Loading...
HomeMy WebLinkAboutItem 06.v Date: Item No. SPIRIT OF BRANDTJEN FARM 16TH ADDITION PRELIMINARY PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the Spirit of Brandtjen Farm 16th Addition preliminary plat. Overview Tradition Development (a/k/a SBF Development Corp.) representatives are requesting approval of the SBF 16th Addition preliminary plat of 49 single family lots and 36 detached townhome lots for the next development phase of the SBF PUD approved in 2005. SBF 16th Addition is located south of 162nd Street and the new Hy-Vee grocery store, and west of Eagleview Drive. The Planning Commission held a public hearing on the SBF 16th Addition preliminary plat and public street right-of-way and drainage and utility easement vacation at their April 7, 2016 meeting and unanimously recommended approval. There was no public comment. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat at their April 6, 2016 meeting. Primary Issues to Consider • Why is the right-of-way and easement vacation not being considered by the City Council in conjunction with the preliminary plat? The resolution vacating the public street right-of-way and drainage and utility easements will be considered by the City Council in conjunction with the SBF 16th Addition final plat. Supporting Information • Preliminary plat resolution • April 7, 2016 draft Planning Commission meeting minutes • April 6, 2016 draft Parks, Recreation and Natural Resources Committee meeting minutes • March 31, 2016 planning and engineering reports Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Daryl Morey, Planning Director April 18, 2016 Subdivision Ordinance, SBF PUD Booklet CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. 16-_____ RESOLUTION APPROVING THE PRELIMINARY PLAT OF SPIRIT OF BRANDTJEN FARM 16TH ADDITION WHEREAS, SBF Development Corp. has requested approval of the preliminary plat of 49 single family lots and 36 detached townhome lots to be known as Spirit of Brandtjen Farm 16th Addition, legally described as follows: Outlot D and Outlot E, SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION, according to the recorded plat thereof, Dakota County, Minnesota And That part of Equestrian Trail, as dedicated per plat of SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION, according to the recorded plat thereof, Dakota County, Minnesota, lying southerly of the easterly extension of the north line of Outlot G, said SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION And Outlot I and Outlot M, SPIRIT OF BRANDTJEN FARM COMMERCIAL 2ND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota And That part of Equestrian Trail, as dedicated per plat of SPIRIT OF BRANDTJEN FARM 14TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota, lying northerly of the following described line: Commencing at the northeast corner of Lot 1, Block 1, said SPIRIT OF BRANDTJEN FARM 14TH ADDITION; thence on an assumed bearing of North 88 degrees 48 minutes 20 Seconds East, along the northerly right of way line of said Equestrian Trail, a distance of 52.00 feet; thence southwesterly 68.12 feet, along the easterly right of way line of said Equestrian Trail, being a non-tangential curve, concave to the northwest, having a radius of 276.00 feet, a central angle of 14 degrees 08 minutes 32 seconds and a chord bearing of South 05 degrees 52 minutes 36 seconds West to the point of beginning of the line to be described; thence southwesterly 97.85 feet, along a non-tangential curve, concave to the southeast, having a radius of 119.66 feet, a central angle of 46 degrees 51 minutes 09 seconds and a chord bearing of South 54 degrees 48 minutes 53 second West to the westerly right of way line of said Equestrian Trail and said line there terminating. WHEREAS, the Planning Commission held a public hearing at their April 7, 2016 meeting, preceded by notice as required by the Subdivision Ordinance; and 2 WHEREAS, the Planning Commission and the Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat; and WHEREAS, the preliminary plat is acceptable to the City; NOW THEREFORE BE IT RESOLVED by the Lakeville City Council: The Spirit of Brandtjen Farm 16th Addition preliminary plat is approved subject to the following conditions: 1. SBF 16th Addition shall be developed consistent with the approved SBF Master Plan, the PUD booklet dated June 20, 2005 and the PUD Development Stage Plan/Preliminary Plat. 2. The single family lots within the SBF 16th Addition preliminary plat are 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 60ft. 20ft. 25ft. 15ft. 7ft. 15ft 25ft 15ft 20ft. 10ft. 3. The detached townhouse units within the SBF 16th Addition preliminary plat are subject to the following setback requirements: Min. Lot Width Setbacks Front Side Rear House Garage Door Garage Btwn. Bldgs. Corner House Garage Door Garage House NA 15ft. 25ft. 15ft. 15ft. 20ft 25ft 15ft 15ft. 4. All street section plans are subject to review and approval of the City Engineer. 5. One side of Equestrian Trail, Street A/Elkhorn Trail, Elmhurst Lane, and Street B/Engleman Way shall be designated as “No Parking”, subject to review and approval of the City Engineer. 6. The front elevation of the Winthrop series detached townhouse must be revised to include stone accents. 