HomeMy WebLinkAboutItem 10
Date: Item No.
SPIRIT PLACE AT BRANDTJEN FARM 2ND ADDITION
PRELIMINARY AND FINAL PLAT AND EASEMENT VACATION
Proposed Action
Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the Spirit Place at
Brandtjen Farm 2nd Addition preliminary and final plat, and 2) a resolution vacating a public drainage and utility
easement.
Overview
Marvin Development IV, LLC representatives are requesting approval of the Spirit Place at Brandtjen Farm 2nd
Addition preliminary and final plat to allow the construction of a 2,800 square foot Taco Bell restaurant with a drive-
through window. The vacation of an underling public drainage and utility easement is being processed in
conjunction with the preliminary and final plat. Taco Bell will be located in the southwest quadrant of 160th Street
(CSAH 46) and Elmhurst Lane, northeast of Hy-Vee and east of PetSmart.
The Planning Commission held a public hearing on the Spirit Place at Brandtjen Farm 2nd Addition preliminary and
final plat and easement vacation at their February 16, 2017 meeting and unanimously recommended approval.
There was no public comment. The Parks, Recreation and Natural Resources Committee recommended approval of
the preliminary and final plat at their February 15, 2017 meeting.
Primary Issues to Consider
• Does the proposed development meet Zoning Ordinance requirements?
The PUD development stage plans meet Zoning Ordinance requirements with the exception of parking. The
adjacent PetSmart site has excess parking stalls to meet the Taco Bell parking requirement. In addition, the Spirit
Place and SBF Commercial covenants have been amended to allow this shared parking arrangement.
• What are the proposed hours of operation?
Taco Bell is requesting 24 hour operations. City Council approval of Spirit Place at Brandtjen Farm 2nd Addition
will include the allowance of 24 hour operations.
Supporting Information
• Preliminary and final plat and easement vacation resolutions
• Signed development contract
• February 16, 2017 draft Planning Commission meeting minutes
• February 15, 2017 draft Parks, Recreation and Natural Resources Committee meeting minutes
• February 8, 2017 planning report and February 9, 2017 engineering report
Financial Impact: $ Budgeted: Y☐ N☐ Source:
Related Documents: (CIP, ERP, etc.):
Envision Lakeville Community Values: Diversified Economic Development
Report Completed by: Daryl Morey, Planning Director
March 6, 2017
Subdivision Ordinance, SBF PUD Booklet
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. __________
RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT OF
SPIRIT PLACE AT BRANDTJEN FARM 2ND ADDITION
WHEREAS, the owner of the plat described as Spirit Place at Brandtjen Farm 2nd
Addition has requested preliminary and final plat approval; and
WHEREAS, the preliminary plat was reviewed by the Planning Commission and
the Parks, Recreation and Natural Resources Committee and recommended for
approval; and
WHEREAS, the preliminary and final plat meets Subdivision Ordinance
requirements and is consistent with the Spirit of Brandtjen Farm Master Planned Unit
Development Stage Plan Agreement dated October 17, 2005.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The preliminary and final plat of Spirit Place at Brandtjen Farm 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 final plat mylars and
the development contract.
3. The City Clerk is directed to file a certified copy of this resolution with the
Dakota County Recorder.
ADOPTED by the Lakeville City Council this 6th day of March, 2017.
CITY OF LAKEVILLE
BY: _______________________
Douglas P. Anderson, 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 6th day of March, 2017 as shown by the
minutes of said meeting in my possession.
________________________
Charlene Friedges, City Clerk
(SEAL)
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO._________
RESOLUTION VACATING A PUBLIC DRAINAGE AND UTILITY EASEMENT
WHEREAS, the City Council has conducted a public hearing, preceded by two (2)
weeks published notice, to consider the following described public drainage and utility
easement vacation, and
WHEREAS, the City Council has determined that it is in the public interest to approve
the public drainage and utility easement vacation.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The following public drainage and utility easement is hereby vacated:
A vacation of all the drainage and utility easements, as dedicated on the recorded plat of
SPIRIT PLACE AT BRANDTJEN FARM, Dakota County, Minnesota, which lie within Outlot C,
said plat.
2. The City Clerk is directed to file a certified copy of this resolution with the Dakota
County Recorder.
ADOPTED by the Lakeville City Council this 6th day of March, 2017
CITY OF LAKEVILLE
_______________________
Douglas P. Anderson, 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 6th day of March, 2017, as shown by the minutes of
said meeting in my possession.
________________________
Charlene Friedges, City Clerk
(SEAL)
Planning Commission Meeting Minutes, February 16, 2017 Page 4
4. The developer shall construct an eight foot wide bituminous greenway corridor
trail through Outlot A as shown on the preliminary and final plat plans.
5. Buffer yard berming and landscaping shall be installed according to the approved
landscape plan. A $50,000 security shall be submitted to guarantee installation
of the trees in accordance with the approved landscape plan.
