HomeMy WebLinkAboutItem 06City of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: 12 March 2015
Subject: Packet Material for the 19 March 2015 Planning Commission Meeting
Agenda
Item: 1) Preliminary and Final Plat of one commercial lot to be known as
Minnesota Blue Skies Addition; and
2) PUD Development Stage Plan for the Goddard School; and
3) Vacation of public drainage and utility easements.
Action Deadline: 11June 2015
BACKGROUND
Cory Schubert, representing Thomas J. Walker, has submitted plans for Minnesota Blue
Skies Addition consisting of one lot located at the intersection of Elmhurst Lane and
162nd Street, within the Spirit of Brandtjen Farm (SBF) commercial area. The lot is
proposed for the development of The Goddard School, a daycare facility. The site is
zoned PUD, Planned Unit Development as approved by the City Council on 20 June
2005. The proposed development requires a preliminary and final plat, PUD
development stage plan, and vacation of existing drainage and utility easements.
The Minnesota Blue Skies Addition plans have been distributed to Engineering
Division and Parks and Recreation Department staff and the Parks, Recreation and
Natural Resources Committee.
EXHIBITS
A. Aerial Photo Map
B. Location and Existing Zoning
C. Preliminary Plat
D. Final Plat
E. Erosion & Sediment Control Plan
F. Grading & Drainage Plan
G. Utility Plan
H. Site Plan (Civil)
I. Landscape Plan
J. Turn Movement Exhibit
K. Site Plan (Architectural)
L. Building Elevations
M. Color Elevation
N. Photometric Plan
O. Easement Vacation Sketch
PLANNING 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 a 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. The proposed day care center is an allowed use
of the subject site and subject to compliance with applicable requirements of the
Zoning Ordinance.
Existing Conditions. The site was previously mined, has been reclamated, and is
currently vacant and undeveloped. It was platted as Outlot C with the Spirit of
Brandtjen Farm Commercial 1st Addition plat.
MUSA. The subject site is within the current MUSA and sanitary sewer and water
utilities will be available with the installation of the utilities within the SBF Commercial
1st Addition.
Adjacent Land Uses. Adjacent land uses and zoning are as follows:
North – Vacant land (PUD)
East – Vacant land (PUD)
South – Future residential (PUD)
West – Future Hy-Vee Foods (PUD)
Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer
and water improvements for the area of Minnesota Blue Skies Addition will be
financed and constructed by the developer. The development costs associated with
the Minnesota Blue Skies Addition development are not programmed in the 2015 –
2019 CIP.
Premature Subdivision Criteria. A preliminary plat may be deemed premature if any
of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible
criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and
public service capacity (police and fire protection). The other pertinent criteria pertain
to inconsistencies with the City Comprehensive Land Use and Capital Improvement
Plans (discussed above). While utilities are not currently available at the proposed
Minnesota Blue Skies Addition site, they will be constructed this spring as part of the
SBF Commercial 1st Addition project. Staff review of the Minnesota Blue Skies Addition
preliminary plat against these criteria finds that it is not a premature subdivision.
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
2
pertaining to the preliminary plat design and is subject to approval by the City
Council.
Lot Requirements. The SBF Land Use Plan does not establish minimum lot area or
width requirements for developments within the PUD District. The proposed lot area
of 1.37 acres (59,773 sq. ft.) exceeds the C-3 District minimum lot size of 20,000 sq. ft.
Streets/Site Access. The proposed site is located at the northwest corner of 162nd
Street and Elmhurst Lane. Both streets are planned to be constructed this spring in
conjunction with the SBF Commercial 1st Addition. No additional right-of-way is
required for either street. Additional detailed information is outlined in the
Engineering Division memorandum dated 28 February 2015.
• 162nd Street – 162nd Street is a minor collector commercial roadway as identified
in the City’s Transportation Plan. It will be a 44-foot roadway within an 80 foot
right-of-way and will intersect with Pilot Knob Road to the west.
