Loading...
HomeMy WebLinkAboutItem 06 MEMORANDUM TO: Daryl Morey FROM: Daniel Licht, AICP DATE: 3 September 2015 RE: Lakeville – SBF; 15th Addition TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted plans for Spirit of Brandtjen Farm 15th Addition. The application involves platting a portion of Spirit of Brandtjen Farm located east of Eagleview Drive and north of 167th Street with 93 single family lots and seven outlots. The applications to be considered with the request include a PUD Development Stage Plan, Preliminary Plat and Easement Vacation. The developer has also submitted a first phase Final Plat of 62 single family lots. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. Exhibits: A. Site Location Map B. SBF PUD Master Site Plan C. Title Sheet D. Preliminary Plat (4 pages) E. Final Plat (4 pages) F. Grading and Drainage Plan (3 pages) 2 ANALYSIS Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the subject site for development of land uses based on the SBF Land Use Plan approved on 20 June 2005. The SBF Land Use Plan (Page 3.4 of the SBF PUD Booklet) designates the area to be preliminary platted for Low-Medium Density Residential land uses. Based on the maximum allowed development density the following calculation is made for the maximum number of potential dwelling units within the gross area of the preliminary plat less Diamond Path right-of-way and Outlot G (future development): Low-Med Density = 36.11ac. x 6du/ac. = 216du. The SBF Master Site Plan (Page 3.5 of the SBF PUD Booklet) illustrates development of single family detached lots in the area of SBF 15th Addition. The preliminary plat includes 93 single family lots on 28.6 net acres (excluding outlots and Diamond Path ROW) for a net density of 3.25 du/ac. consistent with the SBF Land Use Plan. The 93 lots within the proposed SBF 15th Addition will be deducted from the total of 2,109 dwelling units allowed for the entire SBF PUD District. Surrounding Land Use. The subject site is surrounded by the following land uses: Direction Land Use Plan Zoning Existing Use North Low/Medium Density Residential PUD Undeveloped East Medium Density Residential PUD Twinhomes South Low/Medium Density Residential PUD Single Family Farmstead Preservation Area West Low Density Residential Public Park/Greenway PUD Eagleview Drive Public/Private Open Space The proposed single family lots will be compatible with existing and planned uses in the area. MUSA. The majority of the subject site is within the current MUSA. Lots 5-18, Block 9 is north of the section line dividing the MUSA and MUSA Expansion Area A. Extension of sanitary sewer and water utilities to include that portion of the subject site will be accomplished with gravity services and is consistent with the 2010 MUSA Expansion Area A Serviceability Plan. Lot Requirements. The single family lots are proposed with a minimum 60 foot width consistent with the minimum lot requirement for cottage lots as set forth in Section 7 of the SBF PUD Booklet. Setbacks indicated on the preliminary plat are also consistent with those required for cottage lots and provide a usable building envelope. Development of these lots as cottage lots is acceptable given the SBF Land Use Plan designation for the subject site as Low- Medium Density Residential land uses. However, the lots within Blocks 1, 2, 3 and 4 are larger in width and lot area meeting the traditional lot, if not estate home lot, requirements. Requiring setbacks applicable to the traditional lot standards would ensure that the homes constructed upon the property are consistent with the intended scale and character of the other similarly sized lots to the west and consistent with the purpose of the PUD District. 3 Access. The proposed preliminary plat will extend Draft Horse Boulevard north of the current terminus at 167th Street and extend local streets east of Eagleview Drive. The proposed street connections provide a much-needed second permanent public street access to the southeast quadrant of SBF. The alignment of the streets is changed from the SBF Master Site Plan, which would have directed Draft Horse Boulevard northwest to intersect with Eagleview Drive. The developer engaged a transportation engineer to evaluate the traffic volumes and traffic disbursement of the proposed alignment of Draft Horse Boulevard along the perimeter of the east half of SBF before connecting with Eagleview Drive at 162nd Street. Their study projected that traffic volumes within the existing platted areas of SBF and the proposed SBF 15th Addition would be within acceptable ranges for the applicable street designations consistent with the Transportation Plan. The Dakota County Plat Commission, at their meeting on 24 August 2015, recommended that the next development phase to the north of SBF 15th Addition include a design for Draft Horse Boulevard North such that it has a continuous flow east-to-west from Eagleview Drive to the intersection with Diamond Path consistent with Dakota County’s CSAH 46/CSAH 31 interchange study. Under this design scenario, Draft Horse Boulevard South would form a “T” intersection with Draft Horse Boulevard North. This alignment requires that the Diamond Path/Draft Horse Boulevard North intersection will need to shift to the north due to the existing pond in this area of SBF. County staff would support this intersection being less than ¼ mile south of CSAH 46 provided it is at least 1000 feet south in order to provide adequate turn lanes. The preliminary plat includes dedication of right-of-way for future Diamond Path, but the grading plan does not include details for grading within the right-of-way for the future street or trail along the west side of the road. Additional discussion is also required with the developer at the time Outlot G is platted as to the timing of construction for Diamond Path (CSAH 33) to provide additional major collector street access to the eastern portion of SBF. Streets. Draft Horse Boulevard within the 15th Addition has a 60 foot right-of-way and 28 foot wide street section with bump out parking stalls on one side consistent with street SC.3 within the SBF PUD Booklet and existing sections of the roadway to the south. 