3 7. Outlot C shall be deeded to the City with the final plat. 8. All grading, drainage and erosion control plans shall be subject to review and approval of the City Engineer. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. All drainage and utility easements shall be subject to review and approval of the City Engineer. 11. 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. 12. Homeowners Association documents for SBF 16th Addition shall be submitted with application for final plat approval, and are subject to review and approval by the City Attorney. ADOPTED by the Lakeville City Council this 18th day of April 2016 CITY OF LAKEVILLE Matt Little, Mayor ATTEST: _______________________ Charlene Friedges, City Clerk MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 31 March 2016 RE: Lakeville – SBF; 16th Addition TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted plans for Spirit of Brandtjen Farm 16th Addition. The application involves platting a portion of Spirit of Brandtjen Farm located south of 162nd Street and west of Eagle View Drive with 49 single family lots, 36 detached townhomes, three common area lots and three outlots. The applications to be considered with the request include a PUD Development Stage Plan, Preliminary Plat, and Right-of-Way/Easement Vacation. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. The Planning Commission will hold a public hearing to consider the applications at their meeting on 7 April 2016. Exhibits: A. Site Location Map B. SBF PUD Master Site Plan C. Title Sheet D. Preliminary Plat (3 pages) E. Preliminary Erosion & Sediment Control Plan (2 pages) F. Preliminary Grading & Drainage Plan (2 pages) G. Preliminary Grading & Storm Sewer Plan (2 pages) H. Preliminary Utility Plan (2 pages) I. Preliminary Landscape Plan (2 pages) J. Detached Townhouse Elevations (7 pages) 2 ANALYSIS SBF Land Use. The SBF Land Use Plan (Page 3.4 of the SBF PUD Booklet) designates the area to be developed for High Density Residential land uses. Based on the maximum allowed development density established by the PUD District, the following calculation is made for the number of potential dwelling units within the gross area of the preliminary plat: High Density = 29.16ac. x 12du/ac. = 349du. The 88 dwellings within the proposed SBF 16th Addition will be deducted from the total of 2,109 dwelling units allowed for the entire SBF PUD District. The remaining dwelling units not utilized within SBF 16th Addition may potentially be developed elsewhere within SBF. The SBF Master Site Plan (Page 3.5 of the SBF PUD Booklet) illustrates development of multiple family residential dwellings in the area of SBF 16th Addition. The proposed preliminary plat includes 49 single family lots and 36 detached townhouse dwellings. While lower in density than that guided by the SBF Master Site Plan, the proposed land uses maintain the minimum of 3.0 dwelling units per acre of density required by the Metropolitan Council for the City’s overall 2030 Land Use Plan. Inclusion of the 36 detached townhomes is positive to add alternative housing to single family dwellings within SBF and the City’s overall housing stock. The SBF PUD allows flexibility in housing types based upon market demands. Surrounding Land Use. The subject site is surrounded by the following land uses: Direction Land Use Plan Zoning Existing Use North Commercial Office/Residential PUD Commercial Undeveloped East High Density Residential PUD Undeveloped South Park High Density Residential P/OS PUD East Community Park Single Family West Public/Quasi-Public High Density Residential P/OS PUD Cemetery Single Family The proposed detached townhouses provide a desirable land use transition from the commercial uses approved on the north side of 162nd Street. The transition between the proposed detached townhomes and single family lots within SBF 16th Addition occurs at a desirable location along rear lot lines within Block 2 so that each of the dwelling types are oriented towards like homes. The detached townhomes and single family lots proposed within SBF 16th Addition will be compatible with existing and planned uses in the area. Detached Townhomes. The proposed 36 detached townhomes are to be developed in three blocks. Each block has more than 7,500 square feet of lot area per dwelling unit exceeding the requirements for detached townhomes established for such uses in the RST-2 District. The proposed setbacks for the detached townhomes are consistent with those established for townhouse uses within areas designated for low to medium density land uses by the PUD Standards table on page 7.1 of the SBF PUD Booklet. The one exception is that the PUD Standards specify a minimum 20 foot setback between buildings, whereas the preliminary plat 3 provides 15 feet. In that the City Council on 21 March 2016 approved a Zoning Ordinance amendment to require a minimum 14 foot setback between detached townhomes within the RST-2 District, the proposed 15 foot setback between buildings for SBF 16th Addition is appropriate. The developer has submitted exterior elevations for the proposed detached townhomes. The exterior of the buildings will have LP Smartside horizontal lap siding on all four sides of the structures