• Elmhurst Lane – Elmhurst Lane is a local commercial roadway. It will be a 44 foot
wide roadway within an 80 foot wide right-of-way and will intersect with 160th
Street (CSAH 46) to the north.
All streets meet the minimum width and design requirements of the Subdivision
Ordinance.
Sidewalks/Trails. Eight-foot wide concrete sidewalks will be constructed along both
162nd Street and Elmhurst Lane, adjacent to the subject site, as part of the construction
of both 162nd Street and Elmhurst Lane. A private sidewalk located between the front
of the building and the parking area will connect to the sidewalk along Elmhurst Lane.
Setbacks. The location of the building on the lot exceeds the setback requirements of
the C-3 District.
Front Rear Side Corner Side
Required 30' 10' 10' 30'
Proposed 163.79' 39.82' 52.35' 60'
The site plans indicate a possible future expansion area at the rear of the building. This
would result in a setback of 20 feet to the rear property line.
Off-street Parking. The table below illustrates the calculation of required off-street
parking:
Use Requirement Student Cap. Req. Stalls Stalls Provided
Daycare
Facility
1 stall/4 persons of
licensed capacity 144 36 42
As noted above, the Goddard School plans indicate an area for a possible building
expansion, which would increase the school capacity by 20 students. An additional
five spaces would be required for a total of 41 parking spaces. The proposed number
of parking spaces to be provided exceeds this requirement. Proposed parking stall
3
dimensions, drive aisle widths, and parking lots setbacks meet Zoning Ordinance
requirements.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage,
erosion control, and utilities for the Minnesota Blue Skies Addition preliminary plat is
shown on the erosion and sediment control, grading and drainage, and utility plans.
All new local utilities shall be placed underground.
Grading, drainage, erosion control, and utilities details are outlined in the 11 March
2015 engineering report prepared by Alex Jordan, Civil Engineer and Mac Cafferty,
Environmental Resources Manager. The Engineering Division recommends approval of
the preliminary plat.
Loading. A designated loading zone has not been included on this site. The developer
has provided a plan showing that the site can accommodate truck turning movements
for large delivery vehicles. This is consistent with other daycare centers in Lakeville.
Landscaping. The overall site includes a variety of overstory shade and ornamental
trees, shrubs, and ornamental grasses. The parking lot is buffered on the south and
east by Northern Red Oaks, Black Hills Spruce, Compact American Cranberrybush,
Isanti Dogwood, and Hameln Fountain Grass to shield the view from the right-of-way.
The parking lot islands are landscaped with Autumn Blaze Maple trees and feather
reed grass and there is an area on either side of the front door landscaped with Prairie
Rose crabapple trees, Endless Summer Hydrangea, and Palace Purple Coral Bells. Just
outside the fence surrounding the children’s play area, Quaking Aspen trees
interspersed with Neon Flash Spirea and Feather Reed Grass break up the expanse of
fence along the east and north sides of the property. Staff recommends the landscape
plan be revised to include additional landscaping along the east side of the outdoor
play area adjacent to Elmhurst Lane to break up the view of the proposed privacy
fence from the public street. The landscape plan is attached as Exhibit I. A $37,300
security is required to guarantee installation of the approved landscaping.
Fencing. The east, west, and north sides of the property will include a six-foot tall
white vinyl privacy fence to enclose the outdoor play areas for the children at the
center. Gates will be located on the south side of the fence, one on either side of the
front entrance of the building. A detail of the fence is included on the architectural site
plan (Exhibit K.)
Park Dedication. In accordance with the SBF Master PUD Agreement, park dedication
will be collected as a cash fee that must be paid with the final plat. The park dedication
amount per the agreement is $5,400 per acre, for a total of $7,398.00. The Parks,
Recreation and Natural Resources Committee will review the preliminary and final plat
at their 18 March 2015 meeting. Their comments will be forwarded to the Planning
Commission at the public hearing.
