Loading...
HomeMy WebLinkAboutItem 06.l May 14, 2015 Item No.________ CEDAR LANDING 2ND ADDITION FINAL PLAT MAY 18, 2015 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve the final plat of Cedar Landing 2nd Addition. Passage of this motion will allow the development of 33 single family lots and 24 detached townhome units. Overview Ryland Homes representatives have submitted final plat plans for Cedar Landing 2nd Addition, which includes 33 single family lots, 24 detached townhome unit lots, three common area (HOA) lots, and three outlots on 31.89 acres of land located north of 210th Street between Cedar Avenue (CSAH 23) and Hamburg Avenue. The Cedar Landing preliminary plat of 98 single family lots and 45 detached townhome lots was approved by the City Council on June 2, 2014. The Cedar Landing first phase final plat of 37 single family lots and 21 detached townhome lots was approved by the City Council on August 18, 2014. One phase of 28 single family lots will remain to be final platted. The Cedar Landing 2nd Addition final plat is consistent with the approved preliminary plat. Primary Issues to Consider None Supporting Information • Resolution approving the final plat • Signed development contract, warranty deed, and temporary easement • May 8, 2015 planning and engineering reports ___________________________ Daryl Morey, Planning Director Financial Impact: $________________ Budgeted: Y/N ____ Source: ____________________________ Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances_________________________ Community Values: A Home for All Ages and Stages of Life____________________________________ (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE FINAL PLAT OF CEDAR LANDING 2ND ADDITION WHEREAS, the owner of the plat described as Cedar Landing 2nd Addition has requested final plat approval; and WHEREAS, the Cedar Landing preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee and approved by the City Council; and WHEREAS, the final plat is consistent with the approved preliminary plat; and WHEREAS, the final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The final plat of Cedar Landing 2nd Addition is hereby approved subject to the development contract and security requirements. 2. The Mayor and City Clerk are hereby directed to sign the development contract and final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. DATED this 18th day of May 2015. CITY OF LAKEVILLE BY: _____________________ Matt Little, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 18th day of May 2015, as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) City of Lakeville Planning Department Memorandum To: Mayor and City Council From: Daryl Morey, Planning Director Date: May 8, 2015 Subject: Cedar Landing 2nd Addition Final Plat INTRODUCTION Ryland Homes representatives have submitted a final plat application and plans for Cedar Landing 2nd Addition, which consists of 33 single family lots, 24 detached townhome lots, three common area (HOA) lots, and three outlots on 31.89 acres of land located north of 210th Street, west of Cedar Avenue (CSAH 23), and east of Hamburg Avenue (Exhibit A). This is the second development phase of the Cedar Landing preliminary plat of 98 single family lots and 45 detached townhome units approved by the City Council on June 2, 2014. The Cedar Landing first phase final plat of 37 single family lots and 21 detached townhome lots was approved by the City Council on August 18, 2014. One phase of 28 single family lots will remain to be final platted. The subject property is zoned RST-2, Single and Two Family Residential District. Single family homes and detached townhomes are permitted uses within the RST-2 District. The Cedar Landing 2nd Addition final plat is consistent with the approved preliminary plat. The Cedar Landing 2nd Addition final plat plans have been distributed to Engineering and Parks and Recreation staff for review and comment. EXHIBITS Exhibit A – Aerial Location Map Exhibit B – Approved Preliminary Plat Exhibit C – Final Plat (3 pages) Exhibit D – Civil Plan Cover Sheet Exhibit E – Dakota County Plat Commission Letter Cedar Landing 2nd Addition Final Plat May 18, 2015 City Council Meeting PLANNING ANALYSIS Existing Conditions. The subject property was mass grading following City Council approval of the preliminary plat. Single family homes and detached townhomes are being constructed in the first development phase. Density. The Cedar Landing 2nd Addition final plat proposes 57 dwelling units on 22.13 acres, excluding the future development phase in Outlot B, resulting in a gross density of 2.58 dwelling units/acre. The net density, excluding all three outlots, is 