6. A $1,000 cash escrow must be submitted with the building permit applications for
each lot abutting Dodd Boulevard to guarantee installation of sod in the rear
yards of the lots to the Dodd Boulevard trail.
7. Temporary turnaround easements will be required over the temporary cul-de-
sacs at the ends of Impala Way and Indora Trail.
Ayes: Kelvie, Einck, Lillehei, Swenson, Reuvers, Kaluza, Drotning
Nays: 0
6. Spirit Place at Brandtjen Farm 2nd Addition
Chair Swenson opened the public hearing to consider the application of Marvin
Development IV, LLC for the following, located south of 160th Street (CSAH 46) and
west of Elmhurst Lane: A. Preliminary and final plat and PUD development stage
plans of one lot to be known as Spirit Place at Brandtjen Farm 2nd Addition to allow
the construction of a Taco Bell restaurant with a drive-through service window; and
B. Vacation of public drainage and utility easements.
Barbara Schneider of Border Foods was in attendance on behalf of Marvin
Development and presented an overview of their request. Ms. Schneider indicated
that the new type of building they are proposing has also been built in Hopkins and
Maplewood. They are requesting 24 hours of operation and would serve breakfast
as well.
Planning Consultant Dan Licht presented the planning report. Mr. Licht stated that
Border Foods has submitted plans for a Taco Bell convenience food use to be
located at the southwest quadrant of 160th Street (CSAH 46) and Elmhurst Lane.
This use is consistent with the Spirit of Brandtjen Farm (SBF) Land Use Plan.
Mr. Licht reviewed the performance standards that are applicable to convenience
food uses of the Zoning Ordinance, which are listed in detail in the February 8, 2017
planning report and include hours of operation, building design, landscaping, exterior
lighting, driveway access, pedestrian access, drive-through window, off-street
parking, and signage.
Drainage and utility easements dedicated within Outlot C, Spirit Place are to be
vacated and rededicated with the Spirit Place at Brandtjen Farm 2nd Addition final
plat.
Mr. Licht stated that staff recommends approval of the Spirit Place at Brandtjen
Farm 2nd Addition preliminary and final plat, PUD development stage plans, and
easement vacation, subject to the 9 stipulations listed in the February 8, 2017
planning report.
Planning Commission Meeting Minutes, February 16, 2017 Page 5
Chair Swenson opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Drotning, seconded by Kelvie to close the public hearing
at 6:36 p.m.
Voice vote was taken on the motion. Ayes – unanimous
Chair Swenson asked for comments from the Planning Commission. Discussion
points included:
• The shared parking between Taco Bell and PetSmart was discussed and
explained more thoroughly by Mr. Licht. He stated there will be a cross
parking agreement amongst all the tenants in the Spirit Place at Brandtjen
Farm development. The Planning Commission was comfortable with the
parking arrangement and agreed it made sense to be able to park your car
once and visit more than one establishment in that area.
• Commissioner Drotning commented that he would like to see the developer
redistribute some of the shrubs shown on the landscape plan along the south
side of the drive-through lane to the east to wrap around the corner of the
drive-through lane and block headlight glare from spilling onto Elmhurst Lane.
Ms. Schneider agreed they could redistribute the shrubs to help with the
drive-through screening.
• The Planning Commission liked the look of the new building style. Ms.
Schneider explained that the rust wall will rust very quickly in the humidity.
She also noted that the trash enclosure is part of the existing footprint and will
be enclosed with an overhead garage door. The patio is not enclosed and
there will be a fireplace with heaters on the patio.
Mr. Morey suggested adding Stipulation 10 as follows:
10. The landscape plan shall be revised to redistribute some of the shrubs on
the south side of the drive-through aisle to the north and east.
Motion was made by Lillehei, seconded by Einck to recommend to City Council
approval of the Spirit Place at Brandtjen Farm 2nd Addition preliminary and final plat
and PUD development stage plans of one lot to allow the construction of a Taco Bell
restaurant with a drive-through service window and vacation of public drainage and
utility easements, subject to the following stipulations, as amended:
1. Lot 1, Block 1, Spirit Place at Brandtjen Farm 2nd Addition shall be developed in
compliance with the requirements of the SBF PUD District approved June 20,
2005 and the PUD Development Stage Plan.
2. The convenience food use shall be allowed 24-hour operations.
Planning Commission Meeting Minutes, February 16, 2017 Page 6
3. The developer shall construct the north half of the drive aisle along the north line
of the subject site that is to be within Outlot B, Spirit Place, which is identified on
the site plan.
4. The proposed use is required to provide 50 off-street parking stalls in accordance
with Section 11-19-13 of the Zoning Ordinance. The site plan provides 42 stalls
and there are up to 10 stalls available through a cross parking easement on Lot
1, Block 1, Spirit Place. The developer shall provide documentation as to
establishment of the cross parking easement for Spirit Place such that the
proposed use complies with the number of parking stalls required by the Zoning
Ordinance.
