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HomeMy WebLinkAboutSBF PLAT MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 27 April 2017 RE: Lakeville – SBF; 18th Addition TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted plans for Spirit of Brandtjen Farm 18th Addition. The application involves platting a portion of Spirit of Brandtjen Farm located south of 162nd Street and east of Eagleview Drive with 253 dwelling lots, 5 common open space lots, 1 HOA clubhouse lot, and 9 outlots. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. The applications involved in considering the submitted plans are a PUD Development Stage Plan and Preliminary Plat. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 4 May 2017. Exhibits: A. Site Location B. SBF Master Land Use Plan C. Title Sheet D. Preliminary Plat (7 pages) E. Preliminary Master Grading Plan (8 pages) F. Preliminary Utility Plan (7 pages) G. Preliminary Landscape Plan (5 pages) H. Greenway Trail Corridor Planting Plan (5 pages) I. Phasing Plan J. Lot Designation Plan K. Dakota County Plat Commission Letter 2 ANALYSIS Land Uses. The SBF Master Site Plan (Page 3.5 of the SBF PUD Booklet) illustrates development of various forms of multiple family residential dwellings in the area of SBF 18th Addition. The proposed preliminary plat includes 152 single family cottage lots, 38 single family traditional lots, 63 detached townhouse dwellings, and five common open space lots. The change in land use from multiple family dwellings to single family lots is consistent with the on-going buildout of SBF in response to current market conditions. The proposed 63 detached townhomes are positive as alternative housing to single family dwellings within SBF and for the City’s overall housing stock. The preliminary plat includes an HOA clubhouse use at Lot 19, Block 15. The addition of a clubhouse at this location, guided for Residential Village Center uses by the SBF Land Use Plan, is appropriate to create a gateway into the northern portions of SBF and provides a desirable transition between the commercial uses to the northwest and residential uses to the east of Eagleview Drive. Development of Lot 19, Block 15 will be subject to a separate application for a PUD Development Stage Plan and subject to the performance standards outlined by 11-53-7.D of the Zoning Ordinance for clubhouse facilities within residential areas. 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 (3-5du./ac.), Medium Density Residential (6- 8du./ac.), High Density Residential(12+du/ac.), Residential Village Center, public park and trailway, and HOA park and trailway land uses. The preliminary plat identifies the net area of the proposed 253 dwelling unit development as 76.6 acres (lots + local street right-of-way), for a net density of 3.3 du./ac. The proposed density is less than would be allowed by the combination of land uses guided on the SBF Land Use Plan, but still greater than the 3.0 du./ac. minimum average the City must maintain for all residential development within the MUSA. The lower than anticipated density is acceptable as there will be no negative impacts to existing or planned streets and infrastructure. Future development of Outlot I may yet occur with multiple family residential uses as guided by the SBF Land Use Plan to increase the overall density of residential uses within SBF. Single Family Lots. The 152 single family cottage lots are proposed with a minimum 60-foot width consistent with the minimum lot and setback requirements for cottage lots as set forth in Section 7 of the SBF PUD Booklet. Likewise, the 38 single family traditional lots are proposed with a minimum 75 foot width consistent with the minimum lot and setback requirements for traditional lots as set forth in Section 7 of the SBF PUD Booklet. Detached Townhomes. The proposed 63 detached townhomes are to be developed in five 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 low to medium density land uses within 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 3 between buildings, whereas the preliminary plat provides 15 feet. In that the City adopted a Zoning Ordinance amendment to require a 14-foot setback between detached townhomes within the RST-2 District, the proposed 15-foot setback between buildings for SBF 18th Addition is appropriate. The developer has submitted exterior elevations and floor plans for the proposed detached townhomes, which comply with the requirements outlined in Section 11- 57-19.C of the Zoning Ordinance for detached townhouse dwellings within the RST-2 District. Streets. The proposed preliminary plat will extend Draft Horse Boulevard to intersect 162nd Street west of Diamond Path and extend 162nd Street east to Eagleview Drive. The right-of-way for Draft Horse Boulevard is 60 feet wide consistent with Street SC.3 in the SBF PUD Booklet. Extension of 162nd Street will be an 80-foot right-of-way with a street section consistent with the roadway design approved with SBF Elementary Addition. Local streets extend off of