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HomeMy WebLinkAboutItem 06.kCity of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: January 16, 2015 Subject: Packet Material for the January 22, 2015 Planning Commission Meeting Agenda Item: Consideration of the following: 1. Preliminary and final plat of one commercial lot and one outlot to be known as TIMBERCREST AT LAKEVILLE 7TH ADDITION. 2. Conditional use permit to allow: a. Motor vehicle fuel sales with convenience grocery b. Commercial car wash Application Action Deadline: February 12, 2015 INTRODUCTION Representatives of C-Store Partners, Inc. have submitted applications for a preliminary and final plat and conditional use permit to allow the development of a SuperAmerica convenience store with motor fuel sales and automatic car wash north of 185th Street (CSAH 60) and east of Orchard Trail within the Timbercrest at Lakeville commercial development. The plans have been reviewed by Planning Department staff, Engineering Division staff and the Dakota County Plat Commission. The following exhibits are attached for your information: 1 EXHIBITS A. Location and Zoning Map B. Aerial Photo C. Preliminary Plat of Timbercrest at Lakeville (2001) D. Certificate of Survey E. Preliminary Plat F. Final Plat G. Site Plan H. Grading Plan I. Erosion Control Plan J. Utility Plan K. Landscape Plan L. Floor Plan M. Exterior Elevations Plans (2 Pages) N. Fuel Canopy Elevations Plan (2 Pages) O. Site Lighting Plan P. Sign Plans (4 Pages) PLANNING ANALYSIS PRELIMINARY AND FINAL PLAT Existing Conditions. The subject parcel is 12 acres in area and was platted as Outlot B, Timbercrest at Lakeville 4th Addition in 2006. The parcel was previously rough graded with Timbercrest at Lakeville 4th Addition and contains no structures. The preliminary plat of Timbercrest at Lakeville approved in 2001 included a conceptual layout of the area of Timbercrest at Lakeville 7th Addition as a future commercial development. The proposed convenience grocery with motor fuel sales and car wash is an allowed use of the property subject to the approval of a conditional use permit under the performance standards of the C-3, General Commercial District. Comprehensive Plan. The comprehensive plan guides the property for commercial development. The proposed convenience grocery with motor vehicle fuel sales is consistent with the commercial use designation of the property. Zoning. The property is zoned PUD, Planned Unit Development. The underlying zoning and performance standards are consistent with C-3, General Commercial District zoning. Convenience stores with fuel sales and automatic car washes are allowed by conditional use permit in the C-3 District. 2 Surrounding Land Uses and Zoning North – Undeveloped Area of Outlot B and Vacant Best Buy Building (PUD District) South – 185th Street (CSAH 60) and City Outlot (P/OS District) East – Canadian Pacific Railroad and City Open Space Outlot (P/OS District) West – Orchard Trail and Timbercrest at Lakeville 3rd Addition (PUD District) MUSA. The proposed preliminary and final plat of Timbercrest at Lakeville 7th Addition is within the current MUSA (Metropolitan Urban Service Area) and can be served with City sanitary sewer and water. Premature Subdivision Criteria. A preliminary and/or final plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance apply. Staff has determined that this is not a premature subdivision. Lot Requirements. Lots within the C-3 District must have a minimum area of 20,000 square feet and 100 feet of lot width as measured at the front setback line. The overall lot size of Lot 1, Block 1, Timbercrest at Lakeville 7th Addition is 2.0 acres (87,029 square feet). The lot width at the front setback line along Orchard Trail is 301 feet and 251 feet along 185th Street. The preliminary and final plats exceed the requirements for lot area and lot width. Outlots. The proposed preliminary and final plat includes one outlot totaling 10 acres. Outlot P, Timbercrest at Lakeville 4th Addition is not part of the Timbercrest at Lakeville 7th Addition preliminary and final plat, however, the Timbercrest at Lakeville 4th Addition development contract requires that Outlot P, Timbercrest at Lakeville 4th Addition be deeded to the City upon final plat of Outlot B, Timbercrest at Lakeville 4th Addition. Setbacks. Setbacks for buildings and parking within the C-3 District are as follows: Yard Front (west) Side (interior) Rear (South) Parking (abutting street) Parking (interior) Setback 30 feet 10 feet 30 feet 15 feet 5 feet The building and parking lot comply with the setback requirements. Building Design/Height. The exterior materials of the building include four types of face brick and a composite shingle roof that meets Zoning Ordinance requirements and will complement the other buildings within the overall Timbercrest at Lakeville development. The proposed new SuperAmerica building exterior is identical to the recently completed SuperAmerica building located in Lakeville Commerce Center at 210th Street (CSAH 70) and Keokuk Avenue. Landscaping. The landscape plan consists of a mixture of evergreen and deciduous trees with a row of shrubs around the parking lot perimeter and around the building. An in-ground irrigation system for landscaping maintenance is proposed as required by 3 the Zoning Ordinance. The proposed landscaping is consistent with Zoning Ordinance requirement, the Corridor and Gateway Design Study and the Timbercrest at Lakeville PUD performance standards. A financial security shall be submitted prior to the issuance of a building permit to guarantee installation of the landscaping. Streets and Access. Timbercrest at Lakeville 7th Addition abuts two public streets. 185th Street (CSAH 60) is a minor arterial roadway under the jurisdiction of Dakota County right-of-way for 185th Street was dedicated with the Timbercrest at Lakeville final plat. No additional right-of-way is required. 185th Street improvements are currently under construction at Kenwood Trail (CSAH 50) and will include a round-about in replacement of the current traffic signals. Work on the intersection project is anticipated to be completed in 2015. Orchard Trail is a minor collector street and all required right of way was previously dedicated with the Timbercrest at Lakeville final plat. No additional right of way is required. Trails and Sidewalks. An eight foot wide concrete sidewalk was constructed on the east side of Orchard Trail with a previous phase of the Timbercrest development. A portion of the trail along the east side of Orchard Trail was removed by the City in 2014 due to settling that had occurred and damaged the sidewalk. The developer of Timbercrest at Lakeville 7th Addition shall replace the section of removed sidewalk. A security shall be submitted to guarantee replacement of the sidewalk, as noted in the engineering report. Park Dedication. The City’s 2006 Park and Open Space Plan does not identify any park land needs in the area of the Timbercrest at Lakeville 7th Addition preliminary and final plat. Therefore, park dedication requirements are to be satisified as a cash fee in lieu of land as required