.F. 6" PVC @ 0.71%T.C.=943.47INV.=934.14 I N S T A L L S A N . M . H . A N D 4 0 0 L . F . 6 " P V C @ 0 . 7 1 % T . C . = 9 4 3 . 4 9 I N V . = 9 3 1 . 2 8 C O N N E C T S A N . T O B L D G . A N D 2 1 5 L . F . 6 " P V C @ 5 . 0 2 % I N V . = 9 4 0 . 0 0 CONNECT SAN. TO BLDG. AND195 L.F. 6" PVCINV.=940.00 C O N N E C T 4 " W A T E R T O B L D G . I N S T A L L 1 2 " W A T E R M A I N A N D S E R V I C E S I N S T A L L 5 3 L . F . 1 5 " C M P C U L V E R T W . I N V . = 9 3 7 . 8 E . I N V . = 9 3 7 . 6 C O N N E C T W A T E R T O B L D G . I N S T A L L S A N . M . H . A N D 4 0 0 L . F . 6 " P V C @ 0 . 7 1 % T . C . = 9 4 2 . 0 0 I N V . = 9 2 8 . 4 2 W CONNECT S A N . T O B L D G . A N D 21 5 L . F . 6 " P V C @ 4 . 0 6 % I N V . = 9 4 0 . 0 0 I N S T A L L 1 2 F T . R I G H T T U R N L A N E B E G I N N E W C O N C . C U R B A N D G U T T E R E X T E N D E X I S T I N G T A P E R S A N . M . H . - 7 I N S T A L L S A N . M . H . O N E X I S T I N G 4 2 " L I N E T . C . = 9 3 7 . 0 4 I N V . = 9 1 6 . 4 9 S A N . M . H . - 5 S T . M . H . - 2 S T . M . H . - 3 E X H I B I T O WWWW W W W W WWW - 6 : 1 - 5 : 1 - 6 : 1 -2.0% -1.4% -2.0% -1.9% -1.8% -1.1%-1.7% - 1 . 3 % - 4 . 6 % - 2 . 5 % WWWWWWW W W W W W WWW F . E . ( 2 ) INSTALL 2-ST. F.E.S. ANDPARALLEL 218 L.F. 18" PVC @ 0.40%INV.=945.80INSTALL ST. A.C.B. A N D PARALLEL 218 L.F. 1 8 " P V C @ 0 . 4 0 % T.C.=947.50INV.=944.94 I N S T A L L S T . A . C . B . A N D P A R A L L E L 2 1 8 L . F . 2 1 " P V C @ 0 . 4 0 % T . C . = 9 4 7 . 5 0 I N V . = 9 4 4 . 0 7 INSTALL CURB CUT ANDCONC. FLUME WITH RIP-RAP CONNECT SAN. TO BLDG . A N D 215 L.F. 6" PVC @ 5.02%INV.=940.00 I N S T A L L 1 2 " W A T E R M A I N A N D S E R V I C E S CONNECT WATER TOBLDG.INSTALL SAN. M.H. AND400 L.F. 6" PVC @ 0.71%T.C.=942.00INV.=928.42 I N S T A L L 1 6 " R O O F D R A I N I N T O S T O R M L I N E I N S T A L L 1 6 " R O O F D R A I N I N T O S T O R M L I N E INSTALL 16" ROOF DRAININTO STORM LINEINSTALL ST. M.H. AND290 L.F. 24" PVC @ 0.55%T.C.=945.66INV.=939.60F.E.=938.00 I N S T A L L 1 2 " R O O F D R A I N I N T O S T O R M L I N E I N S T A L L 1 2 " R O O F D R A I N I N T O S T O R M L I N E INSTALL 12" ROOF DRAININTO STORM LINE S T . M . H . - 2 S T . M . H . - 3 F.E.INV.=938.00 E X H I B I T P -1.8% - 1 . 1 % -1.7% - 1 . 3 % W W W W W W W W W -1.1%-1.1%-1.3%-1.3%-1.1%-1.1% F . E . I N V . = 9 3 1 . 5 INSTALL CURB CUT ANDCONC. FLUME WITH RIP-RAP I N S T A L L C U R B C U T A N D C O N C . F L U M E W I T H R I P - R A P INV.=934.14400 L.F. 6" PVC @ 0.71%T.C.=943.49INV.=931.28 I N S T A L L S A N . M . H . A N D 4 0 0 L . F . 6 " P V C @ 0 . 7 1 % T . C . = 9 4 2 . 0 0 I N V . = 9 2 8 . 4 2 W CABLE CONCRETE WEIR OVERFLOWINV.=934.0 F . E . I N V . = 9 3 8 . 0 0 O V E R F L O W S T R U C T U R E E L E V . = 9 3 8 . 4 E X H I B I T Q -1.4% -1.9% -1.7% W -1.1% - 1 . 1 % -1.1 % -1.1% -1.3% -1.3% - 1 . 1 % -1.1 % -1.7% -1.1 % PROP. BLDGF.F. = 948.00 I N S T A L L 2 - S T . F . E . S . A N D P A R A L L E L 2 1 8 L . F . 1 8 " P V C @ 0 . 4 0 % I N V . = 9 4 5 . 8 0 F . E . I N V . = 9 3 1 . 5 INSTALL CURB CUT ANDCONC. FLUME WITH RIP-RAP I N S T A L L C U R B C U T A N D C O N C . F L U M E W I T H R I P - R A P I N S T A L L C U R B C U T A N D C O N C . F L U M E W I T H R I P - R A P -4.1%-2.3%-1.3%-5.0%-2.0%-2.0% I N S T A L L S A N . M . H . A N D 4 0 0 L . F . 6 " P V C @ 0 . 7 1 % T . C . = 9 4 3 . 4 7 I N V . = 9 3 4 . 1 4 I N S T A L L S A N . M . H . A N D 4 0 0 L . F . 6 " P V C @ 0 . 7 1 % T . C . = 9 4 3 . 4 9 I N V . = 9 3 1 . 2 8 C O N N E C T S A N . T O B L D G . A N D 1 9 5 L . F . 6 " P V C I N V . = 9 4 0 . 0 0 C O N N E C T 4 " W A T E R T O B L D G . WW C O N N E C T S A N . T O B L D G . A N D 2 1 5 L . F . 6 " P V C @ 4 . 0 6 % I N V . = 9 4 0 . 0 0 INSTALL 336 L.F. 10"PVC @ 0.40%INV.=941.87F.E.=940.60 I N S T A L L 1 6 " R O O F D R A I N I N T O S T O R M L I N E I N S T A L L 1 2 " R O O F D R A I N C A B L E C O N C R E T E W E I R O V E R F L O W I N V . = 9 3 4 . 0 O V E R F L O W S T R U C T U R E E L E V . = 9 3 8 . 4 E X H I B I T R -1.3%WWWWWW S A N . M . H . - 7 I N S T A L L S A N . M . H . O N E X I S T I N G 4 2 " L I N E T . C . = 9 3 7 . 0 4 I N V . = 9 1 6 . 4 9 S A N . M . H . - 5 E X H I B I T S P O R T I O N O F L O T 1 T O B E R E Z O N E D T O I - 2 Z O N E D C - 2 1 0 ' P U B L I C D R A I N A G E A N D U T I L I T Y E A S E M E N T 1 0 ' P U B L I C D R A I N A G E A N D U T I L I T Y E A S E M E N T T O B E V A C A T E D ( E X H I B I T ) O U T L O T A 5 2 6 , 9 8 3 S Q . F T . 1 2 . 