5. The developer shall pay a park dedication fee of $5,076.00 with the development
agreement in accordance with the SBF Master Development Agreement.
6. All easements are subject to review and approval of the City Engineer.
7. All grading, drainage, and erosion control issues are subject to review and
approval of the City Engineer.
8. All utility issues are subject to review and approval of the City Engineer.
9. The developer shall execute a development agreement drafted by the City
Attorney prior to City Council approval of the final plat.
10. The landscape plan shall be revised to redistribute some of the shrubs on the
south side of the drive-through aisle to the north and east.
Ayes: Einck, Lillehei, Swenson, Reuvers, Kaluza, Drotning, Kelvie
Nays: 0
7. City of Lakeville
Chair Swenson opened the public hearing to consider amendments to various
chapters of Title 11 (the Zoning Ordinance) of the Lakeville City Code.
Planning Consultant Dan Licht presented the planning report. Mr. Licht stated that
the Planning Commission held a work session on January 5, 2017 to discuss the list
of topics compiled by City staff in 2016 for their annual review of the Zoning
Ordinance, Subdivision Ordinance and/or City Code to address issues that have
been identified during the review of development applications.
Mr. Licht reviewed several of the proposed amendments that are listed in detail in
the February 6, 2017 planning report.
Mr. Licht indicated that one amendment that had not been brought up previously
was residential garbage collection. He indicated that with an aging population and
smaller households, weekly collection from low density residential uses is not always
necessary. City staff is recommending amending the City Code to require collection
of municipal mixed solid waste a minimum of every two weeks for single family,
detached townhome or two family dwellings. No change is recommended for other
uses as the greater density or intensity of the land use has more potential for
nuisance concerns with less frequent pick up.
Parks, Recreation & Natural Resources Committee Meeting Minutes, February 15, 2017 Page 2
This plat consists of 42 single family residential lots and two outlots. The site was
originally platted as part of the Summerlyn Northwest Preliminary plat in 2014 and
incorporates the unplatted single family homes that were removed as part of the Dodd
Boulevard improvement project. Staff shared plans around how the Greenway will extend
through the plat and into the Chokecherry subdivision. This extension of greenway will
provide accessibility to the neighborhood park as well as to downtown Lakeville.
to recommend to City
Council approval of the Summerlyn 6th Addition Preliminary Plat subject to the
recommendations as presented by City staff.
Ayes: unanimous
The site was previously graded as part of the original plat. The site is located north of the
HyVee grocery store. This plat includes plans for the construction of a Taco Bell restaurant.
to recommend to City
Council approval of the Spirit Place at Brandtjen Farm 2nd Addition Preliminary Plat
subject to the recommendations as presented by City staff.
Ayes: unanimous
Committee Member Storms inquired about the possibility of committee members
working more closely with Recreation Staff during the selection of programs and
development of seasonal brochure. Staff revisited the proposal of having Recreation staff
attend committee meetings 2 times per year, staff attendance would coincide wi th the
new program season.
Committee Member Bovitz shared details around upcoming Community Band
performances; their July concert will be a part of the 2017 Pan-o-Prog celebrations.
The next PRNRC meeting will be held on March 1st.
Meeting adjourned at 6:40 p.m.
Respectfully submitted,
Stella Eskelson, Recording Secretary
MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 8 February 2016
RE: Lakeville – Spirit Place at Brandtjen Farm 2nd Addition (Taco Bell)
TPC FILE: 135.01
BACKGROUND
Border Foods has submitted plans for development of a 2,806 square foot Taco Bell
convenience food use to be located at the southwest quadrant of 160th Street (CSAH 46) and
Elmhurst Lane. The parent parcel is Outlot C, Sprit Place at Brandtjen Farm (Spirit Place). The
City Council approved a PUD Development Stage Plan for Spirit Place on 1 August 2016
designating the subject site for future development. The subject site is zoned PUD, Planned
Unit Development District as approved by the City Council for Spirit of Brandtjen Farm (SBF) on
20 June 2005. The proposed development requires consideration of applications for a PUD
Development Stage Plan, preliminary plat, final plat, and vacation of existing drainage and
utility easements. A public hearing has been noticed for the Planning Commission meeting on
16 February 2016 to consider the applications.
Exhibits:
A. Site location map
B. SBF Master Land Use Plan
C. Preliminary Plat
D. Site Plan
E. Turning Exhibit
F. Grading Plan
G. Utility Plan
H. Landscape Plan
I. Building Floor Plan
J. Building Exterior Elevations (2 pages)
K. Monument Sign Detail
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L. Spirit Place Overall Site Plan
M. Easement Vacation Exhibit
ANALYSIS
SBF Land Use Plan. The SBF Land Use Plan guides the subject site for mixed use development
based on the uses allowed in the O-R District and C-3 District. Development of a convenience
food use within this area is consistent with the SBF Land Use Plan.