Signs. A free-standing sign is proposed to be located north of the parking lot, near the
driveway access. The proposed location as shown meets the required 15 foot setback
from public street right-of-way for free-standing signs. The architectural site plan
(Exhibit K) proposes a five foot, six inch tall sign. The building elevation plans indicate
that there will be a wall sign on the front of the building. Both signs are shown for
4
illustrative purposes at this time and a separate sign permit must be issued for each
sign prior to being erected or placed on the building.
Exterior Materials. The proposed building is primarily red brick, with a slightly darker
color band at the base of the building (Exhibit L). The Zoning Ordinance requires three
Class A materials to be used on commercial buildings, but allows buildings to be
“constructed primarily of one specific Grade A material provided the design is
obviously superior to the general intent of this title, provides variation in detailing,
footprint of the structure or deviations in long wall section to provide visual interest.”
Staff feels that the red brick proposed, along with the regular placement of windows
and doors on each elevation, meets the intent of this provision. A color rendering is
attached as Exhibit M.
Trash Enclosure. A trash enclosure is proposed north of the parking lot on the west
side of the site. As shown on Exhibit K, the trash enclosure will brick to match the
building and will be over six feet in height. The trash enclosure gate will be made of
composite wood planking.
Exterior Lighting. Lighting on the site includes two 12 foot high light poles within the
parking lot and eight wall mounted lights around the exterior of the building (Exhibit
N). According to the architect, these lights are down cast fixtures with glare shields
that are activated by a photocell and turned off by a time clock. The operation hours of
the facility will stop around 6 pm, so the lights should go off around that time. Exterior
lighting must comply with the requirements of Section 11-16-17 of the Zoning
Ordinance.
Easement Vacation. When the Spirit of Brandtjen Farm Commercial 1st Addition final
plat was approved last year, public drainage and utility easements were added to
Outlot C, adjacent to the right-of-way of 162nd Street and Elmhurst Lane. In order to
plat the property for development, those easements must be vacated. New 10 foot
wide public drainage and utility easements have been included on the plat adjacent to
162nd Street and Elmhurst Lane. Exhibit O illustrates the easements to be vacated.
RECOMMENDATION
Planning Department staff recommends approval of the Minnesota Blue Skies
Addition preliminary and final plat, PUD Development Stage plans for The Goddard
School, and the vacation of public drainage and utility easements subject to the
following stipulations:
1. The recommendations listed in the 11 March 2015 engineering report.
2. The recommendations of the Parks, Recreation, and Natural Resources
Committee.
3. The vacation of the public drainage and utility easements shall be recorded
with the final plat.
4. The Goddard School site shall be developed in accordance with the plans
approved by the City Council.
5
5. The landscape plan shall be revised to include additional landscaping along the
east side of the outdoor play area adjacent to Elmhurst Lane to break up the
view of the proposed privacy fence from the public street. A $37,300 security is
required to guarantee installation of the approved landscaping.
6. Signs as shown on the plans are illustrative only. All signs must comply with the
requirements of Chapter 23 of the Zoning Ordinance. A sign permit must be
issued prior to any signs being placed or erected on site.
7. Exterior lighting must comply with the requirements of Section 11-16-17 of the
Zoning Ordinance.
6
±
Minnesota Blue
Skies Add.
(Goddard School)
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162nd St (Future)
City of LakevilleAerial MapMinnesota Blue Skies Add.Preliminary/Final PlatEasement VacationEXHIBIT A
160th St (CSAH 46)
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EXHIBIT B
City of LakevilleLocation and Zoning Map
Minnesota BlueSkies AdditionPreliminary/Final Plat
Minnesota Blue Skies AddThe Goddard School Site
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LANDSCAPE DETAILS, NOTES, AND SCHEDULES:LANDSCAPE PLAN
2
6.1
TYP. PERENNIAL PLANTING DETAIL
NOT TO SCALE
.
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 furnish an Irrigation Layout Plan for head-to-head coverage of all turf and shrub planting areas.