165th Street and Duluth Trail, which extend east from Eagleview Drive through the preliminary plat to intersect Draft Horse Boulevard, are designed with a 52 foot right-of-way and 28 foot wide street section. The proposed street section is consistent with an alternate version of street SC.3 within the SBF PUD Booklet and appropriate for the proposed preliminary plat. All street section plans are subject to review and approval of the City Engineer. The streets must be posted “No Parking” along one side. Pedestrian Access. The submitted plans indicate that five foot wide concrete sidewalk will be constructed on both sides of the streets within SBF 15th Addition consistent with the street SC.3 design within the SBF PUD Booklet. A publicly accessible / privately maintained trail is provided within Outlot B between Duluth Trail and the trails circulating Brandtjen Lake consistent with the SBF Master Site Plan. 4 Open Space. The Park, Open Space, Trail and Sidewalk System included as page 5.3 of the SBF PUD Booklet identified two publicly accessible/privately maintained park-greens within the area of SBF 15th Addition. These park-greens were to be the visual and physical focus of individual areas within the overall SBF development as described on page 5.5 of the SBF PUD booklet. The proposed preliminary plat provides 6.5 acres of open space at the center of Blocks 3, 4, 5 and 8 at the rear of the abutting lots with multiple access corridors to Draft Horse Boulevard, 165th Street and Duluth Trail. The grading plan indicates that four separate berms will be developed within the area of Outlot E to provide variation in the topography. The developer must submit a landscape plan for Outlot E; City staff recommends dense plantings of trees throughout the area to establish a canopy and increase privacy of the rear yards. Landscape Plan. No landscape plan has been submitted. A landscape plan for the interior street boulevards and Outlots A, C, D, E and F must be submitted prior to Planning Commission review of the preliminary plat. Grading Plan. The submitted plans included grading, drainage and erosion control plans. Outlot C includes the slope of a storm water basin to the south and will be required to be deeded to the City. All grading plans are subject to review and approval by the City Engineer. Utility Plan. The developer has submitted a utility plan for extension of sanitary sewer and water utilities to the proposed lots. All utility issues are subject to review and approval of the City Engineer. Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of all of the single family lots as required by Section 10-4-4 of the Subdivision Ordinance. Drainage and utility easements are subject to review and approval of the City Engineer and must be revised per the comments in their memorandum. Easement Vacation. There are several existing public and private easements. Those public drainage and utility easements that no longer serve a public purpose based on the development plans for SBF 15th Addition or for which new drainage and utility easements are dedicated upon approval of the final plat are to be vacated. The drainage and utility easements to be vacated are:  A 10-foot wide drainage and utility easements on Outlot C, SBF Commercial 2nd Addition along Eagleview Drive, Draft Horse Boulevard, and 167th Street to be re-dedicated as permanent easement with the SBF 15th Addition final plat.  A 10-foot wide drainage and utility easement on Outlot F, SBF Commercial 2nd Addition along Eagleview Drive, which will be re-dedicated as a temporary easement with the SBF 15th Addition plat. 5 Park Dedication. No public park land will be dedicated to the City as part of SBF 15th Addition. Park dedication requirements will be met based on the formula established by the SBF Master PUD Development Agreement. Outlots. The PUD Development Stage Plan/preliminary plat and final plat includes seven outlots: Preliminary Plat Outlot Purpose Ownership Final Plat Outlot A Buffer yard abutting Eagleview Drive HOA A B Publicly Accessible/Privately Maintained Trail corridor HOA B C Stormwater basin Deed to City C D Publicly Accessible/Privately Maintained Open Space HOA D E Publicly Accessible/Privately Maintained Open Space HOA E F Publicly Accessible/Privately Maintained Open Space HOA NA G Future Phase Developer F, G Final Plat. The applicant has submitted a final plat for the proposed development consistent with the preliminary plat, which includes 62 single family lots, public right-of-way and seven outlots. The final plat is subject to applicable comments pertaining to the preliminary plat design and is subject to approval by the City Council. Development Contract. The applicant is required to enter into a development contract with the City for the public and private improvements, payment of applicable fees and posting