Surrounding Uses. The subject site is surrounded by the existing and planned land uses shown
in the table below. The proposed convenience food use will be compatible within this portion
of SBF planned for commercial uses.
Direction Land Use Plan Zoning Map Existing Use
North Commercial SBF PUD District Undeveloped
East Office/Residential Transition SBF PUD District Undeveloped
South Commercial SBF PUD District Hy-Vee
Undeveloped
West Commercial SBF PUD District PetSmart
Use. An amendment to the SBF PUD District approved in 2010 allows for development of the
convenience food use subject to the same requirements as apply within the C-3 District.
Section 11-73-7.G of the Zoning Ordinance establishes performance standards for convenience
food uses applicable to the subject site.
• Hours. Section 11-73-7.G.1 of the Zoning Ordinance limits hours of operation 5:00 A.M.
to 11:00 P.M. unless extended by the City Council as part of the PUD Development Stage
Plan. The developer is requesting an extension of the allowed hours to accommodate a
24 hour drive through facility, which is acceptable at this location as part of a larger
commercial node within SBF that is separated from nearby residential uses.
• Building Design. The applicant has provided colored, scaled plans of each building
elevation illustrating a variety of materials and color pallet. The proposed building has a
coordinated finish treatment for each elevation emphasizing the east and north
elevations as the building front. The exterior finish is required to comply with Section
11-17-9.D.1 of the Zoning Ordinance unless flexibility is allowed as part of the PUD
Development Stage Plan. The building elevation plans specify the grade of each
material as defined by the Zoning Ordinance and percentage of these materials as used
on each elevation. The exterior finish for the proposed building complies with the
requirements of the Zoning Ordinance.
3
• Landscaping. Section 11-73-7.G.3 of the Zoning Ordinance requires that 25 percent of
the lot remain as greenspace. The site plan indicates that impervious surface is 69.2
percent of the proposed site leaving 30.8 percent of the site as greenspace exceeding
the requirements of the Zoning Ordinance. The landscape plan provides trees in the
yard adjacent to Elmhurst Lane with spacing at 40 feet on center consistent with the
street landscaping for SBF. There are significant numbers of daylilies, Karl Forester
grass clumps, and Alpine Currant plantings to the west of the building to provide an
interesting and unique landscape and to screen mechanical equipment. The landscape
plan also includes Northern Charm Boxwood shrubs along the outside of the drive
through lane for screening. Sizes of proposed plantings comply with Section 11-21-9.C
of the Zoning Ordinance.
• Exterior Lighting. The developer has submitted a photometric lighting plan for
proposed exterior lighting. The Zoning Ordinance limits exterior lighting to not more
than 15 foot-candles at any location within the site and not more than one foot-candle
at property lines using fixtures with horizontal shielding. The proposed lighting plan
complies with Sections 11-16-17.B and 11-73-7.G.5. of the Zoning Ordinance.
• Access. The subject site will be accessed via the shared private drive intersecting
Elmhurst Lane and utilized by the HyVee grocery store, Spirit Place, and other future
uses west of Elmhurst Lane and north of 162nd Street. The developer will be required to
construct the north half of the drive aisle along the north line of the subject site that is
to be within Outlot B, Spirit Place, which is identified on the site plan. An ingress/egress
easement was recorded over the shared drive aisle with initial Spirit Place final plat
approval. The developer provided a separate sheet illustrating truck turning
movements within the subject site. A semi-tractor/trailer must cross through the
parking area in order to enter/exit the site. The developer explains that their deliveries
are coordinated during hours when the dining room is closed between Midnight and
6:00AM. Under these circumstances, the truck access to the subject site is acceptable
and complies with Section 11-73-7.G.6 of the Zoning Ordinance.
• Pedestrian Access. There is a sidewalk on the west side of Elmhurst Lane and sidewalk
on the east side of the shared access within Outlot A, Spirit Place. The site plan extends
a proposed sidewalk across the north side of the building to the east and west to
connect to the sidewalks adjacent to Elmhurst Lane and within Outlot A, Spirit Place.
• Drive-Through. There is a drive through window on the south elevation of the building
with a drive lane approaching from the west. The access lane is separated from off-
street parking areas and sidewalks and provides 180 feet of stacking space from the
service window. The site plan for the drive through window complies with the
requirements of Section 11-73-7.G.7 of the Zoning Ordinance.
• Off-Street Parking. Off-street parking stalls are designed as nine feet wide and 20 feet
deep accessed by 24 foot wide drive aisles with a paved surface of concrete or asphalt
4
and surrounded by perimeter concrete curb as required by Section 11-19-7.I of the
Zoning Ordinance. The calculation of off-street parking required for convenience food
uses by Section 11-19-13 of the Zoning Ordinance is shown in the table below. The site
plan provides for 42 parking stalls, which is 8 stalls less than required by the Zoning
Ordinance. There is a 10 stall surplus of parking available on Lot 1, Block 1, Spirit Place
(PetSmart) that will be available to the subject site via a shared parking arrangement
approved with the initial Spirit Place PUD Development Stage Plan.