0 9 8 A C R E S B L O C K 1 7 8 ' 7 8 ' 30' 139' 30' 119'20' 20' 75' 175' 155' FU L F O R D G R O U P L L C D A R L E N E S . P E D E R S E N R O B E R T S A Y E R S R I C H A R D S A Y E R S C I T Y O F L A K E V I L L E CITY OF LAKEVILLE AIRL A K E D E V E L O P M E N T , I N C P I D 2 2 - 0 3 4 0 0 - 2 6 - 0 1 5 P R O P O S E D B U I L D I N G A D D I T I O N PROPOSED ADDITION P R O P O S E D P A V E M E N T E X T E N S I O N F O R T U R N L A N E 139' F U T U R E A C C E S S 89' F U L F O R D G R O U P 1 S T A D D I T I O N AND E X H I B I T T City of Lakeville Public Works– Engineering Division Memorandum To: David Olson, Community and Economic Development Director From: Tom Kellogg, WSB & Associates Jake Newhall, WSB & Associates McKenzie Cafferty, Environmental Resources Manager Brett Altergott, Parks and Recreation Director Copy: Zach Johnson, City Engineer Alex Jordan, Civil Engineer Dennis Feller, Finance Director Gene Abbott, Building Official Date: October 31, 2014 Subject: Fulford Group 1st Addition • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Utility Plan Review • Preliminary Erosion Control Plan Review • Preliminary Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD Fulford Group, LLC has submitted a preliminary plat named Fulford Group 1st Addition. The subdivision is located east of and adjacent to Cedar Avenue (CSAH 23) and south of and adjacent to Lakeville Boulevard (CSAH 50). The parent parcels consist of Lot 1, Block 1, Toro Airlake Industrial Park Second Addition (PID No. 22-77001-01-013) and a metes and bounds parcel (PID No. 22-03400-26-016). The parent parcels are zoned I-2, General Industrial District and C-2, Highway Commercial District respectively. The preliminary plat consists of one (1) lot and one (1) outlot on 40.77 acres. The outlot created as shown on the preliminary plat, will have the following use: Outlot A: To be retained by the Developer for future development (12.10 acres) FFUULLFFOORRDD GGRROOUUPP 11SSTT AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3311,, 22001144 PPAAGGEE 22 The proposed development will be completed by: Developer: Fulford Group, LLC Engineer/Surveyor: Jacobson Engineers and Surveyors SSIITTEE CCOONNDDIITTIIOONNSS The Fulford Group 1st Addition site consists of an existing warehouse on 18.07 acres of developed land and 22.70 acres of undeveloped land. The undeveloped land is currently used for agricultural purposes. The land generally slopes downward from west to east with moderate slopes. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Lakeville Boulevard (CSAH 50) Fulford Group 1st Addition is located south of and adjacent to Lakeville Boulevard, a minor arterial roadway as identified in the City’s Transportation Plan. Lakeville Boulevard is under the jurisdiction of Dakota County, and is currently constructed as a divided urban roadway adjacent to the plat. The Dakota County Plat Commission reviewed the preliminary plat at their September 22, 2014 meeting, and recommended approval. The Developer shall be responsible to comply with all of the requirements as stipulated by Dakota County. Cedar Avenue (CSAH 23) Fulford Group 1st Addition is located east of and adjacent to Cedar Avenue, a minor arterial roadway as identified in the City’s Transportation Plan. Cedar Avenue is under the jurisdiction of Dakota County, and is currently constructed as a four-lane divided roadway adjacent to the plat. The existing access along Cedar Avenue to the site is a full access intersection, and is not proposed to be altered with the development. Dakota County has agreed to allow the existing access to remain a full access at this time; however, this access will need to be restricted in the future, due to the County’s access spacing requirements. Private Drive Development of Fulford Group 1st Addition includes the construction of a private drive across Outlot A. The private drive is designed as a 24-foot wide, paved rural section roadway. The private drive will provide a temporary connection between Lot 1, Block 1, Fulford Group 1st Addition and Lakeville Boulevard at the existing median opening location. Dakota County has agreed to allow this temporary access until Outlot A is redeveloped or other stipulations that will be described through the permitting process for the temporary access permit. The future full access will be located at the eastern boundary of the proposed Outlot A. Future Minor Collector The City’s Transportation Plan identifies a future minor collector roadway to be constructed along the east property line of Outlot A. The future development of Outlot A will require the FFUULLFFOORRDD GGRROOUUPP 11SSTT AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3311,, 22001144 PPAAGGEE 33 construction of this minor collector roadway to commercial/industrial standards. This roadway construction will then require the relocation of the access to Lakeville Boulevard east of the proposed private drive intersection location. The Developer shall be required to construct the necessary improvements to Lakeville Boulevard to accommodate this access relocation, as stipulated by Dakota County. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction access and egress for grading, public and private utility installation and street construction will be from a single entrance off of Cedar Avenue. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has been collected on one of the parent parcels (PID No. 22- 77001-01-013). The other parcel (PID No. 22-03400-26-016) has not been assessed the Park Dedication Fee and will pay the difference between the area of Lot 1, Block1 Fulford Group 1st Addition and Lot 1, Block 1 Toro Airlake Industrial Park 2nd Addition. The Park Dedication Fee shall be paid with the final plat at the current rate in effect at the time of final plat approval. The Park Dedication Fee for Outlot A will be collected at the time that it develops. The City’s Parks, Trail and Open Space Plan designates the City owned parcel south of and adjacent to Fulford Group 1st Addition to be the future location of the Lake Marion Greenway Corridor. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR:: Fulford Group 1st Addition is located within subdistrict SC-10000 of the South Creek sanitary sewer district as identified in the City’s 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 industrial development. Development of Fulford Group 1st Addition includes public and private sanitary sewer construction. 8-inch sanitary sewer will be extended from an existing Met-Council 42-inch trunk sanitary sewer and across a City owned parcel to serve Lot 1, Block 1 and Outlot A. This work will require the jacking of approximately 170-feet of sewer under South Creek. The sanitary sewer improvements constructed within the plat boundary shall be considered private and those improvements constructed within the City owned parcel shall be considered public. The Developer is requesting to construct the public sanitary sewer prior to final plat approval so that the office expansion and warehouse repurposing can be constructed and hooked up to utilities by February, 2015. A Site Improvement Performance Agreement (SIPA) describing the conditions and security of the work will be required prior to any work commencing. FFUULLFFOORRDD GGRROOUUPP 11SSTT AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3311,, 22001144 PPAAGGEE 44 The Sanitary Sewer Availability Charge was previously assessed to one of the parent parcels (PID 22-77001-01-013), and has been paid. The Sanitary Sewer Availability Charge has not been paid and is required for the second parent parcel (PID 22-03400-26-016) and shall be paid with the final plat. The Sanitary Sewer Availability Charge will be based on the rates in effect at the time of final plat approval. WWAATTEERRMMAAIINN:: Development of Fulford Group 1st Addition includes public and private watermain construction. 12-inch watermain will be extended within the plat from an existing stub that serves the existing building. The watermain will be extended along the south, east and north sides of the proposed addition and connect to an existing 8-inch watermain near the northeast corner of the existing building to complete the loop. A 12-inch watermain stub will be provided for future service to Outlot A. The watermain along the south side of the building will be public and be centered in a public drainage and utility easement for future service to adjacent properties. The watermain along the east and north sides of the building will be private. OOVVEERRHHEEAADD LLIINNEESS Consistent with the City’s Right-of-Way Management Ordinance, all existing permanent utility lines adjacent to the Fulford Group 1st Addition plat along the east side of Cedar Avenue shall be placed underground and the utility poles removed. The Developer shall be responsible for this work and a security shall be submitted at the time of final plat to ensure that the overhead utility lines are placed underground and poles are removed. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG The preliminary plat of Fulford Group 1st Addition lies within Subdistrict SC-11 of the South Creek District of the City’s Water Resources Management Plan. Development of Fulford Group 1st Addition includes the construction of stormwater management basins to collect and treat the stormwater runoff generated from the site. The stormwater management basins will provide water quality treatment, skimming and rate control of the stormwater runoff generated within the Fulford Group 1st Addition plat. The infiltration/filtration basin is designed to filtrate 1-½ inches of runoff from all newly created and existing impervious surface areas within 72 hours, therefore reducing the thermal impacts of the impervious surfaces. The infiltration/filtration basin is consistent with the requirements of the City’s South Creek Management Plan. The final stormwater management basin designs shall be submitted with the final plat and subject to review by the City and the Vermillion River Watershed District. The basins will be located partially within the City owned parcel immediately to the south of the plat. The City has agreed to allow the developer to construct the basins on City owned property. FFUULLFFOORRDD GGRROOUUPP 11SSTT AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3311,, 22001144 PPAAGGEE 55 The existing building does not have an existing stormwater management system, and due to the proximity to South Creek, the benefit of treating the existing impervious areas is justification to allow the Developer to construct the basins on City owned property. Maintenance for the basins will be provided by the City and funded 100% by the Developer through conditions established in a maintenance agreement with the final plat. Stormwater management requirements for Outlot A will be designed and constructed entirely outside of City owned property at the time Outlot A develops. The final grading plan must identify all fill lots in which the 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. SSTTOORRMM SSEEWWEERR Development of Fulford Group 1st Addition includes private storm sewer construction. Storm sewer will be installed to collect and convey stormwater runoff generated from within the site to the stormwater management basins constructed with Fulford Group 1st Addition. The Trunk Storm Sewer Area Charge has been collected on one of the parent parcels (PID No. 22-77001-01-013). The other parcel (PID No. 22-03400-26-016) has not been assessed the Trunk Storm Sewer Area Charge and will pay the difference between the area of Lot 1, Block1, Fulford Group 1st Addition and Lot 1, Block, 1 Toro Airlake Industrial Park 2nd Addition. The Trunk Storm Sewer Area Charge shall be paid with the final plat at the current rate in effect at the time of final plat approval. The Trunk Storm Sewer Area Charge for Outlot A will be collected at the time that it develops. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS Fulford Group 1st Addition 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. FFUULLFFOORRDD GGRROOUUPP 11SSTT AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR 3311,, 22001144 PPAAGGEE 66 WWEETTLLAANNDDSS There are no wetlands on site. A wetland delineation was completed on the city property and was approved. No wetland impacts are proposed with the improvements. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees on site. The significant trees located on the City’s property must be located with the final plat. Grading and basin construction on the City’s property has been designed to minimize tree loss. Trees will be planted within the infiltration/filtration basin and around the stormwater basin to provide shading and screening. A final landscape plan will be review by the City and Vermillion River Watershed District prior to final plat. EERROOSSIIOONN CCOONNTTRROOLL An erosion control plan/ SWPPP must be completed and approved prior to start of any work on the site. The developer is responsible for restoring all disturbed areas within the City’s property. All disturbed areas on City property will be restored with native seed and tree/shrub plantings. The developer is responsible for all costs of maintaining and established the restored areas for two full growing seasons or until established. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Vermillion River Watershed District. Additional measures shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Fulford Group 1st Addition preliminary plat, preliminary grading plan, preliminary utility plan, preliminary erosion control plan, and preliminary tree preservation plan subject to the requirements and stipulations of this report.