by the Subdivision Ordinance. The park dedication fee is calculated as follows: 2.0 acres x $7,693/acre = $15,386.00 Area of Lot 1, Block 1 Park Dedication Fee Rate Total Timbercrest at Lakeville 7th Addition Tree Preservation. There are no significant trees within the area proposed to be preliminary and final platted or within areas of proposed grading. Wetland. There are no wetlands within the area of the proposed preliminary and final plat. Grading and Utilities. Grading, drainage, erosion control and utility plans have been submitted to the Engineering Division for review. All grading, drainage and erosion 4 control items must be completed as outlined in the attached January 16, 2015 engineering report. CONDITIONAL USE PERMIT REQUIREMENTS Motor vehicle fuel sales and commercial car washes require the approval of a conditional use permit. The Zoning Ordinance criteria and how it is being addressed by the plan submittal is listed below: Section 11-37-3: MOTOR VEHICLE FUEL SALES, NOT INCLUDING TRUCK STOPS OR AUTOMOBILE REPAIR: A. District Application: Convenience stores with motor vehicle fuel sales and automatic car wash facilities are allowed in the C-3 District as a conditional use. The standards and requirements for motor fuel sales are in addition to those which are imposed for other uses and activities occurring on the property. The property is zoned PUD, Planned Unit Development with underlying C-3, General Commercial District performance standards. The Comprehensive Plan designates the property as Commercial. All applicable performance standards as stipulated within the Zoning Ordinance must be satisfied at all times. B. Motor Fuel Facilities: Motor fuel facilities shall be installed in accordance with state and city standards. Additionally, adequate space shall be provided to access fuel pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands. The site plan provides for adequate access by motor fuel transports, delivery and customer vehicles. The underground fuel storage tanks are located near the north side of the property in a landscaped island north of the fuel canopy. This location allows access by motor fuel delivery transports and will not interfere with on-site traffic circulation. A 12 foot by 60 foot loading area is also provided on the east side of the building for deliveries to the convenience store. The fuel pumps will be constructed on raised pump islands that meet the minimum 24 foot wide curb-to-curb island separation. C. Area: A minimum lot area of one and one-fourth (11/4) acres and minimum lot frontage of one hundred fifty feet (150'). If the canopy is attached to the principal structure, the minimum lot size may be reduced to one acre. The property is 2.0 acres in area with a minimum lot width of 251 feet. 5 D. Hours: Hours of operation shall be limited within the respective zoning district, unless extended by the city council as part of the conditional use permit. The C-3 District requires no limited hours of operation except as may be required by the city council. Restricted hours of operation are not proposed as part of this conditional use permit. E. Architectural Standards: 1. As a part of the conditional use permit application, a color illustration of all building elevations must be submitted. Exhibit M illustrates the proposed building elevation of the convenience store. The proposed exterior building materials include four varieties of face brick and a composite shingle roof. The materials meet the Zoning Ordinance building exterior requirements for a commercial building in the C-3 District. 2. The architectural appearance, scale, and functional plan of the building(s) and canopy shall be complementary and compatible with each other and the existing buildings in the neighborhood setting. The proposed building design is compatible with the architectural features and exterior materials of other commercial buildings within the Timbercrest at Lakeville development. The fuel canopy will include a white band with a red, four inch wide accent band along the upper edge and business signage on the west and south fascia. The canopy columns will be faced with brick. The proposed canopy is complementary and compatible with the building. 3. All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to the Zoning Ordinance. All sides of the convenience store and car wash building will have the same exterior building materials in compliance with Zoning Ordinance requirements. 4. Exterior wall treatments like brick, stone (natural or artificial), decorative concrete block and stucco shall be used. The exterior wall treatments will include four different varieties of face brick in compliance with Zoning Ordinance requirements and classified as Grade A materials. 5. Earth tone colors of exterior materials including the canopy columns shall be required. "Earth tone colors" shall be defined as any various soft colors like those found in nature in soil, vegetation, etc. Such colors are limited to brown, black, grey, tan, beige, soft green, soft blue, or white. 6 The canopy columns will include two varieties of brown face brick in compliance with Zoning Ordinance requirements. 6. Ten percent (10%) of the building facade may contain contrasting colors. Contrasting colors shall be those colors not defined as earth tones. The canopy may have contrasting color bands or accent lines not to exceed an accumulative width of four inches (4"). The color bands shall not be illuminated. There are no contrasting colors or signage proposed on the convenience store and car wash building in compliance with Zoning Ordinance requirements. F. Canopy: A protective canopy structure may be located over the pump island(s), as an accessory structure. The canopy shall meet the following performance standards: 1. The edge of the canopy shall be twenty feet (20') or more from the front and/or side lot line, provided that adequate visibility both on site and off site is maintained. The edge of the canopy is more than 20 feet from the front and side lot lines in compliance with Zoning Ordinance requirements. 2. The canopy shall not exceed eighteen feet (18') in height and must provide fourteen feet (14') of clearance to accommodate a semitrailer truck passing underneath. The top of the canopy will be 18 feet in height and the bottom of the canopy will be 15 feet in height, in compliance with Zoning Ordinance requirements. 3. The canopy fascia shall not exceed three feet (3') in vertical height. The vertical face of the canopy is not more than 3 feet in width in compliance with Zoning Ordinance requirements. 4. Canopy lighting shall consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. Total canopy illumination may not exceed one hundred fifteen (115) foot- candles below the canopy at ground level. The fascia of the canopy shall not be illuminated. The canopy lighting will be recessed into the canopy with no portion of the recessed lighting extending below the bottom face of the canopy. The maximum illumination below the canopy will be at or less than 55 foot-candles in compliance with Zoning Ordinance requirements. The fascia of the canopy shall not be illuminated. 