Use commercial-grade irrigation equipment (Hunter Industries) and provide product cut-sheets and (4) copies of the proposed
layout plan to the landscape architect for review and approval. Coordinate irrigation connection point, controller, backflow and
valving locations with the architect & general contractor. Valve boxes shall have lockable lids and be concealed in plant beds when
posssible. Do not locate any valve boxes or irrigation controls within fenced play area .
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, except if under rip-rap stone.
21. Retaining walls (if not specified on civil plans) shall be 6" precast segmental units, straight-faced, gray in color with matching
cap units. Wall engineering by wall manufacturer. Submit wall plans and color chart for approval prior to installation. Boulder
(gravity) walls are not acceptable.
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 general contractor shall be responsible for procurement of site furnishings, storage, un-crating, assembly, & installation.
Furnishings noted as surface-mount shall have a quick-bolt anchor concealed with an escutcheon plate or bolt painted to match
furnishing color. Use stainless steel hardware and tamper-proof bolts.
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. Coordinate with the general contractors on matters such as fine grading, landscaped area conditions, staging areas,
irrigation connection to building, etc. Field verify locations of adjacent, existing trees as part of the HyVee Store Build-Out.
28. The Landscape Contractor shall furnish a mixture of seasonal annual flowers (4" pots) planted at 12" On-Center, to fill all
proposed annual planting areas shown on the plan. Annual planting areas shall have 12" of premium planting soil installed by the
landscape contractor and shall be drip-irrigated. Mulch perennial areas with 4" depth of clean, steamed & imported finish compost.
Submit sample to Owner for approval. Submit a schedule of proposed plant materials to the landscape architect for review and
approval. Use locally-available annual plants only.
30. Proposed fencing by Others. See Architect's plans and specifications.
4
B
A
TR
E
E
S
:
Qty.NotesRootSizeCommon NameScientific NameKey
6
Neon Flash SpireaSpiraea japonica 'Neon Flash'POT#3
I
SH
R
U
B
S
:
Qty.NotesRootSizeCommon NameScientific NameKey
POT#5Compact American CranberrybushViburnum trilobum 'Bailey Compact'
J
O
PE
R
E
N
N
I
A
L
S
:
Qty.NotesRootSizeCommon NameScientific NameKey
P
POT#2Dwarf Bush HoneysuckleDiervilla lonicera
0
B&BAutumn Blaze MapleAcer x freemanii 'Jeffersred'
3
19
H
POT#1Black-Eyed SusanRudbeckia fulgida 'Goldsturm'23
POT#1Autumn Joy SedumSedum x 'Autumn Joy'6
2.5" Cal.
B&B2" Cal.Prairie Rose CrabappleMalus x 'Prairie Rose'
22 POT#5Isanti DogwoodCornus sericea 'Isanti'
C3 B&B3.5" Cal.Northern Red OakQuercus rubra Spring Dug
D3 B&B6' Hgt.Black Hills SprucePicea glauca densata Full Form
K
Q POT#1Feather Reed GrassCalamagrostis x acutiflora
'Karl Forester'
21
72 R Palace Purple Coral BellsHeuchera micrantha POT#1'Palace Purple'
Hameln Fountain GrassPennisetum hamelnS20 POT#1
8 POT4' Hgt.Techny ArborvitaeThuja occidentalis 'Techny'L
G POT#3Endless Summer HydrangeaHydrangea macrophylla 'Bailmer'26
E1 B&BQuaking AspenPopulus tremuloides 2" Cal.