and asphalt shingles. The front elevations includes stone on three of the four proposed detached townhouse series, and shake style siding in the roof gable elements for additional architectural detail. The front elevation of the Winthrop series must be revised to include stone accents. Each dwelling unit is shown to have a two car attached garage that exceeds the minimum 440 square feet required in conformance with Section 11-58-21.D of the Zoning Ordinance for townhouse dwellings with basements. Single Family Lots. The 49 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, shown in the table below: Min. Lot Width Setbacks Front Side Rear House Garage Door Garage Interior Corner House Garage Door Garage House Garage 60ft. 20ft. 25ft. 15ft. 7ft. 15ft 25ft 15ft 20ft. 10ft. Setbacks indicated on the preliminary plat are also consistent with those required for cottage lots and provide a usable building envelope for each lot. Development of these lots being all cottage lots is acceptable given the SBF Land Use Plan designation for the subject site as High Density Residential land uses and not Low Density Residential land uses. Streets. The proposed preliminary plat will revise the planned connection of Equestrian Trail extending north from SBF 12th and 14th Additions to 162nd Street and instead curve Equestrian Trail east to intersect Eagle View Drive. A portion of existing public right-of-way for Equestrian Trail abutting Lot 1, Block 1 SBF 14th Addition is proposed to be vacated upon approval of the SBF 16th Addition preliminary plat as it no longer serves a public purpose with the redesign of the street as proposed. Equestrian Trail is to be a 28 foot wide street within a 52 foot wide right-of-way consistent with the section in SBF 12th and 14th Additions and Street SC.3 in the SBF PUD Booklet. Bump out parking bays are provided on the north side of Equestrian Trail leaving the south side to be posted as a no parking zone. Elmhurst Lane is to be extended south of 162nd Street to provide a third neighborhood access to SBF 16th Addition. The proposed street is provided as a 28 foot section within a 52 foot wide right-of-way consistent with Street SC.3. The right-of-way and street widens at the intersection with 162nd Street to match the commercial street section of Elmhurst Lane north of 162nd Street. 4 Street A, which will be named Elkhorn Trail, loops north of Equestrian Trail to access single family lots and is designed with a street section consistent with street SC.3 within the SBF PUD Booklet. Off-street parking is to be allowed on the outside of the street loop and the inside lane will need to be posted as no parking. Street B, which is to be named Engleman Way, is a looped street around a neighborhood green accessing detached townhomes. Street B/Engleman Way is proposed as a one-way street having a 48 foot wide right-of-way and 24 foot street section consistent with SC.4 of the SBF PUD Booklet. Off-street parking is to be allowed on the outside of the street loop and the inside lane will need to be posted as no parking. Pedestrian Access. The submitted plans indicate that five foot wide concrete sidewalks will be constructed on both sides of the streets within SBF 16th Addition (except Street B/Engleman Way), which is consistent with the street standards originally proposed by the developer as part of SBF. Outlot B provides for a HOA maintained/publicly accessible trail connection between Street A and the trails at the intersection of Eagle View Drive/162nd Street. Landscaping. A landscape plan has been submitted for the interior street boulevards, and the yards abutting 162nd Street and Eagle View Drive providing for a landscape buffer. The developer has also submitted additional landscape plans for plantings at the foundation of the detached townhouses and common open spaces. The proposed landscape plan is consistent with the requirements for SBF and the character of plantings for other detached and attached townhouse dwellings within the PUD District. Open Space. Outlot A will be a HOA maintained/publicly accessible neighborhood green. There is an existing trail corridor from Equestrian Trail to East Community Park platted with SBF 14th Addition at the southwest corner of SBF 16th Addition. No other public park land will be dedicated to the City as part of SBF 16th Addition. Park dedication requirements will be met at the time of final plat based on the formula established by the SBF Master PUD Development Agreement. Grading Plan. The submitted plans included grading, drainage and erosion control plans. Outlot C includes the storm water basin to the south of the proposed single family and detached townhome dwellings and will be required to be deeded to the City. All grading plans are subject to review and approval by the City Engineer. MUSA/Utilities. The subject site is located within the current MUSA and plans have been submitted for extension of sanitary sewer and water utilities to serve the proposed SBF 16th Addition. All utility plans 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 also required to be dedicated over all three of the detached 5 townhouse common lots, which are Lot 18, Block 1; Lot 8, Block 2; and Lot 13, Block 5. The application includes a request