7 5. The architectural design, colors, and character of the canopy shall be consistent with the principal building on the site. The canopy will include a white band with a red, four inch wide accent band along the upper edge. The canopy columns will be faced with brick. The proposed canopy is complementary and compatible with the building and designed in compliance with Zoning Ordinance requirements. 6. Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that: a. The individual canopy sign does not exceed more than twenty percent (20%) of the canopy facade facing a public right of way. The SuperAmerica signs are proposed on the west and south sides of the fuel canopy and not on the building wall. The proposed south facing canopy signage is 39 square feet, which meets Zoning Ordinance requirements of a maximum of 20% of the canopy fascia. The proposed sign area on the west canopy fascia is also 39 square feet which exceeds to the maximum allowable canopy sign area of 20%. A maximum sign area of 32 square feet is allowed on the west facing canopy fascia by Zoning Ordinance requirements. The sign plan for the west canopy fascia must be revised to comply with Zoning Ordinance requirements. b. The canopy fascia shall not be illuminated, except for permitted canopy signage. The canopy fascia will not be lighted except for the proposed canopy signage which will include individual illuminated channel letters. 7. Canopy posts/signposts shall not obstruct traffic or the safe operation of the gas pumps. This will be a stipulation of the conditional use permit. G. Pump Islands: Pump islands must comply with the following performance standards: 1. Pump islands must be elevated six inches (6") above the traveled surface of the site. Pump islands will be constructed on raised curbs at least six inches above the traveled surface of the site. 8 2. All pump islands must be set at least thirty feet (30') back from any property line. Additionally, the setback between the pump islands curb face must be at least twenty four feet (24'). The pumps islands will be set back more than 30 to feet to any property line and each pump island will be separated by more than 24 feet. H. Dust Control and Drainage: The entire site other than taken up by a building, structure, or plantings shall be surfaced with asphalt, concrete, cobblestone or paving brick. Plans for surfacing and drainage shall be subject to approval of the city engineer. Drainage from all fueling areas shall be directed to an oil/grit separator. Minimum design standards for the oil/grit separator shall include the following: 1. A minimum of four hundred (400) cubic feet of permanent pool storage capacity per acre of drainage area. 2. A minimum pool depth of four feet (4'). 3. A minimum oil containment capacity of eight hundred (800) gallons. 4. Minimum maintenance/inspection of two (2) times per year and/or after measurable spill events. A measurable spill shall be defined by the Minnesota pollution control agency (MPCA). Any measurable spill event must be reported to the MPCA. All areas of the site not designated for building or parking areas will be paved with concrete and bituminous. The proposed oil/grit separator meets the design and containment requirements of the Zoning Ordinance. I. Landscaping: 1. At least twenty five percent (25%) of the lot, parcel or tract of land used exclusively for the gas sales facility shall remain as a grass plot, including trees, shrubbery, plantings or fencing and shall be landscaped. Required minimum green area should be emphasized in the front and side yards abutting streets or residential property. The landscaped area will be 29.42% of the 2.0 acre property in compliance with Zoning Ordinance requirements. 2. At the boundaries of the lot, the following landscape area shall be required: a. From side and rear property lines, an area of not less than five feet (5') wide shall be landscaped in compliance with the Zoning Ordinance. 9 All property boundaries include not less than five feet width of landscaped area. b. From all road rights of way, an area of not less than fifteen feet (15') wide shall be landscaped in compliance with the Zoning Ordinance. Not less than 15 feet of landscaped area is located next to all public rights-of-way. c. Where lots abut residentially zoned property, a buffer yard of not less than twenty feet (20') wide shall be landscaped and screened in compliance with the Zoning Ordinance. There are no residentially zoned properties that abut the subject property. d. The property owner shall be responsible for maintenance of all landscaping, including within the boulevard. This requirement will be a stipulation of the conditional use permit. J. Exterior Lighting: The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right of way and shall be in compliance with the Zoning Ordinance. A comprehensive lighting plan shall be submitted as part of the conditional use permit application, and shall be subject to the following performance standards: 1. Canopy Lighting: Canopy lighting shall only be permitted under the canopy structure, and consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. Total canopy illumination below the canopy may not exceed one hundred fifteen (115) foot-candles at ground level. The area below the canopy will be less than the allowable maximum illumination of 115 foot-candles. No portion of the canopy lighting will extend below the bottom face of the canopy. 2. Perimeter Lighting: Lighting at the periphery of the site and building shall be directed downward, and individual lights shall not exceed fifteen (15) foot-candles at ground level. Six post lights will be installed around the perimeter of the site, four around the perimeter of the property and one at the entrance and exit of the car wash. The photometric plan shows that no portion of the site will exceed 15 foot candles as required by the Zoning Ordinance. 10 3. Illumination: Maximum site illumination shall not exceed one foot-candle at ground level when measured at any boundary line with an adjoining residential property or any public property. No portion of the site will exceed one foot-candle at the property line as required by the Zoning Ordinance. 4. Exception: Except for permitted wall signage the building and/or canopy fascia shall not be illuminated. No portion of the canopy fascia shall be illuminated except for the canopy signage. This will be stipulation of the conditional use permit. 