Requirement Area Required
Stalls
Queuing Not less than 15 or
1/15sf.
200sf. 15
Dining 1/40sf. 713sf. 18
Patio 1/40sf. 267sf. 7
Kitchen 1/80sf. 738sf. 10
Total 50
• Signs. All proposed signs are subject to the allowances established for the C-3 District
by Section 11-23-19.E of the Zoning Ordinance. The site plan indicates that a 31.0
square foot freestanding sign with 11.9 square foot brick base at the northwest corner
of the subject site. The overall height of the proposed sign is 9.5 feet and the brick base
is 43 percent of the area of the sign. The proposed freestanding sign complies with the
additional sign specifications for convenience food uses outlined in Section 11-73-
7.G.11.b of the Zoning Ordinance.
Wall signs are shown on the east and north elevations. The Zoning Ordinance allows
one wall sign not to exceed 100 square feet on not more than two elevations facing
public streets or private through drives. The sign on the east elevation is 14 square feet
and the sign on the north elevation is 10 square feet, which comply with Section 11-23-
19.E.1.b of the Zoning Ordinance. The location of the wall sign on the north elevation is
acceptable given the overall area of proposed signs, including the proposed monument
sign, being only 18 percent of the total area of signs allowed for the use by the Zoning
Ordinance.
The drive through lane includes a menu sign located 65 feet west of the service window.
The menu sign is 44.2 square feet in area and has a height of 7.167 feet, which complies
with the Zoning Ordinance allowance for the menu sign to have a maximum area of 50
square feet and maximum height of eight feet. The proposed menu sign complies with
the requirements outlined in Section 11-73-7.G.11.c of the Zoning Ordinance.
Setbacks. The SBF PUD District requires 30 foot setback for buildings and 15 foot setback for
parking from public rights-of-way. The location of the proposed building and parking area
complies with the required setbacks from Elmhurst Drive. The drive aisle for the drive through
lane is setback 21 feet from the back-of-curb of the shared private drive and 12 feet from the
5
side walk along the south lot line of the subject site. The setback of the drive through allows
for installation of a landscape hedge to screen the vehicles stacked in the drive aisle as shown
on the landscape plan.
Park Dedication. Final platting the subject site requires satisfaction of park dedication
requirements. The park dedication requirements will be met as a cash fee in lieu of land at
$5,400 per acre for commercial uses in accordance with the SBF Master Development
Agreement. The subject site is 40,887 square feet or 0.94 acres in area, which calculates as a
park dedication cash fee of $5,076.
Easements. Drainage and utility easements dedicated within Outlot C, Spirit Place are to be
vacated and rededicated with the final plat of the subject site. Section 10-4-4 of the
Subdivision Ordinance requires a 10 foot wide drainage and utility easement at the perimeter
of all lots. The preliminary plat indicates a 10 foot wide drainage and utility easement along the
north and east lot lines of the subject site, a five foot wide drainage and utility easement along
the west lot line abutting Outlot A, Spirit Place and a 27.67 foot wide drainage and utility
easement overlaying the shared private drive along the south lot line. All easements are
subject to review and approval of the City Engineer.
Grading Plan. The developer has submitted a grading plan for the proposed development of
the subject site. All grading, drainage, and erosion control issues are subject to review and
approval of the City Engineer.
Utility Plan. The subject site is within the MUSA and utilities are available to provide sanitary
sewer and water service. The submitted plans include a utility plan for connection of the
proposed building to sanitary sewer and water. All utility issues are subject to review and
approval of the City Engineer.
Development Contract. The developer 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
developer is required to execute the development agreement prior to City Council approval of
the final plat.
CONCLUSION
The proposed PUD Development Stage Plan for Taco Bell, as well as the applications for
preliminary and final plat approval of Spirit Place at Brandtjen Farm 2nd Addition and vacation
of existing drainage and utility easements, is consistent with the SBF Land Use Plan and the
requirements of the SBF PUD District, Zoning Ordinance, and Subdivision Ordinance. City staff
and our office recommend approval of the applications subject to the following conditions:
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1. Lot 1, Block 1 Spirit Place 2nd Addition shall be developed in compliance with the
requirements of the SBF PUD District approved 20 June 2005 and the PUD Development
Stage Plan.
2. The convenience food use shall be allowed 24-hour operations.
3. The developer shall construct the north half of the drive aisle along the north line of the
subject site that is to be within Outlot B, Spirit Place, which is identified on the site plan.
4. The proposed use is required to provide 50 off-street parking stalls in accordance with
Section 11-19-13 of the Zoning Ordinance. The site plan provides 42 stalls and there are
up to 10 stalls available through a cross parking easement on Lot 1, Block 1, Spirit Place.
The developer shall provide documentation as to establishment of the cross parking
easement for Spirit Place such that the proposed use complies with the number of
parking stalls required by the Zoning Ordinance.