of required securities. The development agreement will be drafted by the City Attorney and the applicant is required to execute the development agreement prior to City Council approval of the final plat. CONCLUSION The Spirit of Brandtjen Farm 15th Addition PUD Development Stage Plan, Preliminary Plat, Easement Vacation, and Final Plat are consistent with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and the approved SBF PUD. Our office recommends approval subject to the conditions outlined below: 1. SBF 15th Addition shall be developed consistent with the approved SBF Master Plan, the PUD booklet dated 20 June 2005 and the PUD Development Stage Plan/Preliminary Plat. 6 2. The lots within Blocks 1, 2, 3 and 4, SBF 15th Addition preliminary plat are subject to the requirements established for traditional lots; all other lots within SBF 15th Addition shall be subject to the requirements established for cottage lots: Min. Lot Width Setbacks Front Side Rear House Garage Door Garage Interior Corner House Garage Door Garage House Garage Cottage 60ft. 20ft. 25ft. 15ft. 7ft. 15ft 25ft 15ft 20ft. 10ft. Traditional 75ft. 20ft. 25ft. 15ft. 7ft. 15ft. 25ft. 15ft. 20ft. 10ft. 3. All street section plans are subject to review and approval of the City Engineer. 4. One side of Draft Horse Boulevard, 165th Street and Duluth Trail shall be designated as “No Parking”. 5. An agreement on the design and construction timing for Diamond Path (CSAH 33) shall occur between the Developer, City and Dakota County when a preliminary plat is submitted for Outlot G. 6. A landscape plan for the interior street boulevards and Outlots A, C, D, E and F must be submitted prior to Planning Commission review of the preliminary plat; the landscape plan for Outlot E shall provide for plantings of trees intended to establish a comprehensive canopy over the open space. 7. All grading, drainage and erosion control plans shall be subject to review and approval of the City Engineer. 8. All utility plans shall be subject to review and approval of the City Engineer. 9. All drainage and utility easements shall be subject to review and approval of the City Engineer. 10. Park dedication requirements shall be satisfied at the time of final plat approval as a cash fee in lieu of land based on the formula established by the SBF Master PUD Development Agreement subject to the recommendations of the Parks, Recreation and Natural Resources Committee. 11. Outlots A, B, D, E and F as identified on the preliminary plat shall be owned and maintained by the homeowners association and designated as publicly accessible/privately maintained open space. 12. Outlot C shall be deeded to the City with the final plat. 7 13. The final plat shall be revised consistent with the conditions applicable to the preliminary plat, subject to review and approval of City staff. 14. The developer shall execute a development agreement with the City prior to City Council approval of the final plat, subject to review and approval of the City Engineer c. Justin Miller, City Administrator Zachary Johnson, City Engineer Brett Altergott, Parks and Recreation Director Roger Knutson, City Attorney City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Project 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: September 2, 2015 Subject: Spirit of Brandtjen Farm 15th Addition • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review BBAACCKKGGRROOUUNNDD SBF Development Corporation has submitted a preliminary plat named Spirit of Brandtjen Farm 15th Addition. The proposed subdivision is located north of 167th Street, east of and adjacent to Eagleview Drive and west and adjacent to the future extension of Diamond Path (CSAH 33). The parcel parcels consist of Outlots C and F, Spirit of Brandtjen Farm Commercial 2nd Addition (PID Nos. 222020500020 and 227130000107), and a portion of Outlot HH, Spirit of Brandtjen Farm (PID No. 227130000143) and are zoned PUD, Planned Unit Development. The preliminary plat consists of ninety-three (93) single family lots within nine (9) blocks, and seven (7) outlots on 92.84 acres. The Developer is dedicating 1.38 acres as Diamond Path right-of-way. The outlots created with the preliminary plat shall have the following use: Outlot A: Landscaping Buffer; to be retained by the Developer (0.19 acres) Outlot B: Public Utilities and Trail; to be retained by the Developer (0.07 acres) Outlot C: Existing Stormwater Management Basin; to be deeded to the City (0.30 acres) Outlot D: Open Space and Landscaping; to be retained by the Developer (0.22 acres) Outlot E: Open Space and Landscaping; to be retained by the Developer (6.51 acres) SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1155TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 22,, 22001155 PPAAGGEE 22 OOFF 77 Outlot F: Open Space and Public Utility Easement; to be retained by the Developer (0.23 acres) Outlot G: Future Development; to be retained by the Developer (55.36 acres) The proposed development will be completed by: Developer: SBF Development Corporation Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS A portion of the Spirit of Brandtjen Farm 15th Addition site was previously mass graded with the Diamonte at Spirit of Brandtjen Farm development improvements. Trunk sanitary sewer was constructed within the site to provide utility service for the Diamonte at Spirit of Brandtjen Farm townhome plat. The remainder of the site (all of Outlot G) was previously used for a gravel processing operation, which is in the process