intersections with Draft Horse Boulevard, 162nd Street, and Eagleview Drive (Duluth Trail is accessed from existing 165th Street), within a 52-foot wide right-of-way consistent with Street SC.3 in the SBF PUD Booklet. The one side of Draft Horse Boulevard and all local streets without the bump out for on-street parking must be posted as no parking zones. All rights-of- way and street construction plans are subject to review and approval of the City Engineer. Sidewalks/Trails. The submitted plans indicate that five-foot wide concrete sidewalks will be constructed on both sides of the streets within SBF 18th Addition. HOA maintained/publicly accessible trails are shown within Outlot B, Outlot C, Outlot D, Outlot F, Outlot G, and Lot 19, Block 15 (HOA clubhouse). Outlot E provides for the public greenway trail corridor shown on the SBF Land Use Plan from Eagleview Drive to 162nd Street following the MCES interceptor easement. Connections from the greenway corridor are provided to the adjacent neighborhoods via trail corridors to Street N and Street E. Outlot E is to be deeded to the City consistent with the park dedication provisions of the SBF PUD Master PUD Agreement. Landscaping. A landscape plan has submitted for the interior street boulevards, the yards abutting 162nd Street and Eagleview Drive providing for a landscape buffer for double frontage lots, and plantings for the detached townhouse foundations and common open spaces. The lots in Block 1 will be provided a landscape buffer yard abutting Diamond Path consistent with previous phases of SBF. The greenway trail corridor planting plan is subject to review by City staff. Storm Water Management. The submitted plans include grading, drainage and erosion control plans. Outlots C and H include storm water basins 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 divided between the current MUSA and areas shown as being more than ¼ mile from utilities on the 2010 MUSA Serviceability Map. Plans have been submitted for extension of sanitary sewer and water utilities to serve the proposed SBF 18th Addition, which is feasible based on the continued buildout of SBF. All utility plans are subject to review and approval of the City Engineer. 4 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. All drainage and utility easements are subject to review and approval of the City Engineer. Outlots. The preliminary plat includes the following outlots: Outlots Purpose Ownership A, B, D, F, G HOA maintained/publicly accessible open space HOA C, H Stormwater basin Deed to City E Public greenway trail corridor Deed to City I Future development Developer CONCLUSION SBF 18th Addition is consistent with the requirements of the SBF PUD District, Zoning Ordinance, and Subdivision Ordinance. Our office and City staff recommends approval of the preliminary plat and development stage PUD plans subject to the conditions outlined below: 1. SBF 18th 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. Single family dwellings and detached townhouses within SBF 18th Addition are subject to the lot requirements established for cottage lots, traditional lots and detached townhomes as designated on the Lot Designation Plan (Exhibit J) in accordance with the PUD Standards table on page 7.1 of the SBF PUD Booklet. 3. Development of Lot 19, Block 15 will be subject to a separate application for a PUD Development Stage Plan and subject to the performance standards outlined by 11-53- 7.D of the Zoning Ordinance for clubhouse facilities within residential areas. 4. One side of Draft Horse Boulevard and all local streets without a bump out for on-street parking shall be posted as no parking zones. 5. Outlot E shall be deeded to the City for park dedication purposes. The park dedication shall be consistent with the SBF PUD Master Development Agreement. 6. Outlots C and H shall be deeded to the City for stormwater management purposes. 7. The greenway trail corridor planting plan is subject to review and approval by the City. 8. All drainage and utility easements are subject to review and approval of the City Engineer. 5 9. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. 10. All utility issues are subject to review and approval of the City Engineer. c. Justin Miller, City Administrator Alex Jordan, Senior Project Engineer John Hennen, Parks and Recreation Director Andrea McDowell Poehler, City Attorney ± Spirit of Brandtjen Farm 18th Addition 160th St (CSAH 46) City of LakevilleAerial MapSpirit of Brandtjen Farm18th AdditionPreliminary PlatEXHIBIT AENVOYWAY170TH STEAGLEVIEWDR162NDST 1 6 5 T H ST EAGLEVIEWDRDIAMONTE PATHELMHURST LN162ND S T D U L UT H T R LDRAFTH ORSEBLVD EXHIBIT B EXHIBIT C The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION Outlot C, Outlot D, Outlot E and Outlot F, SPIRIT OF BRANDTJEN FARM 17TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota And Outlot B and Outlot C, SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION, according to the recorded plat thereof, Dakota County, Minnesota And Outlot G, SPIRIT OF BRANDTJEN