5. The developer shall pay a park dedication fee of $5,076.00 with the development
agreement in accordance with the SBF Master Development Agreement
6. All easements are subject to review and approval of the City Engineer.
7. All grading, drainage, and erosion control issues are subject to review and approval of
the City Engineer.
8. All utility issues are subject to review and approval of the City Engineer.
9. The developer shall execute a development agreement drafted by the City Attorney
prior to City Council approval of the final plat.
c. Justin Miller, City Administrator
Zachary Johnson, City Engineer
John Hennen, Parks and Recreation Director
Andrea McDowell Poehler, City Attorney
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A
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GENERAL GRADING NOTES:
G
R
A
D
I
N
G
P
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A
N
L
E
G
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N
D
:
8
9
1
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0
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0
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=
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8
.
5
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@
B
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=
9
2
8
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5
5
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)
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.
W
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.
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W
/
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C
H
.
CONNECT T
O
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X
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S
T
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N
G
WATER STU
B
P
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R
C
I
T
Y
STANDARDS
,
V
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R
I
F
Y
P
I
P
E
SIZE, TYPE
&
L
O
C
A
T
I
O
N
P
R
I
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TO CONSTR
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C
T
I
O
N
,
T
Y
P
.
(ASSUME 6"
P
V
C
C
-
9
0
0
)
C
B
M
H
1
R
-
3
0
6
7
R
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4
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3
1
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(
S
)
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8
.
0
2
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(
W
)
=
9
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2
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(
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)
=
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2
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6
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=
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7
6
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E
)
=
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3
0
.
0
0
C
B
1
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3
0
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,
(
9
(
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)
<
EXISTING 8"WATERMAIN
C
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.
EXISTING 8" SANITARY
6
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x
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412"5'-3" R.O.412"
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512"4'-97 8" R.O.
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WALL SUBSTRATES: SEE FULLERTON BUILDING SYSTEM
S
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- DINING ROOM:1/2" GYPSUM WALLBOARD FROM T.O. SLAB TO 6" ABOVE
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(
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1
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CEMENT BOARD IS TO BE SUBSTITUTED FOR GYPSUM B
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APPLICATION. (SEE ELEVATION DRAWING SHEET A8.0 FO
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)
- KITCHEN WALLS :1/2" CEMENT WALLBOARD FROM T.O. SLAB TO 12" A.F.F.
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A.F.F TO 6" ABOVE CEILING HEIGHT U.O.N. IF DOUBLE SI
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SHALL SHALL BE CONTINUOUS FROM SILL PLATE TO TO
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1/2" CEMENT WALLBOARD ON METAL STUD WALLS AT H
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SEE HOODWALL LEGEND ABOVE.- RESTROOM WALLS:5/8" CEMENT WALLBOARD FROM T.O. SLAB TO TOP OF C
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XP WALLBOARD, TYPE X CORE FROM T.O. CEMENT BOA
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ELEVATIONS FOR HEIGHTS AND LOCATIONS) NO SUBST
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- ALL OTHER FRAME WALL CONDITIONS:1/2" CEMENT WALLBOARD FROM T.O. SLAB TO HEIGHT O
F
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FROM T.O. CEMENT BOARD TO 6" ABOVE CEILING HEIGH
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TYPICAL EXTERIOR WALL:2x6/2X10 WD STUDS AT 16" O.C.
W
/
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AND R-19/R-30 FIBERGLASS BAT
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LAYERS OF GRADE 'D' 60 lb BUIL
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TYPICAL INTERIOR WALL :2x4 WD STUDS AT 16" 0.C. (2x6
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INTERIOR SOUND-RATED WALL:TYPICAL INTERIOR WALL W/ 3-1/
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HOODWALL:TYPICAL EXTERIOR WALL WITH 1
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City of Lakeville
Public Works – Engineering Division
Memorandum
To: Daryl Morey, Planning Director
From: Alex Jordan, 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
Dave Olson, Community and Economic Development Director
Date: February 9, 2017
Subject: Spirit Place at Brandtjen Farm 2nd Addition
• Preliminary and Final Plat Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
• Site Plan Review
BBAACCKKGGRROOUUNNDD
Border Foods has submitted a preliminary and final plat named Spirit Place at Brandtjen Farm
2nd Addition and site plans to construct a Taco Bell on Lot 1, Block 1. This is the second phase
of the Spirit Place at Brandtjen Farm final plat approved by the City Council on August 1, 2016.
The proposed development is located south of 160th Street (CSAH 46), north of 162nd Street,
east of Pilot Knob Road (CSAH 31), and west of and adjacent to Elmhurst Lane. The parent
parcel consists of Outlot C, Spirit Place at Brandtjen Farm. The development is zoned PUD,
Planned Unit Development.
The preliminary and final plats consist of one lot within one block on 0.94 acres.