5. Access: Vehicular access points shall create a minimum of conflict with through traffic movement and shall comply with chapter 19 of the Zoning Ordinance. The access location shall be on Orchard Trail directly opposite the existing driveway to the Timbercrest development on the west side of Orchard Trail. Access to the future phase retail area to the east of the proposed SuperAmerica site will be from a 24 foot wide shared driveway from Orchard Trail north of the proposed fuel island green space area. The proposed driveway access to and from Orchard Trail meets the requirements of the Zoning Ordinance for location and setback to the Orchard Trail and 185th Street intersection. K. Circulation and Loading: The site design must accommodate adequate turning radius and vertical clearance for a semitrailer truck. Designated loading areas must be exclusive of off street parking stalls and drive aisles. A site plan must be provided to illustrate adequate turning radius, using appropriate engineering templates. The site is designed to accommodate a fuel delivery truck and trailer typically used for the delivery of motor fuels. The site plan illustrates the truck turning radius template used to demonstrate the vehicle movement within the property. L. Parking: 1. Parking spaces shall be calculated solely based upon the use and the square footage of the principal building. The 3,152 square foot building plus the proposed 155 square foot outdoor sales area totals 3,317 square feet, which requires a minimum of 15 parking spaces at the required one space per 200 square feet of floor area. A total of 19 individual parking spaces are proposed on site. All parking spaces and drive aisles meet the size and dimension requirements of the Zoning Ordinance. 11 2. Parking spaces shall be screened from abutting residential properties in compliance with chapter 21 of this title. (Ord. 674, sec. 1, 7-17-2000) There are no residential properties that abut the subject property. M. Pedestrian Traffic: 1. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. In front of the principal structure, the pedestrian sidewalk must be a minimum of five feet (5') wide and clear of any obstacle or impediment. The pedestrian sidewalk may be reduced to a minimum of three feet (3') wide and clear of any obstacle or impediment when segregated from parking or drive aisles by a physical barrier that prevents vehicles from overhanging the pedestrian sidewalk. The site plan proposes a raised concrete sidewalk between nine feet and 10 feet in width in front of the building. The proposed outdoor display area in front of the building will include a minimum sidewalk clear area of three feet in compliance with Zoning Ordinance requirements. 2. A continuous and permanent concrete curb not less than six inches (6") above grade shall separate internal sidewalks for pedestrian traffic from motor vehicle areas, pursuant to the provisions of subsection 11-19-7I of the Zoning Ordinance. A six inch tall concrete curb will separate the pedestrian sidewalk from the vehicle parking lot. N. Noise: The public address system shall not be audible at any property line. Play of music or advertisement from the public address system is prohibited. Noise control shall be required as regulated in section 11-16-25 of the Zoning Ordinance. This requirement will be a stipulation of the conditional use permit. O. Outside Sales and Service: Outside sales and service shall be allowed on a limited basis, provided that: 1. Site Plan: a. Areas Designated: Areas for outdoor sales and services shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. No outdoor sales or services shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. 12 The proposed outdoor sales area is located at the building’s main entrance and exit doors in compliance with Zoning Ordinance requirements. The area will be 155 square feet, which equals five percent of the gross floor area of the building. b. Nonconformance: Outdoor sales and services that do not conform to the specific performance standards of this subsection O shall be defined as nonconforming uses regulated by chapter 15 of this title. This requirement does not apply to this site. c. Conditional Use Permit: Outdoor sales and services may be further restricted or prohibited as a term in a conditional use permit. Outdoor sales are services shall remain in compliance with Zoning Ordinance requirements at all times. 2. Location: Except as regulated by subsection O4a of this section, outdoor sales and services shall be located upon a concrete or asphalt surface adjacent to the principal building and shall not encroach into any required principal building setback, required parking stall, drive aisle, or pedestrian sidewalk required by subsection M of this section, or otherwise impede vehicle and pedestrian circulation. The proposed outdoor sales area will be located on a raised concrete surface adjacent to the principal building in compliance with Zoning Ordinance requirements. 3. Outdoor Sales: a. Area: The area devoted to outdoor sales shall not exceed five percent (5%) of the gross floor area of the principal building or two hundred (200) square feet, whichever is less. The area of the site to be devoted to outdoor sales is 5% of the 3,152 square foot building which equals 155 square feet. This shall be a stipulation of the conditional use permit. b. Height: The height of sales displays shall not obstruct any window or otherwise impair a clear view of the pump islands from the cashier station within the building. In no case shall the sales display exceed five feet (5') in height. This requirement will be a stipulation of the conditional use permit. c. Required Parking: The outdoor sales area shall be included in the calculations for parking spaces required for the use by chapter 19 of the Zoning Ordinance. 13 A minimum of 15 parking spaces is required taking into account the proposed 155 square foot outdoor sales area. Nineteen (19) parking spaces will be provided on- site. 4. Uses: Outdoor services shall be limited to the following uses: a. Public phones, compressed air service or automobile vacuum areas may encroach into a required yard as long as they do not interrupt on site traffic circulation, do not occupy required parking stalls, and are not located in a yard abutting residentially zoned property. The only outdoor services will be an air and vacuum station located north and east of the building. The outdoor service area does not encroach into any travel areas or the vehicle queuing area for the car wash. b. Propane sales limited to twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meet all state uniform building and fire codes. This will be a stipulation of the conditional use permit. e. Freezers for ice products may only be located at the front of the building subject to the area and location requirements of subsections O2 and O3 of this section, or when used for storage purposes only shall be located in a side or rear yard and screened from view from adjacent properties or the public right of way with materials consistent with the principal building. This will be a stipulation of the conditional use permit. P. Litter Control: The operation shall be responsible for litter control on the subject property, which is to occur on a daily basis. Trash receptacles must be provided at a convenient location on site to facilitate litter control. This will be a stipulation of the conditional use permit. Q. Signs: A comprehensive sign plan must be submitted as part of a conditional use permit application. All signing and informational or visual communication devices shall be minimized and shall be in compliance with chapter 23 of this title. A comprehensive sign plan has been submitted. An advertising monument sign with gas prices and a dynamic display sign will be installed near the southwest corner of the site in compliance with design and setback requirements. The proposed monument sign meets the minimum 40% base square footage requirement of Section 23 of the Zoning Ordinance. Canopy signs are also proposed on the south and west fascia of the canopy. 