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HomeMy WebLinkAboutItem 02 Date: Item No. SPIRIT OF BRANDTJEN FARM 18TH ADDITION FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the Spirit of Brandtjen Farm 18th Addition final plat, 2) a resolution vacating public drainage and utility easements, and 3) a resolution designating “No Parking” areas. Overview Tradition Development (a/k/a SBF Development Corp.) representatives are requesting approval of the Spirit of Brandtjen Farm (SBF) 18th Addition final plat of 55 single family lots, 63 detached townhome lots, five HOA common area lots, one HOA community clubhouse lot, and 13 outlots. This is the first phase of the SBF 18th Addition preliminary plat of 190 single family lots and 63 detached townhome lots approved by the City Council on May 15, 2017. SBF 18th Addition is located south of 160th Street (CSAH 46) and east of Eagleview Drive. The layout of the final plat is consistent with the approved preliminary plat. In conjunction with the final plat, the developer is requesting the vacation of a public drainage and utility easement located on one of the parent parcels, which will be replaced by a new drainage and utility easement with the SBF 18th Addition final plat. A “No Parking” resolution is also required in conjunction with the final plat consistent with the street designs approved with the SBF PUD. The Planning Commission held a public hearing on the easement vacation request at their July 20, 2017 meeting and unanimously recommended approval. There was no public comment. Primary Issue to Consider • Who is responsible for installing and maintaining the greenway trail corridor landscaping within Outlot D? Supporting Information • Staff response to Primary Issue to Consider • Final plat, easement vacation, and “No Parking” resolutions • Signed development contract, warranty deed, temporary turnaround easement agreements • July 20, 2017 draft Planning Commission meeting minutes • July 12, 2017 planning report and July 18, 2017 engineering report 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 July 24, 2017 Subdivision Ordinance, SBF PUD Booklet Staff Response to Primary Issue to Consider • Who is responsible for installing and maintaining the greenway trail corridor landscaping within Outlot D? The developer is proposing to install landscaping within Outlot D for the greenway trail corridor that exceeds the standards included in the approved Dakota County North Creek Greenway Master Plan. The developer has agreed to maintain the landscaping and planting beds in perpetuity. The City will maintain the grass turf, after it has been established, in the area between the trail and the landscape plantings. A landscape maintenance agreement is being drafted but has not yet been finalized. The maintenance agreement will be forwarded to the City Council for consideration at a future meeting after the details have been finalized. (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE FINAL PLAT OF SPIRIT OF BRANDTJEN FARM 18TH ADDITION WHEREAS, the owner of the plat described as Spirit of Brandtjen Farm 18th Addition has requested final plat approval; and WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee and approved by the City Council; and WHEREAS, the final plat is consistent with the approved preliminary plat; and WHEREAS, the final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The final plat of Spirit of Brandtjen Farm 18th Addition is hereby approved subject to the development contract and planned unit development agreement, the security requirements, and the terms and conditions of the Spirit of Brandtjen Farm Master Planned Unit Development Stage Plan Agreement dated October 17, 2005. 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 24th day of July 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 24th day of July 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 PUBLIC DRAINAGE AND UTILITY EASEMENTS 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 easements are hereby vacated: A vacation of all the drainage and utility easements, as dedicated on the recorded plat of SPIRIT OF BRANDTJEN FARM COMMERCIAL 2ND ADDITION, Dakota County, Minnesota, which lie within Outlot G, 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 24th day of July 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 24th day of July 2017, as shown by the minutes of said meeting in my possession. ___________________________ Charlene Friedges, City Clerk (SEAL) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO: RESOLUTION DESIGNATING “NO PARKING” AREAS ON 162ND STREET, DUSKWOOD TRAIL, DUTCH BARN DRIVE, DURANGO TRAIL, DUNFIELD DRIVE, AND DRYDEN ROAD WHEREAS, the City Council for the City of Lakeville is authorized in accordance with City Code to designate parking zones within the city, and WHEREAS, the section of 162nd Street will be constructed to allow a single traffic lane in each direction with no parking on both sides, and the sections of Duskwood Trail, Dutch Barn Drive, Durango Trail, Dunfield Drive, and Dryden Road will be constructed to allow a single traffic lane in each direction with parking on one side only, all in Spirit of