The proposed development and site plan will be completed by:
SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
FFEEBBRRUUAARRYY 99,, 22001177
PPAAGGEE 22 OOFF 77
Developer: Border Foods
Engineer/Surveyor: Civil Site Group, James R. Hill, Inc. and Planforce Group
SSIITTEE CCOONNDDIITTIIOONNSS
The Spirit Place at Brandtjen Farm 2nd Addition site consists of 0.94 acres of undeveloped land.
The property generally slopes west to east. Private drives border the west and south plat
boundaries, providing access to the parent parcel. There are no wetlands or trees on the
property.
EEAASSEEMMEENNTTSS
The parent parcel contains existing public Drainage and Utility Easements dedicated with the
Spirit Place at Brandtjen Farm plat, which will be vacated with the final plat. The Drainage and
Utility Easement will be re-dedicated with the final plat over the area containing existing
public utilities located on the parent parcel.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Elmhurst Lane
Spirit Place at Brandtjen Farm 2nd Addition is located west of and adjacent to Elmhurst Lane, a
local commercial street. The street is designed as a 44-foot wide, two lane urban roadway with 8-
foot wide concrete sidewalks within an 80-foot wide right-of-way. No additional right-of-way
dedication is required with the final plat.
The Developer proposes to construct a private sidewalk and stairs from the site to the public
sidewalk within Elmhurst Lane. The Developer shall be responsible for the maintenance of the
private sidewalk extending to the public sidewalk.
SSIITTEE PPLLAANN RREEVVIIEEWW
Spirit Place at Brandtjen Farm 2nd Addition includes the construction of an approximately
3,000-square foot Taco Bell and parking lot on Lot 1, Block 1, with concrete sidewalks to allow
pedestrian access from adjoining sites. The Taco Bell includes a drive-thru aisle with
adequate stacking to maintain proper site circulation.
Access to the site will be from a shared private drive within Outlot A, Spirit Place at Brandtjen
Farm, currently being constructed with the Spirit Place at Brandtjen Farm development
improvements. A private cross access easement and maintenance agreement is memorialized
on the parent parcel for the shared driveway within Outlot A. The parking lot is adequately
sized to allow truck circulation into and out of the site, and will provide capacity to meet the
requirements of the City’s Zoning Ordinance.
SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
FFEEBBRRUUAARRYY 99,, 22001177
PPAAGGEE 33 OOFF 77
The landscaping plan provides for several types of trees and shrubs in landscaped areas
around the building and parking lot. Landscaping areas around the building will be sodded.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility and site construction shall be from
the private access drive in the location of the proposed driveway within Outlot A.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
Development of Spirit Place at Brandtjen Farm 2nd Addition includes the construction of
private sidewalks. Private sidewalks will be installed along the north side of the proposed
building providing a connection to the existing sidewalk network.
The Park Dedication fee has not been collected on the parent parcel and will be satisfied
through a cash contribution with the final plat. The Park Dedication fee for commercial areas
in Spirit of Brandtjen Farm is $5,400.00 per acre, consistent with the Spirit of Brandtjen Farm
Master PUD Agreement.
0.94 acres x $5,400/acre = $5,076.00
Gross Area of Final Plat Park Dedication Charge Required Park Dedication
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Spirit Place at Brandtjen Farm 2nd Addition is located within subdistrict NC-20060 of the North
Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan.
Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the
Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to
serve the proposed commercial development.
A private sanitary sewer service will be extended from the existing service stub located on the
parent parcel to provide sanitary sewer service to the Development.
The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall
be collected with the Building Permit Application. The Sanitary Sewer Availability Charge will
be calculated at the rate in effect at the time of approval of the Building Permit Application, as
determined by the City’s Building Official.
WWAATTEERRMMAAIINN
Development of Spirit Place at Brandtjen Farm 2nd Addition includes the extension of an
existing private watermain. Private watermain will be extended within the development to
provide water service to the development. Consistent with the Spirit Place at Brandtjen Farm
SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
FFEEBBRRUUAARRYY 99,, 22001177
PPAAGGEE 44 OOFF 77
Development Contract, the Developer shall pay for and extend the private watermain to
connect to the existing watermain within Elmhurst Lane to provide a looped system and
sufficient domestic service and fire protection for the development. The Developer shall be
responsible for any repair and/or replacement of sidewalk or street necessary to connect the
watermain within Elmhurst Lane. A $10,000 security is required with the final plat for the
connection to the public watermain, replacement of any damaged trees and landscaping
within the right-of-way, and reconstruction of the public sidewalk.
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the final construction plans submitted with the building permit application. A cross
access easement and maintenance agreement is memorialized on the parent parcel for the
private utilities extending across multiple properties.
OOVVEERRHHEEAADD LLIINNEESS
There are no overhead utilities located adjacent to or within the parent parcel.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Spirit Place at Brandtjen Farm 2nd Addition is located within subdistrict NC-14B and NC-14A of
the North Creek Stormwater District as identified in the City’s Water Resources Management
Plan.