14 The west canopy fascia sign may not exceed 20% of the canopy fascia as required by the Zoning Ordinance. All signage shall meet Zoning Ordinance requirements. Sign permits are required prior to installation of any signage. R. Additional Stipulations: All conditions pertaining to a specific site are subject to change when the council, upon investigation in relation to a formal request finds that the general welfare and public betterment can be served as well or better by modifying or expanding the conditions set forth herein. 11-73-7D. Commercial car washes (drive-through, mechanical and self-service) provided that: 1. A car wash that is accessory to a convenience store/motor fuel facility shall be included as part of the principal building. The car wash will be attached to the principal building as identified on the plans. 2. Magazine or stacking space is constructed to accommodate six (6) vehicles per wash stall and shall be subject to the approval of the city engineer. The vehicle stacking area is designed to accommodate the minimum stacking of six vehicles along the south side of the building. 3. Magazine or stacking space must not interfere with on site circulation patterns or required on-site parking or loading areas. Stacking space will not interfere with on-site circulation patterns or loading areas. The convenience store will use the east side of the building as the loading area. The proposed site improvements will not interfere with the loading area or other on site vehicle or pedestrian circulation. The site plan also proposes pavement striping and marking at the car wash exit to prevent vehicles from parking in front of the car wash door. 4. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with section 11-21-9 of the Zoning Ordinance. The parking area and car wash vehicle queuing area is approximately 15 feet above the centerline of 185th Street (CSAH 60) and 10 feet above the nearest residential area 250 feet to the southwest in the Orchard Meadows of Lakeville townhome development. A mixture of trees and shrubs south of the building is proposed to provide screening from the car wash area. Staff recommends that the landscape plan be amended to include additional shrub plantings to screening vehicle headlights from the car wash queuing lane and car wash entrance. 15 5. Provisions are made to control and reduce noise and special precautions shall be taken to limit the effects of noise associated with the car wash operation, dryer and vacuum machines. a. Where the car wash operation is within five hundred feet (500') of a residential district, the exterior doors of the car wash must remain closed during the entire operation cycle. The nearest residential area is located approximately 250 to the southwest across 185th Street and includes approximately five townhomes within a 500 foot radius of the west corner of the car wash. Since there are residential units within 500 feet of the car wash, the west door of the car wash shall be closed during the entire car wash cycle. 6. The location and operation of vacuum machines must not interfere with magazines or stacking areas, on site circulation or on-site parking and loading areas, and may not be located in a yard abutting residentially zoned property. The outdoor vacuum station is located north and east of the building and not within any required drive aisle, vehicle queuing area or loading area. The vacuum station is also not abutting a residential zoned property. 7. Untreated water from the car wash shall not be discharged into the storm sewer. If the water is to be pretreated and discharged into the storm sewer, the pretreatment plans shall be subject to review and approval of the city engineer and building official, and subject to applicable requirements of metropolitan council environmental services and MPCA. The car wash wastewater will be discharged directly into the sanitary sewer system. RECOMMENDATION Planning Department staff recommends approval of the Timbercrest at Lakeville preliminary and final plat and conditional use permit for C-Store Partners, Inc. (SuperAmerica) for a convenience store with motor fuel sales, an automatic car wash and outdoor sales area subject to the following stipulations: 1. A building permit is required prior to commencing any site improvements. 2. A sewer access unit charge for the car wash shall be determined by the Metropolitan Council Environmental Services agency prior to issuance of a building permit. 16 3. The site shall be developed in accordance with the approved preliminary and final plat plans and in compliance with Zoning Ordinance requirements. 4. Outlot P, Timbercrest at Lakeville 4th Addition, shall be conveyed to the City consistent with the Timbercrest at Lakeville 4th Addition development contract. 5. A shared driveway access agreement shall be in place between Lot 1, Block 1 and the future commercial area to the east on Outlot A. 6. The landscape plan shall be amended to include additional shrub plantings to screening vehicle headlights from the car wash queuing lane and car wash entrance. Landscaping shall be installed in accordance with the approved landscape plan. The property owner shall be responsible for maintenance of all landscaping, including within the boulevard. 7. The west entrance door of the car wash shall be closed during the entire car wash cycle. 8. The public address system shall not be audible at any property line. Play of music or advertisement from the public address system is prohibited. 9. Canopy posts/signposts shall not obstruct traffic or the safe operation of the gas pumps. 10. Minimum maintenance/inspection of the oil/grit separator at least two (2) times per year and/or after measurable spill events. A measurable spill shall be defined by the Minnesota pollution control agency (MPCA). Any measurable spill event must be reported to the MPCA. 11. Site lighting shall be installed in accordance with the approved lighting plan and shall meet the requirements of the Zoning Ordinance at all times. 12. All signage on the property must meet the requirements of Section 11-23 of the Zoning Ordinance. A sign permit is required prior to the installation of any signs. 13. The outdoor sales display area shall be limited to 155 square feet at the front of the building and shall not block the building ingress and egress and shall meet Zoning Ordinance requirements at all times. 14. The height of sales displays shall not obstruct any window or otherwise impair a clear view of the pump islands from the cashier station within the building. In no case shall the sales display exceed five feet (5') in height. 17 15. Propane sales limited to twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meet all state uniform building and fire codes. 