3.15 dwelling units/acre. Single Family Lots. The Cedar Landing final plat consists of 33 single family lots and 24 detached townhome lots. The RST-2 District lot requirements for the 37 single family lots are as follows: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) 8,400 s.f. 10,200 s.f. 70 feet 85 feet All 37 single family lots in the final plat meet the lot area and width requirements of the RS-4 District. In addition, a maximum building coverage of 40% is allowed in the RS-4 District. Single Family Setbacks. The RST-2 District single family building setback requirements are as follows: Front Side (Interior) Side (Corner) Rear 20 feet (house) 25 feet (garage) 7 feet 20 feet 30 feet (house) 20 feet (deck) Proposed house pads are shown on the grading and drainage plan and comply with the building setback requirements. Decks with a height greater than 30 inches above grade must be set back 20 feet from the rear lot line. A 10 foot rear yard setback is allowed under Section 11-17-11.A.2.b of the Zoning Ordinance for decks that are 30 inches or less above grade. Detached Townhome Setbacks. The RST-2 District detached townhome building setback requirements are as follows: Base Lot 30 feet ROW 30 feet Between Bldgs. 20 feet Cedar Ave. 50 feet 2 Cedar Landing 2nd Addition Final Plat May 18, 2015 City Council Meeting Proposed detached townhome building pads are shown on the grading and drainage plan and comply with the building setback requirements. The detached townhome unit lots have sufficient area to accommodate decks or three season porches. Detached Townhome Design and Construction Standards. The detached townhomes must meet the RST-2 District design and construction standards of Section 11-57-19 of the Zoning Ordinance. Outlots. The Cedar Landing final plat proposes three outlots as follows: Outlot A: Stormwater management basin (3.27 acres). Will be deeded to the City. Outlot B: Future development phase (9.76 acres). Will be retained by the developer. Outlot C: Stormwater management basin (0.79 acres). Will be deeded to the City. The developer will receive a $5,500/acre credit to the trunk storm sewer area charge for deeding Outlots A and C to the City. Streets. The Cedar Landing final plat is located adjacent to Cedar Avenue (CSAH 23), Hamburg Avenue, and 210th Street. Cedar Avenue (CSAH 23) is designated as a minor arterial in the City’s Transportation Plan. Cedar Avenue is a four-lane divided urban roadway adjacent to the final plat. There is a trail on the west side of Cedar Avenue adjacent to Cedar Landing. No additional right-of-way dedication or street improvements are required for Cedar Avenue. Because the final plat abuts Cedar Avenue, it was reviewed by the Dakota County Plat Commission at their April 6, 2015 meeting. The Plat Commission approved the final plat. Hamburg Avenue is designated as a minor collector in the City’s Transportation Plan. Forty (40) feet of east half right-of-way for Hamburg Avenue was dedicated with the Cedar Landing first phase final plat in compliance with Subdivision Ordinance requirements. A cash escrow for the future upgrade of Hamburg Avenue to an urban section, including a trail on the east side, must be submitted with the Cedar Landing 2nd Addition final plat as described in the May 8, 2015 engineering report. 210th Street is designated as a local street in the City’s Transportation Plan but it will function more like a minor collector with the development of Cedar Landing and the future development/redevelopment of the properties to the south. Forty (40) feet of north half right-of-way for 210th Street was dedicated with the Cedar Landing first phase final plat consistent with a minor collector street. In addition, the developer upgraded the north side of 210th Street to an urban section, including a sidewalk on the north side, with the first phase final plat improvements. 3 Cedar Landing 2nd Addition Final Plat May 18, 2015 City Council Meeting The Cedar Landing 2nd Addition final plat proposes the construction of the following streets: Hartford Way is a local street that will provide access to Hamburg Avenue and will serve the single family area of the Cedar Landing development. The Hartford Way intersection with Hamburg Avenue aligns with existing Hartford Way to the west in the Village Creek subdivision. A 60 foot right-of-way width and 32 foot street width is identified for Hartford Way in compliance with Subdivision Ordinance requirements. Five (5) foot concrete sidewalks will be constructed by the developer on the both sides of Hartford Way between Hamburg Avenue and Guthrie Drive. Hartford Way terminates in a 423 foot long cul-de-sac east of Guthrie Drive. No