Brandtjen Farm 18th Addition, consistent with the approved street sections in the Spirit of Brandtjen Farm planned unit development, and WHEREAS, establishing “No Parking” areas on 162nd Street, Duskwood Trail, Dutch Barn Drive, Durango Trail, Dunfield Drive, and Dryden Road will discourage potential on-street parking, maintain sufficient access to the traffic lanes, provide increased sight lines for drivers, and reduce the interaction between vehicles and pedestrians. NOW, THEREFORE, BE IT RESOLVED, that both sides of 162nd Street, the west side of Duskwood Trail, the south side of Dutch Barn Drive, the southeast sides of Durango Trail and Dunfield Drive, and the east side of Dryden Road shall be designated “No Parking” anytime. ADOPTED by the Lakeville City Council this 24th day of July 2017. CITY OF LAKEVILLE By: ________________________ Douglas P. Anderson, Mayor ATTEST: __________________________________ Charlene Friedges, City Clerk CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES July 20, 2017 Chair Swenson called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The pledge of allegiance to the flag was given. Members Present: Chair Jason Swenson, Brooks Lillehei, Jason Kelvie, Karl Drotning, ex-officio member Mike Lamm Members Absent: Vice Chair Pat Kaluza, Scott Einck, Paul Reuvers Others Present: Daryl Morey, Planning Director 3. Approval of the Meeting Minutes The June 29, 2017 Planning Commission meeting minutes were approved as presented. 4. Announcements None 5. Spirit of Brandtjen Farm 18th Addition Chair Swenson opened the public hearing to consider the application of SBF Development Corp. for a vacation of public drainage and utility easements, located south of 160th Street (CSAH 46) and east of Eagleview Drive. Mr. Morey presented the planning report. He stated the easement vacation is in conjunction with the Spirit of Brandtjen Farm 18th Addition final plat. Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Lillehei seconded by Drotning to close the public hearing at 6:02 p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. There were no comments. Planning Commission Meeting Minutes, July 20, 2017 Page 2 Motion was made by Lillehei seconded by Kelvie to recommend to City Council approval of the public drainage and utility easement vacation subject to the recording of the Spirit of Brandtjen Farm 18th Addition final plat. Ayes: Kelvie, Lillehei, Swenson, Drotning Nays: 0 There being no further business, the meeting was adjourned at 6:03 p.m. and the Planning Commission immediately went into their work session. Respectfully submitted, Daryl Morey, Planning Director MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 12 July 2017 RE: Lakeville – SBF; 18th Addition Final Plat TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted final plat plans for Spirit of Brandtjen Farm 18th Addition. The final plat consists of one club house lot, 63 detached townhouse lots, five detached townhome base lots, 55 single family lots, 13 outlots, and public right-of-way located south of 162nd Street and east of Eagleview Drive. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. The PUD Development Stage Plan and preliminary plat for SBF 18th Addition was approved by the City Council on 15 May 2017. Exhibits: A. Site Location Map B. Title Sheet C. Approved Preliminary Plat D. Site Plan E. Final Plat (6 pages) ANALYSIS SBF Land Use. The SBF Land Use Plan (Page 3.4 of the SBF PUD Booklet) illustrates development of various forms of multiple family residential dwellings in the area of SBF 18th 2 Addition and guides the area 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. While lower in density than that guided by the SBF Master Site Plan, the proposed land uses approved with the SBF 18th Addition PUD Development Stage Plan and preliminary plat 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 63 detached townhomes is a positive addition of alternative single family dwellings to the housing within SBF and the City’s overall housing stock. Detached Townhomes. The final plat includes all of the 63 detached townhouse lots approved with the SBF 18th Addition PUD Development Stage Plan and preliminary plat. The PUD Development Stage Plan and preliminary plat provided each block of detached townhouses more than 7,500 square feet of lot area per dwelling unit, which exceeds 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 except that the PUD Standards specify a minimum 20 foot setback between buildings. The PUD Development Stage Plan/preliminary plat was approved to allow a minimum of 15 feet between buildings consistent with setbacks between detached townhouse buildings required within the RST-2 District. Single Family Lots. The 55 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. Clubhouse. Development of Lot 6, Block 1 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. Streets. The final plat includes right-of-way for 162nd Street as well as internal streets. The right-of-way for 162nd Street is 80 feet consistent with the preliminary plat and requirements for a minor collector roadway. Internal streets have 52 foot right-of-way consistent with the preliminary plat and Street SC.3 in the SBF PUD Booklet. Street names shown on the final plat comply with the Dakota County Grid System. Temporary cul-de-sacs must be provided at the terminus of Duskwood Trail, Durango Trail, and Dunfield Drive. All street construction plans are subject to review and approval of the City Engineer. 