16. Freezers for ice products may only be located at the front of the building subject to the area and location requirements of subsections O2 and O3 of this section, or when used for storage purposes only shall be located in a side or rear yard and screened from view from adjacent properties or the public right of way with materials consistent with the principal building. 17. The operation shall be responsible for litter control on the subject property, which is to occur on a daily basis. Trash receptacles must be provided at a convenient location on site to facilitate litter control. 18. Snow storage shall not occur within required parking spaces, vehicle driving lanes or on public property. 19. The convenience store shall comply with the requirements of for motor fuel facilities and car washes. 20. Prior to City Council consideration, the plan must be revised so the proposed sign on the west facing canopy is 32 square feet in area or less. 21. A license is required for the proposed dynamic display sign. The sign must comply with the requirements of Sections 3-22 and 11-23-15.T of the City Code. cc: Alex Jordan, Civil Engineer Erik Peterson, AMCON Avalon Group G:FrankDempsey/PLAT/Timbercrest at Lakeville 7th Addition 18 City of Lakeville Public Works– Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Alex Jordan, Civil Engineer McKenzie Cafferty, Environmental Resources Manager Brett Altergott, Parks and Recreation Director Copy: Zach Johnson, City Engineer Dennis Feller, Finance Director Gene Abbott, Building Official Date: January 16, 2015 REVISED April 9, 2015 Subject: Timbercrest at Lakeville 7th Addition • Preliminary and Final Plat Review • Final Grading Plan Review • Final Utility Plan Review • Final Erosion Control Plan Review • Final Tree Preservation Plan Review • Site Plan Review BBAACCKKGGRROOUUNNDD C-Store Partners, LLC, has submitted a preliminary and final plat for Outlot B, Timbercrest at Lakeville 4th Addition to be known as Timbercrest at Lakeville 7th Addition. C-Store Partners LLC has also submitted site plans for a proposed SuperAmerica gas station, car wash, and convenience store on Lot 1, Block 1, Timbercrest at Lakeville 7th Addition. The proposed development is located north of and adjacent to 185th Street (CSAH 60), and east of and adjacent to Orchard Trail. The site is zoned PUD, Planned Unit Development. The preliminary and final plat consists of one lot and one outlot. The outlot created with the preliminary and final plat will have the following use: Outlot A: Future Commercial Development; to be retained by the Developer (10.04 acres) TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 22 The proposed development will be completed by: Developer: C-Store Partners, LLC Engineer/Surveyor: Westwood Professional Services, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The site consists of green space on 12.04 acres of undeveloped land. The site was mass graded with the Timbercrest at Lakeville 4th Addition improvements, with a majority of the site sloping downward from the center of the pads to the south and east. A stormwater management basin is located within Outlot P, Timbercrest at Lakeville, which is excluded from the plat but located in the center of Outlot A. EEAASSEEMMEENNTTSS The parent parcel contains multiple existing easements. The following easements shall remain and do not impact the design of the plat: • A conservation easement located along the east side of the property; in favor of the City. Grading and tree removal is not permitted within the easement. • A trail, drainage and utility easement located adjacent to Orchard Trail; in favor of the City. • All drainage and utility easements, as shown on the recorded plat of Timbercrest at Lakeville 4th Addition. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 185th Street (CSAH 60) Timbercrest at Lakeville 7th Addition is located north of and adjacent to 185th Street, a minor arterial roadway as identified in the City’s Comprehensive Transportation Plan. Dakota County controls the right-of-way requirements and access locations along 185th Street. Currently, 185th Street is constructed as a four-lane divided urban roadway with a dedicated left turn lane and thru-right turn lanes at the intersection of Orchard Trail. The Dakota County Plat Review Map dated April 16, 2013 indicates 185th Street as a four-line divided roadway with 75-feet of half right-of-way. The underlying plat of Timbercrest at Lakeville dedicated 75-feet of right-of-way; therefore, no additional right-of-way dedication is required at this time. The Dakota County Plat Commission reviewed the development at their November 17, 2014 meeting and recommended approval. 185th Street was reconstructed to a four-lane divided roadway between Interstate 35 and Orchard Trail with Dakota County Project No. 60-15. The parent parcel was previously assessed for the improvements to 185th Street, west of Orchard Trail. The assessment was deferred with interest until October 30, 2006. Development of Timbercrest at Lakeville 4th addition triggered the end of the deferment and the assessment became payable with the 2007 taxes. The balance of the existing assessment (#1105) at the end of 2014 for Outlot B, TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 33 Timbercrest at Lakeville 4th Addition and accrued interest is $43,776.17. The amount of the assessment that is due with the 2015 taxes totals $24,733.35. The Developer shall pay the remaining portion of the assessment with interest and the 2015 year real estate taxes with the final plat. The cash amount that shall be paid is calculated as follows: $43,776.17 + $13,614.34 + $2,845.45 = $60,235.96 2014 Year End Assessment Balance Year 2015 Real Estate Taxes 2015 Accrued Interest Cash Required to be Paid with Final Plat Dakota County is currently reconstructing 185th Street adjacent to the plat to a four-lane divided roadway and installing a multi-lane roundabout at the intersection of 185th Street and Kenwood Trail (Dakota County Project Nos. 50-17 and 60-21 and City Project 09-07). Construction adjacent to the plat is scheduled to be completed in fall of 2015. During construction, 185th Street will be closed from Orchard Trail to the east, beginning in May, 2015. The future upgrade fee shall be collected for the frontage of 185th Street, east of Orchard Trail. The future street upgrade fee for 185th Street shall be submitted with the final plat and is calculated as follows: 251.38 f.f. x $160.00/ f.f. = $40,220.80 Lot 1, Block 1Front Footage Along 185th Street Commercial Urban Section Assessment Rate Total The future street upgrade fee along 185th Street for Outlot A will be collected at the time that it is final platted into lots and blocks, at the rate in effect at the time of final plat. Orchard Trail Timbercrest at Lakeville 7th Addition is located east of and adjacent to Orchard Trail, a minor collector roadway as identified in the City’s Comprehensive Transportation Plan. The right-of- way requirement for a minor collector is 80 feet. Orchard Trail has a total right-of-way width of 66 feet at this location. In combination with the Timbercrest at Lakeville plat, 6.5-foot wide trail easements were established adjacent to Orchard Trail right-of-way and granted to the City, such that the combined right-of-way and trail easement width satisfied the right-of-way requirement. Therefore, no additional right-of-way is required. Orchard Trail is constructed as a 44-foot wide undivided urban roadway and striped as a three-lane section, with one through lane in each direction and center left-turn lanes between the intersections. 