sidewalks will be constructed along this segment of Hartford Way. The cul-de-sac length meets Subdivision Ordinance requirements. Guthrie Drive is a local street that will serve the single family area of Cedar Landing. Guthrie Drive will connect Hartford Way with Grommet Avenue in the first phase of development. A 60 foot right-of-way width and 32 foot street width is identified for Guthrie Drive in compliance with Subdivision Ordinance requirements. A five foot concrete sidewalk will be constructed by the developer on the southwest side. A street barricade must be installed at the north end of Guthrie Drive until it is extended to the north and east with the next phase of the Cedar Landing development. Glade Avenue is a local street that will be extended to the north from the first development phase and will be stubbed to the north plat line to serve the future development of the property to the north. Glade Avenue is located in the detached townhome area of Cedar Landing. A 60 foot right-of-way width and 32 foot street width is identified for Glade Avenue in compliance with Subdivision Ordinance requirements. A five foot concrete sidewalk will be constructed by the developer on the east side. A street barricade must be installed at the north end of Glade Avenue until it is extended with the future development of the property to the north. Goodhue Way is a local street that serves the detached townhome area of Cedar Landing. A 60 foot right-of-way width and 32 foot street width is identified for Goodhue Way in compliance with Subdivision Ordinance requirements. A five foot concrete sidewalk will be constructed by the developer on the northwest side. Landscaping. A landscape plan was approved with the Cedar Landing preliminary plat. The landscaping includes buffer yard screening adjacent to Cedar Avenue, landscaping between the detached townhomes and the single family lots, landscaping around the proposed stormwater ponds within Outlots A and C, and foundation plantings for the detached townhomes. A $61,000 security is required with the Cedar Landing 2nd Addition final plat to guarantee installation of the approved landscaping based on the estimate provided by the developer. 4 Cedar Landing 2nd Addition Final Plat May 18, 2015 City Council Meeting Subdivision Identification Sign. No subdivision identification signs are proposed with Cedar Landing 2nd Addition. Parks and Trails. The developer deeded a 3.36 acre outlot to the City with the first phase final plat for approximately half of a future neighborhood park consistent with the Parks, Trails and Open Space Plan. Additional park land will be deeded to the City for this neighborhood park when the property to the north of Cedar Landing is subdivided. The 3.36 acres being deeded to the City satisfies 46.67% of the land dedication requirement, or 66.74 lots of the 143 lots in the approved preliminary plat. The remainder of the park dedication requirement (76.26 lots) will be met with a cash contribution based upon the rates in effect at the time of final platting the subsequent development phase. For the Cedar Landing 2nd Addition final plat, the park dedication cash requirement totals $186,501 and is calculated as shown in the May 8, 2015 engineering report. Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utilities plans have been submitted for the Cedar Landing 2nd Addition final plat and the plans have been forwarded to engineering staff for review. Engineering staff recommends approval of the Cedar Landing 2nd Addition final plat subject to the comments listed in their May 8, 2015 report. Tree Preservation. There are no significant trees located within the Cedar Landing 2nd Addition final plat. Wetlands. There are no wetlands located within the Cedar Landing 2nd Addition final plat. RECOMMENDATION Planning Department staff recommends approval of the Cedar Landing 2nd Addition final plat subject to the following stipulations: 1. The recommendations listed in the May 8, 2015 engineering report. 2. The developer must contact the Lakeville Post Office to discuss mail receptacle locations within the development. 3. The detached townhomes must meet the RST-2 District design and construction standards of Section 11-57-19 of the Zoning Ordinance. 4. The detached townhome area of Cedar Landing 2nd Addition must be included in the homeowners association established with the first phase final plat. 5 Cedar Landing 2nd Addition Final Plat May 18, 2015 City Council Meeting 5. Outlots A and C shall be deeded to the City. 6. The developer must submit a cash escrow for the future upgrade of Hamburg Avenue to an urban section, including construction of an eight foot bituminous trail on the east side. 7. The developer must construct five (5) foot concrete sidewalks along Hartford Way, Guthrie Drive, Glade Avenue, and Goodhue Way as shown on the Cedar Landing 2nd Addition grading plan. 8. Street barricades must be installed by the developer at the north ends of Guthrie Drive and Glade Avenue. 