to vacate existing drainage and utility easements platted with SBF Commercial 1st Addition that will be re-established with the preliminary plat for SBF 16th Addition as required based on the subdivision design as described in the 31 March 2016 engineering report. Drainage and utility easements will also be established over in-place trunk utilities within the portion of the existing Equestrian Trail right-of-way to be vacated. All drainage and utility easements are subject to review and approval of the City Engineer. Outlots. The PUD Development Stage Plan and preliminary plat for SBF 16th Addition includes two outlots as previously described and summarized below: Outlot Purpose Ownership A Publicly Accessible/Privately Maintained Open Space HOA B Publicly Accessible/Privately Maintained Trail Corridor HOA C Stormwater Management Basin City Homeowners Association. Documents including SBF 16th Addition as part of the SBF Master Homeowners Association and establishing homeowners association provisions for the detached townhomes are required to be submitted with application for final plat approval. All homeowners association documents are subject to review and approval by the City Attorney. CONCLUSION The Spirit of Brandtjen Farm 16th Addition PUD Development Stage Plan, Preliminary Plat, and Right-of-Way/Easement Vacation are consistent with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and the approved SBF PUD. Our office and City staff recommends approval of the proposed development subject to the conditions outlined below: 1. SBF 16th 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. 2. The single family lots within the SBF 16th Addition preliminary plat are 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 60ft. 20ft. 25ft. 15ft. 7ft. 15ft 25ft 15ft 20ft. 10ft. 3. The detached townhouse units within the SBF 16th Addition preliminary plat are subject to the following setback requirements: 6 Min. Lot Width Setbacks Front Side Rear House Garage Door Garage Btwn. Bldgs. Corner House Garage Door Garage House NA 15ft. 25ft. 15ft. 15ft. 20ft 25ft 15ft 15ft. 4. All street section plans are subject to review and approval of the City Engineer. 5. One side of Equestrian Trail, Street A/Elkhorn Trail, Elmhurst Lane, and Street B/Engleman Way shall be designated as “No Parking”, subject to review and approval of the City Engineer. 6. The front elevation of the Winthrop series detached townhouse must be revised to include stone accents. 7. Outlot C shall be deeded to the City with the final plat. 8. All grading, drainage and erosion control plans shall be subject to review and approval of the City Engineer. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. All drainage and utility easements shall be subject to review and approval of the City Engineer. 11. 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. 12. Homeowners Association documents for SBF 16th Addition shall be submitted with application for final plat approval, and are subject to review and approval by the City Attorney. c. Justin Miller, City Administrator Zachary Johnson, City Engineer John Hennen, Parks and Recreation Director Roger Knutson, City Attorney ± Spirit of Brandtjen Farm 16th Addition 160th St (CSAH 46) City of LakevilleAerial MapSpirit of Brandtjen Farm16th AdditionPreliminary Plat 162ND ST E Q U E S T R I A N TR L E N V O Y W A Y EL M H U R S T L N E A G L E V I E W D R PI L O T K N O B R D ( C S A H 3 1 ) EXHIBIT C The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION Outlot D and Outlot E, SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION, according to the recorded plat thereof, Dakota County, Minnesota And That part of Equestrian Trail, as dedicated per plat of SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION, according to the recorded plat thereof, Dakota County, Minnesota, lying southerly of the easterly extension of the north line of Outlot G, said SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION. And Outlot I and Outlot M, SPIRIT OF BRANDTJEN FARM COMMERCIAL 2ND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota And That part of Equestrian Trail, as dedicated per plat of SPIRIT OF BRANDTJEN FARM 14TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota, lying northerly of the following described line: Commencing at the northeast corner of Lot 1, Block 1, said SPIRIT OF BRANDTJEN FARM 14TH ADDITION; thence on an assumed bearing of North 88 degrees 48 minutes 20 Seconds East, along the northerly right of way line of said Equestrian Trail, a distance of 52.00 feet; thence southwesterly 68.12 feet, along the easterly right of way line of said Equestrian Trail, being a non-tangential curve, concave to the northwest, having a radius of 276.00 feet, a central angle of 14 degrees 08 minutes 32 seconds and a chord bearing of South 05 degrees 52 minutes 36 seconds West to the point of beginning of the line to be described; thence southwesterly 97.85 feet, along a non-tangential curve, concave to the southeast, having a radius of 119.66 feet, a central angle of 46 degrees 51 minutes 09 seconds and a chord bearing of South 54 degrees 48 minutes 53 second West to the westerly right of way line of said Equestrian Trail and said line there terminating. PROPERTY