3 Pedestrian Access. Development of SBF 18th Addition includes the construction of public sidewalks and both public and public accessible/privately maintained trails. There will be five foot wide concrete sidewalks constructed along both sides of all streets. Privately owned and publicly accessible trails will be constructed within Outlots B, C, and E and Lot 6, Block 1 (HOA clubhouse). The Parks, Trails, and Open Space Plan identifies a 10-foot wide bituminous trail along the south side of 160th Street adjacent to the development. The Developer must grade the trail bench from Pilot Knob Road to Diamond Path with the SBF 18th Addition preliminary plat improvements. The trail will be constructed from Pilot Knob Road to Eagleview Drive at the time Outlots K and L, SBFC 2nd Addition are final platted into lots and blocks, and from Eagleview Drive to Diamond Path at the time Outlots L and M, SBF 18th Addition are final platted into lots and blocks. Additionally, the Developer must explore the possibility of providing a connection from the trail along 160th Street to the greenway corridor at the time Outlots L and M, SBF 18th Addition are preliminary platted into lots and blocks with a PUD Development Stage Plan. Landscaping. A landscape plan was approved with the PUD Development Stage Plan and preliminary plat. Plantings must be installed in the yards abutting Eagleview Drive, the detached townhouse foundations and common open spaces, and interior street boulevards consistent with the landscape plan approved with the preliminary plat and PUD Development Stage Plan. The developer will be required to provide a security for installation of the landscaping within the proposed final plat as part of the development agreement. Park Dedication. The Parks, Trails and Open Space Plan and SBF Land Use Plan identify 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 at-grade street crossing at 162nd Street to the pedestrian underpass at Eagleview Drive. The Developer proposes to construct the greenway corridor improvements, which include, but are not limited to, the construction of a trail, lighting (including electrical), and landscaping. The City will credit the Developer’s park dedication for the cost of the greenway corridor improvements and land to be dedicated, consistent with the SBF Master PUD Agreement. The credit is calculated as follows: Gross area of SBF 18th Addition 122.86 acres Less: 160th St. Right-of-way 0.003 acres Outlot F 0.15 acres Outlot G 6.68 acres Outlot H 16.99 acres Outlot I 20.95 acres Outlot J 2.84 acres Outlot K 9.61 acres 4 Outlot L 17.28 acres Outlot M 3.75 acres Net Area of SBF 18th Addition 44.61 acres Detached Dwelling Units 118 units Net Density 2.65 units/acre Consistent with the SBF Land Use Plan, the land required to be dedicated for park dedication for a density of 2.65 units/acre is 11%. Therefore, the land required to be dedicated with SBF 18th Addition is 4.91 acres. The Developer is proposing to dedicate Outlot D (greenway corridor) to the City to satisfy a portion of the park dedication requirement. Outlot D is encumbered by existing utility easements owned by the Metropolitan Council and City of Apple Valley which shall be excluded from the land dedication calculation as the City is not able to use the encumbered land to its maximum extent. The total land dedicated within Outlot D, excluding the easements, is 2.34 acres. Consistent with the SBF Master PUD Agreement, the value of the dedicated land and the cost of the park development incurred by the Developer shall be determined and subtracted from the required cash contribution. The required cash contribution with the final plat as outlined by the Engineering Division review. The City has agreed to reimburse the Developer in the form of a credit with the final plat for the land outside of the easements and the construction of the improvements within the greenway corridor in Outlot D. The greenway corridor improvements shall include the construction of the 10-foot wide bituminous trail, trail lighting (including electrical), and landscaping. The City must approve the improvement plans for Outlot D to ensure that the credit will be applied to the improvements that the City is requiring to be installed within the corridor, consistent with the approved Dakota County North Creek Greenway Master Plan. The Developer must coordinate with the Metropolitan Council and City of Apple Valley for all improvements that are proposed to be constructed within the existing easements on Outlot D. Prior to approval of construction plans for the project, the Developer must submit in writing confirmation from the Metropolitan Council and City of Apple Valley that they have approved the plans for the improvements within the easements. The credit amount will be determined at the time the greenway corridor improvement plan is approved, but is estimated