9. Landscaping shall be installed consistent with the landscape plan approved with the preliminary plat. A $61,000 security is required with the final plat to guarantee installation of the approved landscaping. 6 City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Civil Engineer McKenzie L. Cafferty, Environmental Resources Manager Brett Altergott, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: May 8th, 2015 Subject: Cedar Landing 2nd Addition • Final Plat Review • Final Grading Plan Review • Final Utility Plan Review • Final Erosion Control Plan Review BBAACCKKGGRROOUUNNDD Ryland Homes has submitted a final plat named Cedar Landing 2nd Addition. This is the second phase of the Cedar Landing Preliminary Plat approved by the City Council on June 2, 2014. The proposed subdivision is located west of and adjacent to Cedar Avenue, east of and adjacent to Hamburg Avenue, and north of and adjacent to 210th Street. The parent parcels consist of Outlots A and C, Cedar Landing. The final plat consists of thirty-three (33) single-family lots and twenty-four (24) detached townhome units within five (5) blocks, three outlots, and three townhome common lots on 31.89 acres. The outlots created with the final plat shall have the following uses: Outlot A: Stormwater management basin, to be deeded to the City (3.27 acres) Outlot B: Future Single Family Development; to be retained by the Developer (9.76 acres) Outlot C: Stormwater management basin, to be deeded to the City (0.79 acres) CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 22 OOFF 1111 The proposed subdivision will be completed by: Developer: Ryland Homes Engineer/Surveyor: Pioneer Engineering, P.A. SSIITTEE CCOONNDDIITTIIOONNSS The Cedar Landing 2nd Addition site was mass graded following preliminary plat approval, beginning in June, 2014. A 100-foot wide gas pipeline easement (Per Doc. No. 1726151) currently exists on Outlot C, Cedar Landing, measured from the westerly Cedar Avenue right-of-way. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Hamburg Avenue Cedar Landing 2nd Addition is located east of and adjacent to Hamburg Avenue, a minor collector as identified in the City’s Transportation Plan. The City of Lakeville Transportation Plan identifies 40-foot ½ right-of-way needs along the entire length of the plat. The Developer previously dedicated the necessary right-of-way with the Cedar Landing final plat. Hamburg Avenue adjacent to Cedar Landing 2nd Addition is currently constructed as a rural roadway section on the east side. Hamburg Avenue is constructed on the west side as a rural section south of Hartford Way and an urban section north of Hartford Way. A portion of the cash fee for the future upgrade of Hamburg Avenue was collected with the Cedar Landing final plat. The remaining portion of the cash fee will be prorated for the number of lots final platted with Cedar Landing 2nd Addition. The fee will be based on the rate in effect at the time of final plat, and is calculated as follows: 1207.15 f.f. x 57/143 = 396.76 Front Footage of Preliminary Plat Along Hamburg Ave Portion of Lots in Cedar Landing 2nd Addition Front Footage Required With Cedar Landing 2nd Addition 396.76 x $107.00 / f.f. = $42,452.85 Front Footage Required With Cedar Landing 2nd Addition Future Upgrade Fee Total Required with Cedar Landing 2nd Addition The future upgrade fee of $42,452.85 must be paid in cash with the final plat. The balance of the future upgrade fee (28 lots) will be collected when Outlot B develops, at the rate in effect at the time of final plat approval. The City’s current Capital Improvement Plan programs the reconstruction and widening of Hamburg Avenue adjacent to the Cedar Landing development in 2016. 