DESCRIPTION EXHIBIT D The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION DRAINAGE AND UTILITY EASEMENTS BEING 5 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING RIGHT OF WAY LINES, AS SHOWN ON THE PLAT. The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM COMMERCIAL 1ST ADDITION DRAINAGE AND UTILITY EASEMENTS BEING 5 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, ADJOINING RIGHT OF WAY LINES, AS SHOWN ON THE PLAT. EXHIBIT E EXHIBIT F EXHIBIT G EXHIBIT H E X H I B I T I City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Matt Decur, Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: March 31, 2016 Subject: Spirit of Brandtjen Farm 16th 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 16th Addition. The proposed subdivision is located south of and adjacent to 162nd Street, west of and adjacent to Eagleview Drive, and east of and adjacent to Equestrian Trail. The parent parcels consist of Outlots D and E, Spirit of Brandtjen Farm Commercial 1st Addition (PID Nos. 227132000040 and 227132000050), Outlots I and M, Spirit of Brandtjen Farm Commercial 2nd Addition (PID Nos. 227132100090 and 227132100130), and portions of Equestrian Trail dedicated with the Spirit of Brandtjen Farm Commercial 1st Addition and Spirit of Brandtjen Farm 14th Addition plats. All parcels are zoned PUD, Planned Unit Development. The preliminary plat consists of thirty six (36) detached townhome lots, three (3) common open space lots, and forty nine (49) single family lots within five (5) blocks; and three (3) outlots on 29.22 acres. The outlots created with the preliminary plat shall have the following use: Outlot A: Open Space; to be retained by the Developer (0.17 acres) Outlot B: Public Trail; to be retained by the Developer (0.10 acres) SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1166TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 3311,, 22001166 PPAAGGEE 22 OOFF 77 Outlot C: Existing Stormwater Management Basin; to be deeded to the City (6.35 acres) The proposed development will be completed by: Developer: SBF Development Corporation Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Spirit of Brandtjen Farm 16th Addition site was previously mass graded with the Spirit of Brandtjen Farm Commercial 1st Addition development improvements. Trunk sanitary sewer and watermain were constructed within the site along the Equestrian Trail right of way with the Spirit of Brandtjen Farm 14th Addition. Trunk storm sewer was stubbed to the site in several locations with the Spririt of Brandtjen Farm Commercial 1st and 2nd Additions. The site generally slopes north to south. A swale located generally along the proposed Elmhurst Lane alignment collects the site’s surface runoff and drains to the existing stormwater basin located in Outlots I and M, Spirit of Brandtjen Farm Commercial 2nd Addition. 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 D and E, Spirit of Brandtjen Farm Commercial 1st Addition along Equestrian Trail and 162th Street. The easement along 162nd Street will be re-dedicated with the Spirit of Brandtjen Farm 16th Addition plat. Easements will be dedicated, where necessary, within the vacated portions of Equestrian Trail right-of-way. • 10-foot wide drainage and utility easement on Outlot I and M, Spirit of Brandtjen Farm Commercial 2nd Addition along 162nd Street and Eagleview Drive. The easement will be re-dedicated with the Spirit of Brandtjen Farm 16th Addition plat. SSTTRREEEETT RRIIGGHHTT OOFF WWAAYY VVAACCAATTIIOONN Equestrian Trail Spirit of Brandtjen Farm 16th Addition includes a request to vacate Equestrian Trail right of way dedicated with previous phases of the Spirit of Brandtjen Farm. Trunk sanitary sewer and watermain constructed with previous phases will remain within the vacated right of way. A drainage and utility easement will be dedicated over the existing utilities. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 162nd Street Spirit of Brandtjen Farm 16th Addition is located south of and adjacent to 162nd Street, a future minor collector roadway as identified in the City’s Transportation Plan. 162nd Street adjacent to the development was constructed with Spirit of Brandtjen Farm Commercial 2nd Addition. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1166TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 3311,, 22001166 PPAAGGEE 33 OOFF 77 Development of Spirit of Brandtjen Farm 16th Addition will include modifications to two intersections on 162nd Street. The south leg of the proposed Equestrian Trail/162nd Street intersection is proposed to be removed, and a new intersection will be added to extend Elmhurst Lane south of 162nd Street. Eagleview Drive Spirit of Brandtjen Farm 16th Addition is located west of and adjacent to Eagleview Drive, a minor collector roadway as identified in the City’s Transportation Plan. Eagleview Drive adjacent to the development was constructed with Spirit of Brandtjen Farm Commercial 2nd Addition. Development of Spirit of Brandtjen Farm 16th Addition will include the connection of Equestrian Trail to Eagleview Drive at a previously constructed intersection. Equestrian Trail Development of Spirit of Brandtjen Farm 16th Addition includes the extension of Equestrian Trail, a local