8-foot wide concrete sidewalks are located along both sides of Orchard Trail. SuperAmerica Site Plan In conjunction with the Timbercrest at Lakeville 7th Addition plat, C-Store Partners LLC will construct a SuperAmerica motor fuel station, 2800 square foot retail convenience store, and car TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 44 wash on Lot 1, Block 1. A private shared access drive will be constructed on the north side of Lot 1, Block 1, separated from the SuperAmerica site by a curbed landscaped median. Development of the SuperAmerica site includes the construction of a private parking lot, designed to provide a capacity of 19 stalls. The access to the site will be from Orchard Trail at the existing driveway curb cut and apron that was constructed with the Timbercrest at Lakeville improvements. The existing driveway will be modified to include a stop sign, stop bar and zebra crosswalk striping for the public sidewalk, as shown on the plans. The driveway will provide access to SuperAmerica and the future development of Outlot A. The site plan proposes two future shared access drive locations to Outlot A, as shown on the preliminary plat. The Developer is constructing a curb opening east of the site to allow for the future extension of the access driveway within Lot 1, Block 1. At the time Outlot A north of the site is developed, a private access drive may be constructed within the access easement to allow for cross access traffic. If necessary, the private access driveway shall be constructed in the location of the sanitary sewer and water service stubs, as shown on the utility plan. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility, street and building construction is restricted to a single access off of Orchard Trail. The segment of 185th Street at Orchard Trail is proposed be closed to traffic in conjunction with the reconstruction of 185th Street from May, 2015 through August, 2015. The Developer shall coordinate with the City and County to determine an alternative construction access for the site, if this intersection is closed. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication Fee has not been collected on the parent parcel and shall be paid with the final plat. The Park Dedication Fee is calculated as follows: Total Area of the Timbercrest at Lakeville 7th Addition 12.04 acres Less: Outlot A - Future Development -10.04 acres Park Dedication Area 2.00 acres 2015 Commercial Park Dedication Rate $7,693.00 per acre Park Dedication Fee Due with the Final Plat $15,386.00 The Park Dedication Fee for Outlot A will be collected at the time that it is final platted into lots and blocks, at the rate in effect at the time of final plat. TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 55 A portion of the sidewalk along Orchard Trail was removed by the City in 2014 due to the underlying soil settling from runoff from the parent parcel. The Developer of Timbercrest at Lakeville 7th Addition shall replace this portion of sidewalk with the final plat. City staff may require a perforated draintile system be installed adjacent to the sidewalk if it is deemed necessary during construction. An estimated $9,800 credit will be applied to the Developer’s cash fees for the sidewalk installation, based on an estimate provided by the Developer’s engineer. The Developer shall remove and replace the pedestrian curb ramps at the existing access drive to meet ADA standards. The Developer shall provide a $5,000 security with the final plat to ensure the work is completed. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR:: Timbercrest at Lakeville 7th Addition is located within subdistrict ML-72530 of the Marion Lake sanitary sewer district as identified in the City’s Comprehensive Sewer Plan. The wastewater will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed commercial development. Development of Timbercrest at Lakeville 7th Addition includes the construction of both a public and private sanitary sewer system. 8-inch public sanitary sewer will extend from an existing service stub located within the access driveway from Orchard Trail. The public sanitary sewer will be constructed within a dedicated drainage and utility easement and extend to the east plat boundary. In addition public sanitary sewer will be stubbed to Outlot A to the north, as shown on the utility plan. Private 6-inch sanitary sewer will be extended from an existing sanitary sewer service stub to serve the SuperAmerica site improvements. This sanitary sewer will be privately-owned and maintained by the Developer. The Sanitary Sewer Availability Charge has been collected on the parent parcel. WWAATTEERRMMAAIINN:: Development of Timbercrest at Lakeville 7th Addition includes the construction of a public and private watermain system. 8-inch public watermain will be extended from an existing watermain stub located within the access driveway from Orchard Trail. The public watermain will be constructed within a dedicated drainage and utility easement and extend to the east plat boundary. In addition, public watermain will be stubbed to Outlot A to the north, as shown on the utility plan. TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 66 Private 6-inch watermain will be extended from an existing water service stub to provide domestic and fire suppression service the SuperAmerica site improvements. This watermain will be privately-owned and maintained by the Developer. Final locations and sizes of all public sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans submitted with the building permit application. OOVVEERRHHEEAADD LLIINNEESS There are no overhead utilities located adjacent to or within the parent parcel. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Timbercrest at Lakeville 7th Addition is located within subdistrict ML-41 of the Marion Lake drainage district as identified in the City’s Stormwater Management Plan. Development of Timbercrest at Lakeville 7th Addition includes the modification of an existing stormwater management basin located on Outlot P, Timbercrest at Lakeville. The existing stormwater management basin was constructed with the Timbercrest at Lakeville improvements, and was intended to function as filtration basin providing water quality treatment for the runoff. The underdrain filtration system was not installed with the improvements, leaving the basin to function as a wet sedimentation basin. The Developer of Timbercrest at Lakeville 7th Addition will install the underdrain bio-filtration system, consistent with City requirements. to provide water quality treatment for the runoff generated from the site. The stormwater management basin is sized to treat additional runoff from Outlot A, Timbercrest at Lakeville 7th Addition. Only the runoff from the portion of Outlot A that is east of Lot 1, Block 1 and south of Outlot P shall be allowed to be treated