210th Street Cedar Landing 2nd Addition is located north of and adjacent to 210th Street, a local street as identified in the City’s Transportation Plan. The Developer widened 210th Street to a 40-foot CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 33 OOFF 1111 wide urban roadway with a 5-foot wide sidewalk along the north side with the phase one improvements. No additional improvements are required at this time. The Developer dedicated the necessary right of way with the Cedar Landing final plat. Cedar Avenue (CSAH 23) Cedar Landing 2nd Addition is located west of and adjacent to Cedar Avenue, a minor arterial County highway as identified in the City’s Transportation Plan. Cedar Avenue adjacent to Cedar Landing 2nd Addition is currently constructed as four-lane divided urban roadway in a 150-foot right-of-way section, with right and left turn lanes at the intersection with 210th Street. The right-of-way requirement for a minor arterial is 150 feet; no additional right-of-way is required. The Cedar Landing 2nd Addition final plat was reviewed and recommended for approval by the Dakota County Plat Commission at their April 6th, 2015 meeting. The Cedar Avenue Corridor Transitway study identifies the intersection of 210th Street and Cedar Avenue to be a restricted access in the future. An eight-foot wide bituminous trail exists along the west side of Cedar Avenue adjacent to Cedar Landing 2nd Addition. The Developer will be responsible for any improvements to Cedar Avenue as required by Dakota County, through the right-of-way permitting process. Hartford Way Development of Cedar Landing 2nd Addition includes the construction of Hartford Way, a local street that will provide access to Hamburg Avenue. Hartford Way is designed as a 32-foot wide, two-lane urban roadway with 5-foot wide concrete sidewalks on both sides of the street from Hamburg Avenue to Guthrie Drive. East of Guthrie Drive, Hartford Way is designed as 32- foot wide, two-lane urban roadway that terminates in a permanent cul-de-sac. Sidewalks are not required on this segment of Hartford Way. The Developer is dedicating 60-feet of right-of- way along the entire length of the street. The Developer proposes to leave the westerly 40-feet of Hartford Avenue as a rural section, in order to reduce the removal limits when the City reconstructs Hamburg Avenue. This section of Hartford Way will be reconstructed as an urban roadway when Hamburg Avenue is reconstructed. The Developer shall provide a $10,000 cash escrow for the future reconstruction of Hartford Way with the final plat. Guthrie Drive and Glade Avenue The development of Cedar Landing 2nd Addition includes the construction and extension of Guthrie Drive and Glade Avenue, both local streets. The local streets are designed as 32-foot wide, two-lane urban roadways with a 5-foot wide concrete sidewalk along one side of the street. A “Future Street Extension” sign and barricades must be placed at the end of streets until they are extended in the future. The Developer is dedicating 60-feet of right-of-way. Goodhue Way The development of Cedar Landing 2nd Addition includes the construction and extension of Goodhue Way, a local street. Goodhue Way is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along one side of the street. The Developer CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 44 OOFF 1111 shall remove the existing temporary cul-de-sac and restore the right-of-way to extend the roadway. The Developer is dedicating 60-feet of right-of-way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be at 210th Street via Cedar Avenue or Hamburg Avenue via 210th Street or Lakeville Boulevard. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS 46.67% (66.74 of 143 lots) of the Park Dedication requirement was satisfied with the Cedar Landing final plat, through land dedication for a future City park. The remainder of the Park Dedication requirement will be satisfied through a cash contribution. The Park Dedication requirement for Cedar Landing 2nd Addition is calculated as follows: 57 lots x $3,781.00 = $215,517.00 Lots in Cedar Landing 2nd Addition Park Dedication Fee Park Dedication Requirement The remaining balance of the Park Dedication Fee will be collected as a cash contribution on the remaining 19.26 lots (143 lots – 66.74 lots – 57 lots) as they are final platted in future phases, at the rate in effect at the time of final plat approval. The Parks, Trails and Open Space Plan also identifies an 8-foot wide trail on the east side of Hamburg Avenue. The Developer shall submit a cash escrow for 5/8ths of the future trail construction cost. A portion of the cash escrow was previously collected with the Cedar Landing final plat. The remaining portion of the cash escrow will be prorated for the number of lots final platted with Cedar Landing 2nd Addition. The cash escrow, based on an estimate provided by the Developer’s engineer, shall be submitted with the final plat and is calculated as follows: $15,035.41 x 5/8 = $9,397.13 Future Trail Construction Cost (excluding grading and restoration) Developer’s Cost Share Total $9,397.13 x 57/143 = $3,745.71 Future Trail Construction Escrow required for the Cedar Landing Preliminary Plat. Lots in Cedar Landing 2nd Addition Total Required with Cedar Landing 2nd Addition The balance of the future trail construction escrow (28 lots) will be collected when Outlot B develops. Development of Cedar Landing 2nd Addition includes the construction of public concrete sidewalks. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along the local streets as described in the Street and Subdivision Layout section of this report. CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 55 OOFF 1111 UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Cedar Landing 2nd Addition is located within subdistricts SC-10600, SC-10045, and SC-10010 of the South 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 Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. Development of Cedar Landing 2nd Addition includes the extension of sanitary sewer. 8-inch sanitary sewer will be extended within the subdivision from an existing stub along Hamburg Avenue and previously constructed sewer in phase one to provide sanitary sewer service to the development. A portion of the Lateral Sanitary Sewer Access Charge was collected with the Cedar Landing final plat for the sanitary sewer within 210th Street right-of-way. The remaining portion of the Lateral Sanitary Sewer Access Charge will be prorated for the number of lots final platted with Cedar Landing 2nd Addition. The Lateral Sanitary Sewer Access Charge is based on the total frontage of the preliminary plat adjacent to 210th Street. Front Footage Along 210th Street 2436.33 f.f. The charge is based on the rate in effect at the time of final plat approval and is calculated as follows: 2436 .33 f.f. x 57/143 = 971.12 Front Footage along 210th Street Portion of Lots in Cedar Landing 2nd Addition Front Footage required with Cedar Landing 2nd Addition 971.12 x $41.50 = $40,301.48 Front Footage required with Cedar Landing 2nd Addition Lateral Sanitary Sewer Access Charge Total Required with Cedar Landing 2nd Addition The Lateral Sanitary Sewer Access Charge of $40,301.48 must be paid in cash with the final plat. The balance of the Lateral Sanitary Sewer Access Charge (28 lots) will be collected when Outlot B develops, at the rate in effect at the time of final plat. The Sanitary Sewer Availability Charge is due for the parent parcels and is based on the rate in effect at the time of final plat and is calculated as follows: 57 units x $327.00 = $18,639.00 Total Dwelling Units In Cedar Landing 2nd Addition Sanitary Sewer Availability Charge Per Unit Total Sanitary Sewer Availability Charge The Sanitary Sewer Availability Charge of $18,639.00 must be paid in cash with the final plat. WWAATTEERRMMAAIINN Development of Cedar Landing 2nd Addition includes the extension of watermain. 8-inch watermain will be extended within the subdivision from an existing stub along Hamburg CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 66 OOFF 1111 Avenue and watermain constructed in phase one to provide water service to the subdivision. The City’s Comprehensive Water Plan does not identify any trunk watermain improvements within the proposed plat. A portion of the Lateral Watermain Access Charge was collected with the Cedar Landing final plat for the watermain within 210th Street right-of-way. The remaining portion of the Lateral Watermain Access Charge will be prorated for the number of lots final platted with Cedar Landing 2nd Addition. The Lateral Watermain Access Charge is based on the total frontage of the preliminary plat adjacent to 210th Street. Front Footage along 210th Street 2436.33 f.f. The charge is based on the rate in effect at the time of final plat approval and is calculated as follows: 2436.33 f.f. x 57/143 = 971.12 Front Footage along 210th Street Portion of Lots in Cedar Landing 2nd Addition Front Footage required with Cedar Landing 2nd Addition 971.12 x $41.00 = $39,815.92 Front Footage required with Cedar Landing 2nd Addition Lateral Watermain Access Charge Total Required with Cedar Landing 2nd Addition The Lateral Watermain Access Charge of $39,815.92 must be paid in cash with the final plat. The balance of the Lateral Watermain Access Charge (28 lots) will be collected when Outlot B develops, at the rate in effect at the time of final plat approval. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS There are no overhead utility lines on or adjacent to the parent parcels. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Cedar Landing 2nd Addition is located within subdistricts SC-45, SC-73, and SC-69 of the South Creek drainage district as identified in the City’s Water Resources Management Plan. The Developer mass graded the entire area of the Cedar Landing preliminary plat following City Council approval of the preliminary plat. Development of Cedar Landing 2nd Addition includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The stormwater management basins will be located within Outlots A and C, and an infiltration basin will be located in Outlot A. Outlots A and C will be deeded to the City with the final plat. The stormwater management design is consistent with City requirements. CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 77 OOFF 1111 The infiltration basin is designed to infiltrate 1½-inches of runoff from all newly created impervious surface areas within 72 hours, therefore reducing the thermal impacts of the new impervious surface. The Developer shall remove the clay layer within five feet of the bottom of the infiltration basin, and replace with select granular material, consistent with the approved stormwater management plan. The infiltration basin is consistent with the requirements of the City’s South Creek Management Plan. The majority of runoff generated from within the site will collect via storm sewer and be conveyed to the infiltration basin located within Outlot A. Pre-treatment will be obtained via wet sedimentation basins before outletting to the infiltration basin. Runoff from the stormwater management basins will be treated, and ultimately released into the North Branch of the South Creek via a culvert under Lakeville Boulevard. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a geotechnical evaluation and an as-built certified grading plan have been submitted and approved by City staff. The Cedar Landing 2nd Addition site contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity from the Minnesota Pollution Control Agency has been obtained for the entire area of the Cedar Landing preliminary plat. SSTTOORRMM SSEEWWEERR Development of Cedar Landing 2nd Addition includes the construction of public storm sewer systems. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basins located within Outlots A and C. Draintile construction is required in areas of non-granular soils within Cedar Landing 2nd Addition for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge is due for Cedar Landing 2nd Addition, and shall be paid in cash with the final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Trunk Storm Sewer Area Charge Area Block 1 Area 239,519.00 s.f. Block 2 Area (+) 115,545.00 s.f. Block 3 Area (+) 66,813.00 s.f. Block 4 Area (+) 66,271.00 s.f. CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 88 OOFF 1111 Block 5 Area (+) 131,868.00 s.f. Local Street Right-of-Way (+) 167,091.00 s.f. Total = 787,107.00 s.f. 787,107.00 s.f. x $0.178/s.f. = $140,105.04 Net Area of Cedar Landing 2nd Addition Area Charge Total Trunk Storm Sewer Area Charge The remainder of the Trunk Storm Sewer Area Charge will be collected at the time Outlot B is developed, at the rate in effect at the time of final plat approval. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A and C to the City, consistent with City policy. The credit is based on the area of the outlots and is calculated at the rate of $5,500.00 per acre, and will be applied to the Cedar Landing 2nd Addition final plat cash fees. The credit is calculated as follows: 4.06 acres x $5,500/acre = $22,330.00 Total Area of Outlots A and C Per Acre Credit Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS Cedar Avenue is a minor arterial as identified in the City’s Transportation Plan. A buffer yard containing a combination of earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to Cedar Avenue. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. FEMA FLOODPLAIN ANALYSIS Cedar Landing 2nd 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 The property is mainly an agricultural field with a home site and miscellaneous buildings. The wetland delineation for the site was conducted on September 10, 2013. The site was reviewed by the Authorized Agent, Kelly Kunst of Westwood Professional Services to determine delineated boundaries if any. No wetlands were identified within the project boundaries. The Notice of Application was sent out 9/30/2013. No comments were received during the comment period. After review of the report and site visit, it has been determined that the delineated boundaries, as presented in the previously distributed wetland delineation report dated CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 99 OOFF 1111 9/20/2013, are accurate and acceptable for use in implementing the Wetland Conservation Act. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree and landscape plan was submitted with the Cedar Landing preliminary plat. The plan identified 67 trees around the old home site. All trees on the site have been removed during the grading of the site. EERROOSSIIOONN CCOONNTTRROOLL The erosion control plan was reviewed and includes the following: • A gravel construction entrances is shown on the plan sheets, and included in the erosion control notes. • A seed/mulch specification that meets City requirements. • All 3:1 slopes will be seeded and stabilized with fiber blanket. • Stormwater treatment areas will be graded first. • Silt fence will be installed to protect offsite areas from sediment transport. • Installation of erosion control at street curbs after utilities are installed. • Streets must be cleared of debris at the end of each day. • Pond Maintenance: A maintenance schedule for the first 2 years must be included in the plans. This must include mowing 2 to 3 times, 30 days apart during the first year with the mower deck set about 6-8 inches off the ground. The second year, the pond areas must be mowed once before weeds set their seeds. This will reduce weed establishment, and help stimulate the desirable vegetation. This will cut down on maintenance in the long-term. • Inlet protection is identified on the plans. • Temporary checks and erosion control blanket are shown in swales and ditches. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. The site discharges to South Creek (trout stream) that is identified as a Special Waters under the MPCA construction permit. The developer is responsible meeting the requirements outlined in the MPCA Construction Permit. 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 Cedar Landing 2nd Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on March 9, 2015. CONSTRUCTION COSTS Sanitary Sewer $ 198,513.35 Watermain 210,685.60 Storm Sewer 288,962.00 CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 1100 OOFF 1111 Street Construction 532,496.00 SUBTOTAL - CONSTRUCTION COSTS $ 1,230,656.95 The Developer provided the security for Erosion Control, Stormwater and Infiltration Basins, Restoration, Grading and Grading Certification in the form of a Letter of Credit in the amount of $180,000 to grade following City Council approval of the preliminary plat. OTHER COSTS Developer’s Design (6.0%) $ 73,839.42 Developer’s Construction Survey (2.5%) 30,766.42 City’s Legal Expense (0.5%) 6,153.28 City Construction Observation (7.0%) 86,145.99 Developer’s Record Drawing (0.5%) 6,153.28 Landscaping 61,000.00 Street Lights 11,100.00 Lot Corners/Iron Monuments 6,300.00 SUBTOTAL - OTHER COSTS $281,458.39 TOTAL PROJECT SECURITY $ 1,512,115.34 The street light security totals $11,100 which consists of one mast-arm street light at $1,500 and eight post-top street lights at $1,200 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 $6,300.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for traffic control signs is due with Cedar Landing 2nd Addition. Street signing consists of three stop signs with street blades at $400.00 each, one stop sign with no outlet blades at $300.00, two future thru street signs at $75.00 each, one 30 mph sign at $225.00, and six 9-button delineator signs at $100.00 each, for a total of $2,475.00 . If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 57 units x $8.14/unit/qtr. x 4 qtrs. = $1,855.92 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of surface water management expenses shall be paid at the time of final plat approval and is calculated as follows: CCEEDDAARR LLAANNDDIINNGG 22NNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT MMAAYY 88TTHH,, 22001155 PPAAGGEE 1111 OOFF 1111 57 units x $7.00/unit/qtr. x 4 qtrs. = $1,596.00 Dwelling Units Surface Water Management Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 63 units x $75.00/unit = $4,725.00 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 $36,919.71. CASH REQUIREMENTS Park Dedication Fee $ 215,517.00 Future Upgrade of Hamburg Avenue 42,452.85 Hamburg Avenue Future Trail Improvements North of 210th Street 3,745.71 Future Extension of Hartford Way 10,000.00 Lateral Sanitary Sewer Access Charge 40,301.48 Sanitary Sewer Availability Charge 18,639.00 Lateral Watermain Access Charge 39,815.92 Trunk Storm Sewer Area Charge 140,105.04 Traffic Control Signs 2,475.00 Streetlight Operating Fee 1,855.92 Surface Water Management Fee 1,596.00 City Base Map Updating Fee 4,725.00 City Engineering Administration (3.00%) 36,919.71 SUBTOTAL - CASH REQUIREMENTS $558,148.63 CREDITS TO THE CASH REQUIREMENTS Outlots A and C (Deeded to the City) (Trunk Storm Sewer) $ 22,330.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 22,330.00 TOTAL CASH REQUIREMENTS $535,818.63 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Cedar Landing 2nd Addition final plat, grading plan, and utility plan subject to the requirements and stipulations within this report.