in the Engineering Division memorandum as $32,252.61. The Developer (or HOA as assigned) will maintain the trees, landscaping, and turf surrounding these improvements within Outlot D permanently. The Developer must enter into a maintenance agreement for the landscaping improvements prior to recording the final plat. The Developer will plant and maintain all landscaping and turf within Outlot D until it has been completely established, as determined by the City’s Parks and Recreation Director. After the turf has been established, the City will maintain the turf (with the exception of the areas directly adjacent to the landscaping and trees) within Outlot D. The Developer must provide a two year warranty for all landscaping and shall re-plant any dead or damaged landscaping within the warranty period. 5 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 from Pilot Knob Road to Diamond Path with the SBF 18th Addition preliminary plat improvements and construct the trail from Pilot Knob Road to Diamond Path as follows: • Pilot Knob Road to Eagleview Drive with the development of Outlots L and K, SBF Commercial 2nd Addition. • Eagleview Drive to Diamond Path with the development of Outlots L and M, SBF 18th Addition. The remainder of the park dedication will be collected in the form of cash fees in lieu of land for Outlots F, G, H, I, J, K, L, and M at the time they are final platted into lots and blocks, and will be determined with each phase final plat, consistent with the SBF Master PUD Agreement. Additionally, the Developer must explore the possibility of providing a connection from the trail along 160th Street to the greenway corridor within the PUD Development Stage Plan and preliminary plat for Outlots L and M. Grading Plan. The developer has submitted grading, drainage and erosion control plans. 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 18th Addition. All utility plans are subject to review and approval of the City Engineer. Outlots. The final plat includes the following outlots: Outlots Purpose Ownership A Stormwater basin Deed to City B, C, E HOA maintained/ publicly accessible open space HOA D Public greenway trail corridor Deed to City F, G, H, I, J,K, L, M Future development Developer Easements. The final plat illustrates drainage and utility easements at the perimeter of all of the 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. Homeowners Association. Documents including SBF 18th Addition as part of the SBF Master Homeowners Association and establishing separate homeowners association provisions for the detached townhomes are required. All homeowners association documents are subject to review and approval by the City Attorney. 6 Development Agreement. The Subdivision Ordinance requires the developer to provide construction and warranty securities for the public improvements within the final plat that are to be outlined within a development agreement. The development agreement will be drafted by the City Attorney and is to be executed by the applicant prior to City Council consideration of the final plat. CONCLUSION The SBF 18th Addition final plat is consistent with the requirements of the SBF PUD District, Zoning Ordinance, Subdivision Ordinance, and PUD Development Stage Plan and preliminary plat. Our office and City staff recommends approval of the proposed development 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. The single family lots within the SBF 18th Addition final plat are subject to the requirements established for cottage lots and traditional lots as shown on the Lot Designation Plan approved with the PUD Development Stage Plan. 3. The detached townhouse units within the SBF 18th Addition final 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. Development of Lot 6, Block 1 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. 5. All street construction plans, including provision of temporary cul-de-sacs, shall be subject to review and approval of the City Engineer. 6. Outlot A shall be deeded to the City for storm water management purposes. 7. All grading, drainage and erosion control plans shall be subject to review and approval of the City Engineer. 8. All utility plans shall be subject to review and approval of the City Engineer. 7 9. Park dedication requirements shall be satisfied at the time of final plat approval as: a. Dedication of Outlot D to the City. b. Payment of a cash fee in lieu of land of $267,750.00 based on the formula established by the SBF Master PUD Development Agreement, and: (1) The City shall credit the developer for the construction of improvements within Outlot D, estimated to be $306,002.62. (2) The improvements within Outlot D shall include the construction of the 10-foot wide bituminous trail, trail lighting, benches, and landscaping as approved by the City. (3) The Developer shall submit in writing confirmation from the Metropolitan Council and City of Apple Valley approval of the plans for the improvements within easements within Outlot D prior to City approval of construction plans. (4) The Developer (or HOA as assigned) shall maintain the trees, landscaping, and turf surrounding these improvements within Outlot D