of being removed. All site encroachments, with the exception of those on Outlot G, shall be removed with the final plat. A security will be required with the final plat to ensure that this work is completed. EEAASSEEMMEENNTTSS The parent parcels contain existing public and private easements. The following public easements shall be vacated with the final plat: • 10-foot wide drainage and utility easements on Outlot C, Spirit of Brandtjen Farm Commercial 2nd Addition along Eagleview Drive, Draft Horse Boulevard, and 167th Street. These easements will be re-dedicated with the Spirit of Brandtjen Farm 15th Addition plat. • 10-foot wide drainage and utility easement on Outlot F, Spirit of Brandtjen Farm Commercial 2nd Addition along Eagleview Drive. The easement will be re-dedicated as a temporary easement with the Spirit of Brandtjen Farm 15th Addition plat. The following easements will remain: • 20-foot wide public right-of-way, drainage, and utility easement per Document No. 1656358. • 35-foot wide Metropolitan Council Sanitary Sewer Easement per Document No. 1292581. • Williams Brothers pipeline easement per book 80 of miscellaneous records page 186 and amended by Document No. 545492. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Diamond Path (CSAH 33) Spirit of Brandtjen Farm 15th Addition is located west of and adjacent to Diamond Path, a future major collector roadway as identified in the City’s Transportation Plan. The current Dakota County Plat Review Needs Map identifies Diamond Path as a future four-lane undivided County State Aid Highway with a ½ right-of-way requirement of 60 feet. The SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1155TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 22,, 22001155 PPAAGGEE 33 OOFF 77 Developer is dedicating right-of-way as shown on the preliminary plat. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at their August 24, 2015 meeting. The construction of Diamond Path is not identified in the City’s or County’s current Capital Improvement Plans. At the time a preliminary plat is submitted for Outlot G, the Developer and City and County staff will meet to discuss the construction timing and design for Diamond Path. Draft Horse Boulevard Development of Spirit of Brandtjen Farm 15th Addition includes the construction of Draft Horse Boulevard, a local roadway. Draft Horse Boulevard will be constructed and extended from its existing terminus at the intersection with 167th Street. Draft Horse Boulevard is designed as a 28-foot wide urban roadway with a 5-foot wide concrete sidewalk along both sides of the street. The Developer is dedicating 60-feet of right-of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. A “Future Street Extension” sign and barricades must be placed at the north end of Draft Horse Boulevard until it is extended in the future. 165th Street Development of Spirit of Brandtjen Farm 15th Addition includes the construction of 165th Street, a local roadway. 165th Street is designed as a 28-foot wide urban roadway with a 5-foot wide concrete sidewalk along both sides of the street. 165th Street will connect Eagleview Drive with Draft Horse Boulevard. The Developer is dedicating 60-feet of right-of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Duluth Trail Development of Spirit of Brandtjen Farm 15th Addition includes the construction of Duluth Trail, a local roadway. Duluth Trail is designed as a 28-foot wide urban roadway with a 5-foot wide concrete sidewalk along both sides of the street. The Developer is dedicating 60-feet of right-of-way. A “Future Street Extension” sign and barricades must be placed at the north end of Duluth Trail until it is extended in the future. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from a rock construction entrance on 165th Street, via Eagleview Drive. No construction access shall be allowed from Draft Horse Boulevard south of the development. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcels and will be satisfied through a cash contribution that shall be paid with the final plat. The Park Dedication Fee will be based upon the rate established in the Spirit of Brandtjen Farm Master Planned Unit Development Agreement. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1155TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 22,, 22001155 PPAAGGEE 44 OOFF 77 Development of Spirit of Brandtjen Farm 15th Addition includes the construction of public sidewalks and a privately owned and publicly accessible trail. A maintenance agreement will be required with the final plat for the privately maintained trails. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along both sides of all local streets. A bituminous trail will be constructed within Outlot B, connecting the sidewalk along Duluth Trail to the existing trail network constructed with previous phases of Spirit of Brandtjen Farm. The current City’s Parks Trails, and Open Space Plan identifies a greenway corridor in the area of the preliminary plat. Trails within previous phases of Spirit of Brandtjen Farm were designed to meet the intent of the Parks, Trails, and Open Space Plan approved by the City’s Parks and Natural Resources Committee. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Spirit of Brandtjen Farm 15th Addition is located within subdistrict N-20050 of the North Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. Trunk sanitary sewer that will serve a portion of the Spirit of Brandtjen Farm 15th Addition development was previously constructed with the Diamonte at Spirit of Brandtjen Farm improvements. The existing sanitary sewer will be located within the Draft Horse Boulevard and Duluth Trail right-of-way. The existing utility improvements will be tested and accepted with the Spirit of Brandtjen Farm 15th Addition development. The Developer shall be responsible for any repairs to the existing sanitary sewer system. 8-inch sanitary sewer will be constructed and extended from the existing trunk sewer to serve the remaining portion of the development. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall be paid with the final plat. The fee will be based on the rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN Development of Spirit of Brandtjen Farm 15th Addition includes the extension of public watermain. Watermain will be extended within the development from existing stubs at Eagleview Drive, Draft Horse Boulevard, and Diamonte Path to provide a looped system and water service to the subdivision. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1155TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 22,, 22001155 PPAAGGEE 55 OOFF 77 OOVVEERRHHEEAADD LLIINNEESS An existing overhead electric transmission line extends north from 170th Street, east of and outside the parent parcels. The overhead transmission line is not subject to Title 7 of the City Code and the City’s Right-of-Way Management Policy and will not be buried with the development of Spirit of Brandtjen Farm 15th Addition. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Spirit of Brandtjen Farm 15th Addition is located within subdistricts NC-10, NC-11A, NC-11B, NC-11C, and NC-12 of the North Creek stormwater district as identified in the City’s Water Resources Management Plan. Stormwater runoff generated from the subdivision will be conveyed to an existing regional stormwater management system located within Outlot A, Spirit of Brandtjen Farm Commercial 2nd Addition and Outlot A, Spirit of Brandtjen Farm 10th Addition. The basins will provide water quality treatment and rate control of the stormwater runoff generated from the subdivision. A portion of the stormwater basin in Outlot A, Spirit of Brandtjen Farm Commercial 2nd Addition will be regraded to meet the City’s freeboard requirements for adjacent lots within Spirit of Brandtjen Farm 15th Addition. The stormwater basin design is consistent with City requirements. 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 soils report and an as-built certified grading plan have been submitted and approved by City staff. Spirit of Brandtjen Farm 15th Addition contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Development of Spirit of Brandtjen Farm 15th Addition includes the construction of public and private storm sewer. A privately owned and maintained storm sewer system will be installed within Outlot E to collect and convey runoff from the open space and landscaped area to the public storm sewer system. Public storm sewer will extend within a drainage and utility easement on Outlot E which conveys runoff from the public right-of-way through the outlot. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1155TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 22,, 22001155 PPAAGGEE 66 OOFF 77 The Developer shall sign an encroachment agreement to be included in the development contract with the final plat for the private storm sewer to be installed within public drainage and utility easements on private lots (Lots 1 and 6, Block 4). Public 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 existing regional stormwater management basins. Draintile construction is required in areas of non-granular soils within Spirit of Brandtjen Farm 15th 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 has not been collected on the parent parcels and must be paid with the Spirit of Brandtjen Farm 15th Addition final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot C to the City, calculated at $5,500/acre consistent with City policy. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS The majority of Spirit of Brandtjen Farm 15th Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). A small portion of Outlot G (retained by the Developer for future development) is shown on the FIRM as Zones AE and A, which are designated as Special Flood Hazard Areas (SFHA). The Developer is currently in the process of submitting a LOMR (Letter of Map Revision) to FEMA. The portion of the plat platted into lots and blocks with Spirit of Brandtjen Farm 15th Addition is located entirely within Zone X. Based on this designation there are no areas in the residential portion of the plat located within a SFHA, as determined by FEMA. WWEETTLLAANNDDSS There are no wetlands within the project area. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees within the project area. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1155TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 22,, 22001155 PPAAGGEE 77 OOFF 77 EERROOSSIIOONN CCOONNTTRROOLL The developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction must be documented in the SWPPP. 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. • 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. • Erosion control blanket is shown on all pond slopes. • 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. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, grading and erosion control plan, and utility plan for Spirit of Brandtjen Farm 15th Addition, subject to the requirements and stipulations within this report.