by the stormwater management basin. All others areas of Outlot A shall be required provide their owned stormwater management system. Outlot P is owned and maintained by Avalon-Timbercrest 1, LLC. As stipulated in the Timbercrest at Lakeville 4th Addition final plat report dated September 12, 2006, Outlot P, Timbercrest at Lakeville shall be conveyed to the City when Outlot B, Timbercrest at Lakeville 4th Addition develops. Since the Developer is finalizing the bio-filtration system in the stormwater management basin, the Developer shall deed Outlot P to the City with the final plat. The basin will then be publically owned and maintained. The stormwater management basin may need to be dewatered to construct the private draintile system, in accordance with the National Pollution Discharge Elimination System General Stormwater Permit for construction activity permit. Drainage from all fueling areas will be directed to a privately owned and maintained oil/grit separator. The oil/grit separator is designed to meet the requirements of Section 11-37-3 of the Zoning Ordinance. TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 77 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. 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. RREETTAAIINNIINNGG WWAALLLLSS Development of Timbercrest at Lakeville 7th Addition includes the construction of privately owned and maintained modular block retaining walls. The walls are proposed to be between two and seven feet in height. The walls shall be constructed outside of the established drainage and utility easements. Retaining walls with a combined height greater than four feet shall be designed by a registered geotechnical or structural engineer and constructed in accordance with plans and specifications consistent with MnDOT requirements. A separate building permit from the City’s Building Official is required prior to the construction of the wall. The walls shall be inspected during construction and certified by the design engineer following construction. SSTTOORRMM SSEEWWEERR Development of Timbercrest at Lakeville 7th Addition includes the construction of a private storm sewer system. The privately-owned and maintained storm sewer will be located within Lot 1, Block 1, Timbercrest at Lakeville 7th Addition and will collect and convey stormwater runoff generated from within the development to the public storm sewer system. Public storm sewer catch basins and castings and the outlet control structure for the basin in Outlot P will be required to be adjusted in conjunction with the SuperAmerica site improvements. A $5,000 security shall be submitted with the final plat to ensure the public storm sewer is re-constructed in accordance with the City’s standard specifications for construction. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel. As stipulated in the Development Contract and Planned Unit Development Provisions for Timbercrest at Lakeville, the City agrees to waive the Trunk Storm Sewer Area Charge for all future phases of the Timbercrest at Lakeville commercial development as compensation for the land dedication and conveyance of outlots to the City. TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 88 Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS Timbercrest at Lakeville 7th 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 No wetlands have been identified in this development. TTRREEEE PPRREESSEERRVVAATTIIOONN No trees will be removed with the plat. The site was mass graded with the Timbercrest at Lakeville Development and the remaining trees are located in the conservation easement along the east side of the plat. A $1000 security will be held for the trees in the conservation easement. EERROOSSIIOONN CCOONNTTRROOLL An erosion control plan has been submitted and includes the following: • One rock construction entrances. • 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 additional erosion control measures deemed necessary during construction by City staff or the Dakota County Soil and Water District. TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 99 SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Timbercrest at Lakeville 7th Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on December 29, 2014. CONSTRUCTION COSTS Sanitary Sewer $ 23,405.00 Watermain 19,090.00 Erosion Control, Stormwater Basins, Restoration, Grading and Grading Certification 20,000.00 SUBTOTAL - CONSTRUCTION COSTS $ 62,495.00 OTHER COSTS Developer’s Design (6.0%) $ 3,749.70 Developer’s Construction Survey (2.5%) 1,562.38 City’s Legal Expense (0.5%) 312.48 City Construction Observation (7.0%) 4,374.65 Developer’s Record Drawing (0.5%) 312.48 Public Storm Sewer Adjustments 5,000.00 Pedestrian Curb Ramps at Driveway 5,000.00 Tree Preservation 1,000.00 Landscaping 29,365.00 Lot Corners/Iron Monuments 200.00 SUBTOTAL - OTHER COSTS $50,876.69 TOTAL PROJECT SECURITY $ 113,371.69 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 $200.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for one-year of streetlight operating expenses for Lot 1, Block 1, Timbercrest at Lakeville 7th Addition shall be paid with the final plat. The cash fee is calculated as follows: 357.26 f.f. x $0.2277/f.f./qtr. x 4 qtrs. = $325.39 Orchard Trail Frontage Streetlight Operating Fee Total TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 1100 A cash fee for one-year of surface water management expenses for Lot 1, Block 1 shall be paid with the final plat and is calculated as follows: 2.00 acres X 4.2 REU x $7.00/unit/qtr. x 4 qtrs. = $235.20 Area of Lot 1, Block 1 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: 2 x $75.00/unit = $150.00 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 $1,574.85. CASH REQUIREMENTS Park Dedication Fee $ 15,386.00 Future Street Upgrade Fee -185th Street 40,220.80 Assessment #1105 and 2015 Real Estate Taxes 60,235.96 Streetlight Operating Fee 325.39 Surface Water Management Fee 235.20 City Base Map Updating Fee 150.00 City Engineering Administration (3.00%) 1,574.85 TOTAL CASH REQUIREMENTS $118,428.20 CREDITS TO THE CASH REQUIREMENTS *Orchard Trail Sidewalk (Pavement Management Fund) $ 9,800.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 9,800.00 TOTAL CASH REQUIREMENTS $108,728.20 **TThhee ccrreeddiitt ttoo tthhee DDeevveellooppeerr iiss aa pprreelliimmiinnaarryy eessttiimmaattee,, bbaasseedd oonn tthhee eennggiinneeeerr’’ss eessttiimmaatteedd ccoosstt ffoorr ccoonnssttrruuccttiioonn.. TThhee ccaasshh rreeiimmbbuurrsseemmeenntt wwiillll bbee ffiinnaalliizzeedd wwhheenn tthhee ccoonnttrraaccttoorrss bbiidd ffoorr tthhee ssiiddeewwaallkk iiss ssuubbmmiitttteedd ttoo tthhee CCiittyy ffoorr rreevviieeww.. TTIIMMBBEERRCCRREESSTT AATT LLAAKKEEVVIILLLLEE 77TTHH AADDDDIITTIIOONN PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLL AATT JJAANNUUAARRYY 1166,, 22001155 RREEVVIISSEEDD AAPPRRIILL 99,, 22001155 PPAAGGEE 1111 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Timbercrest at Lakeville 7th Addition preliminary and final plat, grading plan, utility plan, erosion control plan, tree preservation plan, and site plan subject to the requirements and stipulations of this report.