permanently and shall enter into a maintenance agreement for the landscaping improvements prior to recording the final plat. (5) The Developer shall plant and maintain all landscaping and turf within Outlot D until it has been completely established, as determined by the City’s Parks and Recreation Director; after the turf has been established, the City shall maintain the turf (with the exception of the areas directly adjacent to the landscaping and trees) within Outlot D. (6) The Developer shall provide a two year warranty for all landscaping and shall re-plant any dead or damaged landscaping within the warranty period. c. The remainder of the park dedication will be collected in the form of cash fees in lieu of land for Outlots F, G, H, I, J, K, L, and M at the time they are final platted into lots and blocks as determined with each phase final plat, consistent with the SBF Master PUD Agreement. d. The PUD Development Stage Plan and preliminary plat for Outlots L and M shall provide for a trail connection from the trail along 160th Street to the greenway corridor. 8 10. The Developer shall grade the trail bench from Pilot Knob Road to Diamond Path with the SBF 18th Addition preliminary plat improvements and construct the trail from Pilot Knob Road to Diamond Path as follows: a. Pilot Knob Road to Eagleview Drive with the development of Outlots L and K, SBF Commercial 2nd Addition. b. Eagleview Drive to Diamond Path with the development of Outlots L and M, SBF 18th Addition 11. Homeowners Association documents for SBF 18th Addition are subject to review and approval by the City Attorney. 12. The applicant shall execute a development agreement with the City as drafted by City Attorney and subject to approval of the City Council. c. Justin Miller, City Administrator Alex Jordon, Senior Project Engineer John Hennen, Parks and Recreation Director Andrea McDowell Poehler, City Attorney 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: July 18, 2017 Subject: Spirit of Brandtjen 18th Addition • Final Plat Review • Final Grading Plan Review • Utility Plan Review • Erosion Control Plan Review BBAACCKKGGRROOUUNNDD SBF Development Corporation has submitted a final plat named Spirit of Brandtjen Farm (SBF) 18th Addition. This is the first phase of the SBF 18th Addition Preliminary Plat approved by the City Council on May 15, 2017. 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 0.003 acres as County right-of-way (CSAH 46). The preliminary plat consists of 55 single family lots, 63 detached townhome lots, five (5) common open space lots, one clubhouse lot within 10 blocks and thirteen (13) outlots. The outlots created with the final plat will have the following uses: Outlot A: Stormwater management basin; to be deeded to the City (3.26 acres) Outlot B: Common open space and private trail; to be retained by the Developer (0.60 acres) SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 22 Outlot C: Common open space and private trail; to be retained by the Developer (0.17 acres) Outlot D: Greenway corridor and existing Metropolitan Council and Apple Valley easements; to be deeded to the City (4.69 acres) Outlot E: Common open space and private trail; to be retained by the Developer (1.87 acres) Outlot F: Future development; to be retained by the Developer (0.15 acres) Outlot G: Future development; to be retained by the Developer (6.68 acres) Outlot H: Future development and stormwater management basin; to be retained by the Developer (16.99 acres) Outlot I: Future development and stormwater management basin; to be retained by the Developer (20.95 acres) Outlot J: Future development; to be retained by the Developer (2.84 acres) Outlot K: Future development; to be retained by the Developer (9.61 acres) Outlot L: Future development; to be retained by the Developer (17.28 acres) Outlot M: Future development; to be retained by the Developer (3.75 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. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 33 The following public easement shall be vacated with the final plat: • 10-foot wide public right-of-way, drainage, and utility easement on Outlot G, SBF Commercial 2nd Addition along Eagleview Drive, per the SBFC 2nd Addition final plat. The following easements will expire (and be re-dedicated as necessary) upon final platting of the underlying outlots into lots and blocks: • Temporary drainage and utility easement per Doc. No. 3139215 on all of Outlot C, Spirit of Brandtjen Farm Elementary Addition. • Temporary easement per Doc. No. 3139216 on Outlot B, Spirit of Brandtjen Farm Elementary Addition. • Temporary 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. 