FARM COMMERCIAL 2ND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota PROPERTY DESCRIPTION EXHIBIT D The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM ELEMENTARY ADDITION EXHIBIT E 25.926.827.028.330.031.232.326.527.527.027.225.826.630.933.228.7 EOF27.3 EOF EXHIBIT F EXHIBIT G EXHIBIT H EXHIBIT I EXHIBIT J Dakota County Surveyor’s Office Western Service Center  14955 Galaxie Avenue  Apple Valley, MN 55124 952.891-7087  Fax 952.891-7127  www.co.dakota.mn.us April 6, 2017 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: SPIRIT OF BRANDTJEN FARM 18TH ADDITION The Dakota County Plat Commission met on April 3, 2017, to consider the concept plan of the above referenced plat. The plat is adjacent to County State Aid Highway (CSAH) 46 and future County Road (CR) 33, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed plat includes assembling of seven platted outlots, which proposes 196 single family lots and 56 detached townhome units on property located south of CSAH 46 and east of Eagleview Drive and west of future Diamond Path. The right-of-way needs along CSAH 46 are 100 feet of half right-of-way. Restricted access is shown along all of CSAH 46 on the underlying/existing plats. As discussed, the pedestrian tunnel under CSAH 46, east of proposed Outlot I, is planned to be built in June/July 2017. Also, a second traffic connection will be made to CSAH 46 for this area by September 2018. The Plat Commission has approved the preliminary and final plat and will recommend approval to the County Board of Commissioners. Traffic volumes on CSAH 46 are 24,700 ADT and are anticipated to be 35,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: Jacob Fick (Tradition Development) City of Lakeville Public Works– Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Senior Project Engineer McKenzie Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: April 28, 2017 Subject: Spirit of Brandtjen 18th Addition • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Utility Plan Review • Preliminary Erosion Control Plan Review BBAACCKKGGRROOUUNNDD SBF Development Corporation has submitted a preliminary plat named Spirit of Brandtjen Farm (SBF) 18th Addition. The proposed development is located south of and adjacent to 160th Street (CSAH 46), west of and adjacent to Diamond Path (future CSAH 33), east of and adjacent to Eagleview Drive, and north of 165th Street. The parent parcels consist of Outlots B and C, Spirit of Brandtjen Farm Elementary Addition, Outlot G, Spirit of Brandtjen Farm Commercial 2nd Addition, and Outlots C, D and E, Spirit of Brandtjen Farm 17th Addition. The development is zoned PUD, Planned Unit Development. The Developer is dedicating 0.03 acres as County right-of-way (CSAH 46). The preliminary plat consists of 190 single family lots, 63 detached townhome lots, five (5) common open space lots, one clubhouse lot within 18 blocks and nine (9) outlots. The outlots created with the final plat will have the following uses: Outlot A: Common open space; to be retained by the Developer (0.66 acres) Outlot B: Common open space and private trail; to be retained by the Developer (3.24 acres) SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 22 Outlot C: Stormwater management basin and privately maintained, publicly accessible trail; to be deeded to the City (12.53 acres) Outlot D: Common open space and private trail; to be retained by the Developer (2.00 acres) Outlot E: Greenway corridor and existing Metropolitan Council and Apple Valley easements; to be deeded to the City (4.69 acres) Outlot F: Common open space and private trail; to be retained by the Developer (0.17 acres) Outlot G: Common open space and private trail; to be retained by the Developer (0.60 acres) Outlot H: Stormwater management basin; to be deeded to the City (3.26 acres) Outlot I: Future development; to be retained by the Developer (21.03 acres) The proposed development will be completed by: Developer: SBF Development Corporation Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The site was previously a gravel processing operation. The gravel processing on the parent parcels has been completed and the site encroachments have been removed. The site is sloped to a series of existing wash basins located on the eastern portion of the parent parcels. These wash basins were constructed for sand processing of the gravel operations. The largest basin is proposed to remain with the development improvements and to be utilized for stormwater treatment and volume reduction of the stormwater generated within the watershed. Existing trunk public and private utilities are located throughout the site. EEAASSEEMMEENNTTSS The parent parcels contain existing public and private easements. The following easements will remain with the development and will not be impacted: • 20-foot wide public right-of-way, drainage, and utility easement per Doc. No. 1656358. • 35-foot wide Metropolitan Council Sanitary Sewer Easement per Doc. No. 1292581. • Williams Brothers pipeline easement per book 80 of miscellaneous records, Page 186 and amended per Document No. 545492, over E ½ of the NE ¼ of Sec. 1. The following easements will expire (and be re-dedicated as necessary) upon final platting of the underlying outlots into lots and blocks with a future final plat: • Temporary drainage and utility easement per Doc. No. 3139215 on all of Outlot C, Spirit of Brandtjen Farm Elementary Addition. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 33 • Temporary drainage, utility, ingress, and egress easement per Doc. No. 3139216 on Outlot B, Spirit of Brandtjen Farm Elementary Addition. • Temporary drainage, utility, ingress, and egress easement per Doc. No. 3139217 on Outlot G, Spirit of Brandtjen Farm Commercial 2nd Addition. • Temporary roadway easement per Doc. No. 3139213 on Outlot C, Spirit of Brandtjen Farm Elementary Addition. • Temporary roadway easement per Doc. No. 3139324 on Outlot C, Spirit of Brandtjen Farm Elementary Addition. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 160th Street (CSAH 46) SBF 18th Addition is located south of and adjacent to 160th Street, a minor arterial County roadway as identified in the City’s Transportation Plan. 160th Street adjacent to the site is a four-lane divided urban roadway, with a continuous concrete center median island. Dakota County controls the right-of-way requirements and access locations along 160th Street. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 100-feet and designates this roadway as a future six-lane divided urban roadway over its entire length adjacent to the plat. The widening of 160th Street is not identified in the City’s or County’s current Capital Improvement Plans. Additional right-of-way for 160th Street shall be dedicated with the final plat to satisfy the County’s right-of-way requirement. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at their April 3, 2017 meeting. Diamond Path (Future CSAH 33) SBF 18th 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 Road Plat Review Needs Map identifies Diamond Path as a future three-lane undivided urban roadway with center turn lanes or a two-lane divided urban County State Aid Highway with a ½ right of way requirement of 60 feet. The Developer dedicated the necessary right-of-way with previous phases of Spirit of Brandtjen Farm. Diamond Path adjacent to the plat will not be constructed with the plat improvements and is not identified to be constructed in the current City or County Capital Improvement Plan (CIP). 162nd Street Development of SBF 18th Addition includes the construction of 162nd Street, a minor collector roadway as identified in the City’s Transportation Plan. 162nd Street is designed as a 36-foot wide two-lane urban roadway, within 80-feet of right-of-way. A concrete median will be constructed east of Eagleview Drive as the approach to the existing roundabout. 5-foot wide concrete sidewalks will be installed along the north and south sides of the street. 162nd Street via Diamond Path will provide the only public street access to the elementary school under construction on Lot 1, Block 1, Spirit of Brandtjen Farm Elementary Addition. 162nd Street is currently under construction from Diamond Path to a point 1300-feet west of SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 44 Diamond Path. To provide a second roadway access from Eagleview Drive or Draft Horse Boulevard to the proposed elementary school, the Developer shall either: construct 162nd Street, and dedicate the necessary public right-of-way, from Eagleview Drive to its proposed terminus in SBF Elementary Addition, or construct the public street south of 162nd Street at the access to the proposed elementary school, by no later than September 1, 2018. Draft Horse Boulevard Development of Spirit of Brandtjen Farm 18th Addition includes the construction of Draft Horse Boulevard, a local roadway. Draft Horse Boulevard will be constructed and extended from its existing termini at the intersections with 162nd Street and 165th 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. Duluth Trail Development of Spirit of Brandtjen Farm 18th 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 52-feet of right-of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. E, N, and Q Street Development of Spirit of Brandtjen Farm 18th Addition includes the construction of E, N, and Q Streets, all local roadways. The local roadways are designed as 28-foot wide urban roadways with a 5-foot wide concrete sidewalk along both sides of the streets. The Developer is dedicating 52-feet of right-of-way. E, N, and Q Streets will provide access to Eagleview Drive. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. G Street Development of Spirit of Brandtjen Farm 18th Addition includes the construction of G Street, a local roadway. G Street is designed as a 28-foot wide urban roadway with a 5-foot wide concrete sidewalk along both sides of the street. G Street will provide an access to 162nd Street which will align with the driveway entrance to the elementary school on Lot 1, Block 1, SBF Elementary Addition. 