Planting Palette:
1
6.1
ROCK MULCH DETAIL
NOT TO SCALE
City of Lakeville
Public Works– Engineering Division
Memorandum
To: Kris Jenson, Associate Planner
From: Alex Jordan, Civil Engineer
McKenzie Cafferty, Environmental Resources Manager
Brett Altergott, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Daryl Morey, Planning Director
Gene Abbott, Building Official
Date: March 11, 2015
Subject: Minnesota Blue Skies Addition
• Preliminary and Final Plat Review
• Site Plan Review
• Final Grading Plan Review
• Utility Plan Review
• Final Erosion Control Plan Review
BBAACCKKGGRROOUUNNDD
Minnesota Blue Skies, LLC has submitted a preliminary and final plat named Minnesota Blue
Skies Addition; Big-D Construction Corporation has submitted a site plan for a daycare facility
on Lot 1, Block 1, Minnesota Blue Skies Addition. The proposed development is located north
of and adjacent to 162nd Street, west of and adjacent to Elmhurst Lane, south of 160th Street
(CSAH 46) and east of Pilot Knob Road (CSAH 31). The parent parcel is Outlot C, Spirit of
Brandtjen Farm Commercial (SBFC) 1st Addition. The Development is zoned PUD, planned unit
development.
The preliminary and final plat consists of one lot on one block.
The proposed development will be completed by:
Developer: Minnesota Blue Skies, LLC
Engineer/Surveyor: James R. Hill, Inc.
MMIINNNNEESSOOTTAA BBLLUUEE SSKKIIEESS AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
MMAARRCCHH 1111,, 22001155
PPAAGGEE 22
SSIITTEE CCOONNDDIITTIIOONNSS
The site was previously a gravel processing operation. The site is now vacant, undeveloped land
that was mass graded as part of the reclamation and gravel processing area in 2010. A gravel road
used for internal navigation of the gravel processing operation is located on site. The parent
parcel is proposed to be mass graded with the SBFC 1st Addition improvements in 2015,
consistent with the approved grading plan.
EEAASSEEMMEENNTT VVAACCAATTIIOONN
A public easement exists on the parent parcel and will be vacated contingent on City Council
approval of the final plat:
• 10-foot wide drainage and utility easement per plat of Spirit of Brandtjen Farm
Commercial (SBFC) 1st Addition, located adjacent to both 162nd Street and Elmhurst
Lane.
SSIITTEE PPLLAANN RREEVVIIEEWW
Big-D Construction Corporation proposes to construct an 8,800 square foot daycare facility to
be known as Goddard School on Lot 1, Block 1, Minnesota Blue Skies Addition. A driveway is
proposed to be constructed to provide access to the site from Elmhurst Lane. The access
driveway includes a stop sign, stop bar, zebra crosswalk striping and pedestrian curb ramps
for the public sidewalk. A $2,000 security is required for the public pedestrian curb ramps
located within the public right-of-way. The construction of the driveway will include a
revision to the SBFC 1st Addition approved construction plans. The Developer is required to
coordinate any plan revisions necessary for the construction of the driveway with the
Developer of SBFC 1st Addition. The Developer shall submit a $1,000 security for the
coordination of engineering design and inspection of the changes to the approved SBFC 1st
Addition construction plans.
The Developer shall install a mast arm street light at the proposed driveway entrance.
The site plans includes the construction of a private parking lot, designed to provide a
capacity of 42 stalls, including two handicapped accessible stalls. Turning movement
templates were provided to demonstrate that proper circulation can be attained throughout
the parking lot. Private interior lighting and freestanding signs will be constructed within the
parking lot and site.
Two tot lot playgrounds and an outdoor play area are proposed to be constructed on the
north, east, and west sides of the building. The outdoor play areas will be sodded, and
screened by a landscaped fence as shown on the architectural plans.
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SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
162nd Street
Minnesota Blue Skies Addition is located north of and adjacent to 162nd Street, a minor
collector commercial roadway, as identified in the City’s Transportation Plan. 162nd Street
adjacent to the Development is being constructed with the SBFC 1st Addition improvements.
162nd Street is designed as a 44-foot wide two-lane urban roadway, within 80-feet of right-of-
way. A dedicated eastbound left turn lane will be striped on 162nd Street at the intersection
with Elmhurst Lane. Access to 162nd Street is not proposed with the Minnesota Blue Skies
Addition development.