3139214 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 final plat was reviewed and recommended for approval by the Dakota County Plat Commission at their July 10, 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). SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 44 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 will be constructed with the final plat improvements to a point 400 feet east of Eagleview Drive to provide access to the HOA clubhouse lot. 162nd Street will be extended with future phases of the SBF 18th Addition preliminary plat to provide a connection to the existing 162nd Street west of Diamond Path. The Developer shall install a future street extension sign, dedicate a temporary roadway easement over the temporary cul-de-sac and provide a $2,000 security with the final plat for the future removal and restoration of the cul- de-sac. Dutch Barn Drive and Durango Trail Development of Spirit of Brandtjen Farm 18th Addition includes the construction of Dutch Barn Drive and Durango Trail, both 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. Dutch Barn Drive and Durango Trail will provide access to Eagleview Drive. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Dutch Barn Drive and Durango Trail will terminate in a temporary cul-de-sac until the streets are extended when the adjacent outlots are final platted into lots and blocks. The Developer shall install future street extension signs, dedicate a temporary roadway easement over the temporary cul-de-sacs and provide a $4,000 security with the final plat for the future removal and restoration of the cul-de-sacs. Dunfield Drive Development of Spirit of Brandtjen Farm 18th Addition includes the construction of Dunfield Drive, a local roadway. Dunfield Drive 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. Dunfield Drive will provide an access to Eagleview Drive. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Dryden Road Development of Spirit of Brandtjen Farm 18th Addition includes the construction of Dryden Road, a local roadway. Dryden Road is designed as a 28-foot wide urban roadway with a 5- foot wide concrete sidewalk along both sides of the street. Dryden Road 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- SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 55 way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Until 162nd Street is extended from Eagleview Drive to connect to Diamond Path, Dryden Road, via Dunfield Drive will provide a secondary access to the elementary school on Lot 1, Block 1, SBF Elementary Addition. Due to this, the City is concerned that cut through traffic along the local roadways may create public safety issues. Additionally, the increased traffic along the local roadway may be viewed negatively by the future residents of the lots along these roadways. Until 162nd Street is extended from Eagleview Drive to connect to Diamond Path, the Developer shall notify all homebuyers prior to closing on lots with frontage on Dunfield Drive and Dryden Road about the temporary increase in traffic to and from the elementary school. Additionally, the Developer shall restrict on street parking along these streets, including construction vehicles, to one side of the street at all times. Signage shall be posted by the Developer at their expense. Duskwood Trail Development of Spirit of Brandtjen Farm 18th Addition includes the construction of Duskwood Trail, a local roadway. Duskwood 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. Duskwood Trail will terminate in a temporary cul-de-sac until it is extended at the time adjacent outlots are final platted into lots and blocks. The Developer shall install a future street extension sign, dedicate a temporary roadway easement over the temporary cul-de-sac and provide a $2,000 security with the final plat for the future removal and restoration of the cul-de-sac. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction for SBF 18th Addition shall be restricted to a single entrance at 162nd Street, via Eagleview Drive. PARKS, TRAILS AND SIDEWALKS 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, and E and Lot 6, Block 1. The Parks, Trails and Open Space Plan and SBF Land Use Plan identify 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 at-grade street crossing at 162nd Street to the pedestrian underpass at Eagleview Drive. The Developer proposes to construct the greenway corridor improvements, SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 66 which include, but are not limited to, the construction of a trail, lighting (including electrical), and landscaping. The City will credit the Developer’s park dedication for the cost of the greenway corridor improvements and land to be dedicated, consistent with the SBF Master PUD Agreement. The credit is calculated as follows: Gross area of SBF 18th Addition 122.86 acres Less: 160th St. Right-of-way 0.003 acres Outlot F 0.15 acres Outlot G 6.68 acres Outlot H 16.99 acres Outlot I 20.95 acres Outlot J 2.84 acres Outlot K 9.61 acres Outlot L 17.28 acres Outlot M 3.75 acres Net Area of SBF 18th Addition 44.61 acres Detached Dwelling Units 118 units Net Density 2.65 units/acre Consistent with the SBF Land Use Plan, the land required to be dedicated for park dedication for a density of 2.65 units/acre is 11%. Therefore, the land required to be dedicated with SBF 18th Addition is 4.91 acres. The Developer is proposing to dedicate Outlot D (greenway corridor) to the City to satisfy a portion of the park dedication requirement. Outlot D is encumbered by existing utility easements owned by the Metropolitan Council and City of Apple Valley which shall be excluded from the land dedication