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. O Street SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 55 Development of Spirit of Brandtjen Farm 18th Addition includes the construction of O Street, a local roadway. O Street 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. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction for SBF 18th Addition shall be identified with each phase of construction. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of SBF 18th Addition includes the construction of public sidewalks and trails. 5- foot wide concrete sidewalks will be constructed along both sides of all streets. Privately owned and publicly accessible trails will be constructed within Outlots B, C, D, F, and G and Lot 19, Block 15. The Parks, Trails and Open Space Plan identifies the area of the parent parcels as a location for a future greenway corridor and trail system. The greenway corridor will follow the alignment of the existing Metropolitan Council Sanitary Sewer easement, extending from the existing at- grade street crossing at 162nd Street. The Developer proposes to construct the greenway corridor trail, which includes, but is not limited to, the construction of a trail, landscaping, lighting, and benches. The Developer has submitted a planting plan for the greenway trail corridor improvements that is subject to review and approval by City staff. The City will credit the Developer’s cash fees for the cost of the improvements, in exchange for the Developer deeding Outlot E to the City and the HOA maintaining the ground cover and landscaping within the greenway corridor (Outlot E). The credit will be determined at the time of final plat approval. The Parks, Trails, and Open Space Plan also identifies a 10-foot wide bituminous trail along the south side of 160th Street adjacent to the development. The Developer shall grade the trail bench and construct the trail from Pilot Knob Road to Diamond Path at the time Outlot I is final platted into lots and blocks. Additionally, the Developer shall explore the possibility of providing a connection from the trail along 160th Street to the greenway corridor at the time Outlot I is final platted into lots and blocks. The Park Dedication Fee has not been collected on the parent parcels and will be satisfied through a combination of land dedication for the greenway corridor within Outlot E and cash contribution. The Park Dedication calculation will be determined with each phase final plat, consistent with the SBF Master PUD Agreement. UUTTIILLIITTIIEESS SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 66 SSAANNIITTAARRYY SSEEWWEERR:: SBF 18th Addition is located within sub-district NC-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 Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. To provide sewer service to the subdivision, a connection is proposed to the existing Metropolitan Council (METC) trunk sanitary sewer bisecting the parent parcels. A direct connection permit will be required from the METC for the connection to the sanitary sewer. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and must be paid with the final plat. The fee will be based on the rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN:: The City’s Water Plan identifies 12-inch trunk watermain to be constructed along 162nd Street. Temporary 12-inch watermain was installed along the 162nd Street corridor to provide service to the elementary school within Lot 1, Block 1, SBF Elementary Addition. The Developer shall remove the temporary watermain and install 12-inch permanent watermain along 162nd Street, in accordance with the City’s Water Plan, extending from Eagleview Drive to the existing permanent watermain with the SBF 18th Addition improvements. A private water service was previously installed to Lot 19, Block 15 with the SBF Commercial 2nd Addition improvements to provide utility service to the future HOA clubhouse lot. Final locations and sizes of all public sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS There are no existing overhead utility lines and/or poles within the parent parcels. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG BBAACCKKGGRROOUUNNDD Spirit of Brandtjen Farm (SBF) is a planned unit development of which development began in 2005. The proposed development encompasses nearly all of the north half of Section 1, Township 114 Range 20 and a substantial portion of the south half of said section. The initial stormwater modeling and drainage plan for SBF, located on the south half of Section 1, was prepared by Westwood Professional Services. The original design consisted of a main basin, Spirit, surrounded by six National Urban Runoff Program (NURP) basins. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 77 The Spirit basin design did not include a gravity outlet other than infiltration. A system of pumps was incorporated into the design to serve three functions: 1) Irrigation supply, 2) Recirculation for water features, and 3) Drawdown, if needed. During 2008, a decision was made to not construct the recirculation features. As a result, the proposed pumping station was not constructed, however, the pump station draw intake line was. As development has continued, Spirit basin appears to have adequately infiltrated all runoff from the development without the presence of the pumping system. A gravel processing area has been in operation on the north half of Section 1 in excess of forty years. As part of gravel operations years ago, a series of basins was constructed as wash basins for sand processing. The operational need for these basins ended approximately in 2013 and a reclamation plan was prepared for the gravel processing area. As part of the reclamation plan, the largest basin was measured and quantified, and incorporated into the reclamation plan with intended use as a stormwater management basin. The basin is referred to as Nordeast Basin. PPRROOPPOOSSEEDD SSTTOORRMMWWAATTEERR MMAANNAAGGEEMMEENNTT PPLLAANN SBF 18th Addition is located within the North Creek drainage district as identified in the City’s Water Resources Management Plan. The plat is located within sub-districts NC-9B, NC-11A, NC-11B, NC-11C, NC-13, NC-14A, and NC 14-B. The North Creek Stormwater District management plan identifies four stormwater basins in these drainage districts; NC-11-1, NC- 11-2, NC-11-3 and NC-13-1. Nordeast Basin and the proposed NURP basins are intended to fulfill the requirements of these basins. The proposed stormwater management plan is a regional plan that connects the 96 acres within the Nordeast Basin drainage area. The proposed system utilizes the existing Nordeast Basin for flood storage and infiltration, having peripheral National Urban Runoff Protection (NURP) and stormwater collection systems. The pretreatment NURP basins are proposed to be multi-celled. SBF 18th Addition includes the construction of two of the peripheral NURP basins. An overflow pipe and overland route is proposed to be extended from the existing Spirit Basin system to the Nordeast Basin with the SBF 18th improvements. The overflow pipe is designed as an emergency outlet, should the Nordeast Basin’s water elevation extend beyond the peak design storm. The proposed NURP basins and Nordeast basin will be located within Outlot C. The proposed stormwater management design is consistent with City requirements. An as-built certified grading plan will be required within 30-days of final stabilization of the disturbed areas to verify that the basins were constructed in accordance with the final grading plan. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 88 A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required by the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Development of SBF 18th Addition includes the construction of a public and private storm sewer system. Storm sewer will be installed to collect and convey stormwater runoff generated from the streets and open space within the development. The storm sewer will convey the runoff to the stormwater management basins within the development. The constructed public storm sewer shall be located within public right-of-way and/or public drainage and utility easements. The privately owned and maintained storm sewer will be located within Outlots B and G to collect the runoff generated from the HOA common lots. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and shall be paid with the final plat, at the rate in effect at the time of final plat approval. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS A portion of SBF 18th Addition (southwest corner of Outlot E, SBF 17th Addition) is located within areas shown on the Flood Insurance Rate Map (FIRM) as Zones AE and A, Floodway and Flood Fringe respectively. Based on this designation, a portion of the development is located within a Special Flood Hazard Area (SFHA), as determined by FEMA. The Developer is proposing to construct roadway, trail, and utility improvements within the Floodway and Floodplain Districts, both allowed per Zoning Ordinance Section 11-101-11. The Developer shall be responsible for any requirements deemed necessary for construction of the streets and utilities within the Floodway or Flood Fringe Districts, including but not limited to obtaining a CLOM-R. The Developer shall provide a security with the final plat for the floodway and flood fringe mitigation requirements, to be calculated with the final plat. The remaining area of SBF 18th Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). WWEETTLLAANNDDSS There are no wetlands within the project area. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAPPRRIILL 2288,, 22001177 PPAAGGEE 99 TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees within the project area. 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 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. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the SBF 18th Addition preliminary plat, grading plan, utility plan, and erosion control plan subject to the requirements and stipulations of this report.