Elmhurst Lane
Minnesota Blue Skies Addition is located west of and adjacent to Elmhurst Lane, a local
commercial roadway, as identified in the City’s Transportation Plan. Elmhurst Lane adjacent to
the Development is being constructed with the SBFC 1st Addition improvements. Elmhurst
Lane is designed as a 44-foot wide two-lane urban roadway with a continuous center to
center left turn lane, within 80-feet of right-of-way. The proposed access driveway to the site
will be from Elmhurst Lane and is consistent with the City’s access spacing requirements.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility and site construction for Minnesota
Blue Skies Addition shall be restricted to Elmhurst Lane, via 160th Street.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
The Park Dedication fee has not been collected on the parent parcel and will be satisfied
through a cash contribution that must be paid with the final plat. The Park Dedication fee for
commercial areas in Spirit of Brandtjen Farm is $5,400 per acre, consistent with the Spirit of
Brandtjen Farm master PUD agreement. The park dedication requirement is calculated as
follows:
1.37 acres X $5,400/acre = $7,398.00
Total Area of the Parent Parcel Commercial Park Dedication Rate Total
8-foot wide concrete sidewalks will be installed along the north side of 162nd Street and west
side of Elmhurst Lane adjacent to the plat with the SBFC 1st Addition improvements.
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UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR::
The parent parcel is located within 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 to the MCES Farmington Interceptor and continue to the Empire
Treatment Facility. 8-inch public sanitary sewer is being installed along Elmhurst Lane
adjacent to the parent parcel with the SBFC 1st Addition improvements. An 8-inch private
sanitary sewer service will be stubbed to the parent parcel to provide sanitary sewer service
for the development. The private sanitary sewer service will be extended within the site with
the site improvements to serve the proposed building.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and must
be paid with the building permit. The Sanitary Sewer Availability Charge will be calculated at
$327/SAC Unit, as determined by the Building Official.
WWAATTEERRMMAAIINN::
12-inch watermain is being installed along Elmhurst Lane adjacent to the parent parcel with
the SBFC 1st Addition improvements. An 8-inch private water service will be stubbed to the
parent parcel. The private water service will be extended within the site with the site
improvements to provide water and fire suppression service to the proposed building.
The downstream sanitary sewer and watermain to serve the development is not yet
constructed and will be installed with the SBFC 1st and 2nd Addition improvements. The
Developer for SBFC 1st and 2nd Addition has submitted a letter to the City outlining the
construction schedule of the utilities stating that they will be completed by the end of July,
2015. A sewer/water connection permit from the City’s Inspection Department for Minnesota
Blue Skies Addition will not be issued until all testing and inspection has been completed for
the utilities within SBFC 1st and 2nd Addition.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
The parent parcel is located within subdistrict NC-14A of the North Creek Stormwater District,
as identified in the City’s Water Resources Management Plan.
The stormwater management system for SBFC 1st Addition will collect and convey all runoff
generated from impervious surfaces in the trunk storm sewer system that will then outlet to
two in-line temporary sedimentation basins that will provide pre-treatment and infiltration
prior to discharging to a regional basin downstream. The sedimentation and regional basins
were designed and sized to treat the additional runoff generated from the impervious
surfaces within the parent parcel. No on-site stormwater management is required with the
development.
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The final grading plan must indicate any proposed borrow areas in which the building
footings will be placed on fill material. The grading specifications must indicate that all
embankments meet FHA/HUD 79G specifications. A final certificate of occupancy shall not be
issued until an as-built certified grading plan has been submitted and approved by the City
Engineer.
The proposed site plan and improvements contain more than one acre of site disturbance. 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
No public storm sewer will be installed with the Minnesota Blue Skies Addition
improvements. A privately owned and maintained storm sewer system will be constructed
and will collect and convey stormwater runoff generated from the parking lot, roof-tops and
open space to the public storm sewer system. Private draintile will also be installed within the
playground areas connecting to the private storm sewer.