Stormwater runoff generated from the Spirit Place at Brandtjen Farm 2nd Addition
development will be conveyed via a proposed private storm sewer system to the existing
public storm sewer system within the private access street along the south side of the
property. The stormwater management requirements for the parent parcel were satisfied
through stormwater management basins constructed with Spirit of Brandtjen Farm
Commercial 2nd Addition.
The final grading plan must indicate any proposed borrow areas in which the building
footings will be placed on fill material. The grading specifications must indicate that all
embankments meet FHA/HUD 79G specifications. A final certificate of occupancy shall not be
issued until an as-built certified grading plan has been submitted and approved by the City
Engineer.
Spirit Place at Brandtjen Farm 2nd Addition does not contain more than one acre of site
disturbance and therefore a National Pollution Discharge Elimination System General
Stormwater Permit for construction activity is not required from the Minnesota Pollution
Control.
SSTTOORRMM SSEEWWEERR
SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
FFEEBBRRUUAARRYY 99,, 22001177
PPAAGGEE 55 OOFF 77
The development of Spirit Place at Brandtjen Farm 2nd Addition includes the construction of a
private storm sewer system. The privately-owned and maintained storm sewer will be located
within Lot 1, Block 1 and will collect and convey stormwater runoff generated from within the
development to the public storm sewer system located within the private access street along
the south side of the property. A private cross access and maintenance agreement is
memorialized on the parent parcel for the private utilities extending across multiple
properties. A $2,000.00 security will be collected to ensure proper connection to the existing
storm sewer system.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be
paid with the final plat. The Trunk Storm Sewer Area Charge for Lot 1, Block 1 is calculated as
follows:
40,887.00s.f. x $0.250/s.f. = $10,221.75
Gross Area of Final Plat Commercial
Area Charge
Total Trunk
Storm Sewer Area Charge
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
FEMA FLOODPLAIN ANALYSIS
Spirit Place at Brandtjen Farm 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
There are no existing wetlands on the site.
TTRREEEE PPRREESSEERRVVAATTIIOONN
No significant trees are located on the property.
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for obtaining a MPCA Construction Permit for the site as well as
developing and maintaining the SWPPP throughout construction phase. The permit requires
that all erosion and sediment BMPS must be clearly outlined in a site’s SWPPP. Changes made
throughout construction should be documented in the SWPPP.
SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
FFEEBBRRUUAARRYY 99,, 22001177
PPAAGGEE 66 OOFF 77
Additional erosion control measures may be required during construction as deemed
necessary by City staff or the Dakota County Soil and Water District. Any additional measures
required shall be installed and maintained by the Developer.
SECURITIES
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Spirit Place at Brandtjen Farm 2nd Addition.
CONSTRUCTION COSTS
Watermain Connection and Restoration
Storm Sewer Connection
10,000.00
2,000.00
Grading, Erosion Control, and Restoration 8,000.00
SUBTOTAL - CONSTRUCTION COSTS $ 20,000.00
OTHER COSTS
Developer’s Design (3.0%) $ 600.00
Developer’s Construction Survey (2.5%) 500.00
City’s Legal Expense (0.5%) 100.00
City Construction Observation (5.0%) 1,000.00
Developer’s Record Drawing (0.5%) 100.00
Landscaping 20,175.00
Lot Corners/Iron Monuments 100.00
SUBTOTAL - OTHER COSTS $22,575.00
TOTAL PROJECT SECURITY $ 42,575.00
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
$100.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all
irons have been placed following site grading, street and utility construction.
CCAASSHH FFEEEESS
A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat
approval and is calculated as follows:
190.94 f.f. x $.24495/f.f./qtr. x 4 qtrs. = $187.08
Lot 1, Block 1, Elmhurst Lane
Front Footage
Streetlight Operating Fee Total
A cash fee for one-year of the Environmental Resources Fee shall be paid at the time of final
plat approval and is calculated as follows:
0.94 acres x 4.20 x $9.30/unit/qtr. x 4 qtrs. = $146.87
SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 22NNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT
FFEEBBRRUUAARRYY 99,, 22001177
PPAAGGEE 77 OOFF 77
Lot 1, Block 1
Spirit Place and Brandtjen Farm
2nd Addition
Commercial/Industrial
Residential Equivalent Utility
Factor
Environmental Resources
Fee Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
1 units x $90.00/unit = $90.00
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 $600.00.
CASH REQUIREMENTS
Sanitary Sewer Availability Charge to be paid with building permit
Park Dedication Fee $ 5,076.00
Trunk Storm Sewer Area Charge 10,221.75
Streetlight Operating Fee 187.08
Environmental Resources Fee 146.87
City Base Map Updating Fee 90.00
City Engineering Administration (3.00%) 600.00
TOTAL - CASH REQUIREMENTS $ 16,321.70
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the Spirit Place at Brandtjen Farm 2nd Addition
preliminary and final plat, grading and erosion control plan and utility plan subject to the
requirements and stipulations within this report.