roadway. Equestrian Trail will be extended from its existing terminus north of Envoy Way and constructed to its intersection with Eagleview Drive. Equestrian 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 52-feet of right-of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Elmhurst Lane Development of Spirit of Brandtjen Farm 16th Addition includes the extension of Elmhurst Lane, a local roadway. Elmhurst Lane will be extended south from its existing terminus at 162nd Street to Equestrian Trail. Elmhurst Lane 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 52-feet of right-of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Street A Development of Spirit of Brandtjen Farm 16th Addition includes the construction of Street A, a local roadway. Street A 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 52-feet of right- of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Street B Development of Spirit of Brandtjen Farm 16th Addition includes the construction of Street B, a one way, looped local roadway. Street B is designed as a 24-foot wide urban roadway with a 5-foot wide concrete sidewalk along one side of the street. Sidewalk will not be constructed on the inside of the loop formed by Street B. The Developer is dedicating 48-feet of right-of- way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1166TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 3311,, 22001166 PPAAGGEE 44 OOFF 77 CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from rock construction entrances on Elmhurst Lane and Equestrian Trail, via Eagleview Drive and 162nd Street. No construction access shall be allowed from Equestrian Trail 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. Development of Spirit of Brandtjen Farm 16th Addition includes the construction of public sidewalks and a privately owned/maintained and publicly accessible trail. A maintenance agreement will be required with the final plat for the privately maintained trail. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along both sides of all two- way local streets. Sidewalk will be constructed along one side of Street B, a one-way looped street. A bituminous trail will be constructed within Outlot B, connecting the sidewalk along Street A to the existing sidewalk at the Eagleview Drive/162nd Street roundabout, 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 16th Addition is located within subdistrict N-20060 of the North Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. 8-inch sanitary sewer will be extended from existing trunk sewers in Equestrian Trail and Eagleview Drive to serve 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. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1166TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 3311,, 22001166 PPAAGGEE 55 OOFF 77 WWAATTEERRMMAAIINN Development of Spirit of Brandtjen Farm 16th Addition includes the extension of public watermain. Watermain will be extended within the development from existing stubs at Eagleview Drive and Equestrian Trail, and a new connection at Elmhurst Lane 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. OOVVEERRHHEEAADD LLIINNEESS There are no overhead lines located in or around the parent parcels. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Spirit of Brandtjen Farm 16th Addition is located within subdistricts NC-9C, NC-14A, and NC- 14B 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 C, Spirit of Brandtjen Farm 16th Addition. The basin will provide water quality treatment and rate control of the stormwater runoff generated from the subdivision. 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 16th 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 16th Addition includes the construction of public storm sewer. 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 16th Addition for the street sub-cuts and lots. Any additional draintile construction, including SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1166TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 3311,, 22001166 PPAAGGEE 66 OOFF 77 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 16th 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 16th Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). The existing stormwater basin in Outlot C, Spirit of Brandtjen Farm 16th Addition (to be deeded to the City) is shown on the FIRM as Zone A, which is designated as Special Flood Hazard Areas (SFHA). The portion of the plat platted into lots and blocks with Spirit of Brandtjen Farm 16th 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. Natural Area signs will be placed along the south property line of block 5, adjacent to the East Lake Park Conservation Area. Locations will be determined with the Final Plat. 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 should be documented in the SWPPP. 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. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN 1166TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 3311,, 22001166 PPAAGGEE 77 OOFF 77 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, grading and erosion control plan, and utility plan for Spirit of Brandtjen Farm 16th Addition, subject to the requirements and stipulations within this report.