The Developer proposes to make a connection to the public storm sewer to be installed with
the SBFC 1st Addition improvements that will require a change to the approved construction
plans. The Developer shall submit a $1,000 security for the connection to the public storm
sewer system and a $1,000 security for the coordination of engineering design and inspection
of the changes to the approved SBFC 1st Addition storm sewer construction plans.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and shall be
paid with the final plat, calculated as follows:
59,772 s.f. X $0.25/s.f. = $14,943.00
Gross Area of Minnesota Blue
Skies Addition
Commercial Trunk Storm Sewer
Area Charge Total
FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS
Minnesota Blue Skies 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.
WWEETTLLAANNDDSS
There are no wetlands within the project area.
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TTRREEEE PPRREESSEERRVVAATTIIOONN
There are no significant trees within the project area.
EERROOSSIIOONN CCOONNTTRROOLL
The plans include a detailed erosion and sediment plan. The developer is responsible for
meeting all the requirements of the MPCA Construction Permit. Additional erosion control
measures may be required during construction as deemed necessary by City staff or the
Dakota County Soil and Water District. Any additional measures required shall be installed
and maintained by the developer.
SECURITIES
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Minnesota Blue Skies Addition.
CONSTRUCTION COSTS
Public Pedestrian Curb Ramps $ 2,000.00
Connection to Public Storm Sewer 1,000.00
Erosion Control, Restoration, Grading and Grading
Certification
5,000.00
SUBTOTAL - CONSTRUCTION COSTS $ 8,000.00
OTHER COSTS
Developer’s Design (6.0%) $ 480.00
Developer’s Construction Survey (2.5%) 200.00
City’s Legal Expense (0.5%) 40.00
City Construction Observation (7.0%) 560.00
Developer’s Record Drawing (0.5%) 40.00
SBFC 1st Addition Plan Changes 2,000.00
Street Lights 1,400.00
Landscaping 32,885.00
Lot Corners/Iron Monuments 100.00
SUBTOTAL - OTHER COSTS $37,705.00
TOTAL PROJECT SECURITY $ 45,705.00
The street light security totals $1,400 which consists of one mast-arm street light at $1,400
each.
The Developer shall post a security to ensure the final placement of iron monuments at
property corners with the final plat. The security is $100.00 per lot and outlot for a total of
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$100. The City shall hold this security until the Developer’s Land Surveyor certifies that all
irons have been placed following site grading, street and utility construction.
CCAASSHH FFEEEESS
A cash fee for one-year of streetlight operating expenses for Minnesota Blue Skies Addition
shall be paid with the final plat. The cash fee is calculated as follows:
501.93 f.f. x $0.2277/f.f./qtr. x 4 qtrs. = $457.16
162nd Street and Elmhurst Lane
Frontage Streetlight Operating Fee Total
A cash fee for one-year of surface water management expenses for Minnesota Blue Skies
Addition shall be paid with the final plat and is calculated as follows:
1.37 acres X 4.2 REU x $7.00/unit/qtr. x 4 qtrs. = $161.11
Gross area of Development Residential Equivalent
Utility Factor
Surface Water Management Fee Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
1
x $75.00/unit
= $75.00
Lots/Outlots City Base Map Updating Fee Total
The Developer shall submit the final plat and construction drawings in an electronic format.
The electronic format shall be in either .dwg (AutoCAD) or .dxf format.
The Developer shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction cost, or $240.00.
CASH REQUIREMENTS
Park Dedication Fee $ 7,398.00
Trunk Storm Sewer Area Charge 14,943.00
Streetlight Operating Fee 457.16
Surface Water Management Fee 161.11
City Base Map Updating Fee 75.00
City Engineering Administration (3.00%) 240.00
TOTAL CASH REQUIREMENTS $23,274.27
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RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the Minnesota Blue Skies Addition preliminary and final
plat, site plan, grading plan, utility plan, and erosion control plan subject to the requirements
and stipulations of this report.