calculation as the City is not able to use the encumbered land to its maximum extent. The total land dedicated within Outlot D, excluding the easements, is 2.34 acres. Consistent with the SBF Master PUD Agreement, the value of the dedicated land and the cost of the park development incurred by the Developer shall be determined and subtracted from the required cash contribution. The required cash contribution with the final plat is calculated as follows: 119 units x $2,250 = $267,750.00 Lots in SBF 18th Addition Detached Unit Park Dedication Rate Total Required with the final plat The City has agreed to reimburse the Developer in the form of a credit with the final plat for the land outside of the easements and the construction of the improvements within the greenway corridor in Outlot D. The greenway corridor improvements shall include the construction of the 10-foot wide bituminous trail, trail lighting (including electrical), and landscaping. The City shall approve the improvement plans for Outlot D to ensure that the credit will be applied to the improvements that the City is requiring to be installed within the corridor, consistent with the approved Dakota County North Creek Greenway Master Plan. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 77 The credit amount will be determined at the time the greenway corridor improvement plan is approved, and is estimated as follows: Outlot D (excluding easements): 2.34 acres x $45,343/acre = $106,102.62 Landscaping + $90,000.00 Bituminous Trail Construction + $39,900.00 Trail Lighting + $32,843.00 Total Credit $268,845.62 Less Park Dedication Required with Final Plat - ($267,750.00) Remaining Credit for Future Phases $1,095.62 The remaining credit will be applied to the Developer’s cash fees with future phases of the SBF Development, consistent with the SBF Master PUD Agreement. The remainder of the park dedication will be collected in the form of cash fees in lieu of land for Outlots F, G, H, I, J, K, L, and M at the time they are final platted into lots and blocks, and will be determined with each phase final plat, consistent with the SBF Master PUD Agreement. The Developer (or HOA as assigned) shall maintain the trees, landscaping, and turf surrounding these improvements within Outlot D permanently. The Developer shall enter into a maintenance agreement for the landscaping improvements prior to recording the final plat. The Developer shall plant and maintain all landscaping and turf within Outlot D until it has been completely established, as determined by the City’s Parks and Recreation Director. After the turf has been established, the City will maintain the turf (with the exception of the areas directly adjacent to the landscaping and trees) within Outlot D. The Developer shall provide a two year warranty for all landscaping and shall re-plant any dead or damaged landscaping within the warranty period. The Developer shall coordinate with the Metropolitan Council and City of Apple Valley for all improvements that are proposed to be constructed within the existing easements on Outlot D. Prior to approval of construction plans for the project, the Developer shall submit in writing confirmation from the Metropolitan Council and City of Apple Valley that they have approved the plans for the improvements within the easements. 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 from Pilot Knob Road to Diamond Path with the SBF 18th Addition preliminary plat improvements and construct the trail from Pilot Knob Road to Diamond Path as follows: • Pilot Knob Road to Eagleview Drive with the development of Outlots L and K, SBF Commercial 2nd Addition • Eagleview Drive to Diamond Path with the development of Outlots L and M, SBF 18th Addition SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 88 Additionally, the Developer shall explore the possibility of providing a connection from the trail along 160th Street to the greenway corridor at the time Outlots L and M are final platted into lots and blocks. UUTTIILLIITTIIEESS 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, calculated as follows: 119 units x $327.00/unit = $38,913.00 Detached units and Clubhouse Lot Sanitary Sewer Availability Charge Total Required with the final plat 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. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 99 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. 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 SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 1100 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 Outlots H and I. 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. 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 E and Lot 6, Block 1 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 calculated as follows: Gross area of SBF 18th Addition 5,351,728.00 s.f Less: 160th St Right-of-way 141.76 s.f. Outlot A 141,887.00 s.f. Outlot D 204,252.00 s.f. Outlot F 6,469.00 s.f. Outlot G 290,792.00 s.f. Outlot H 740,160.00 s.f. Outlot I 912,742.00 s.f. Outlot J 123,579.00 s.f. Outlot K 418,698.00 s.f. Outlot L 752,844.00 s.f. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 1111 Outlot M 163,207.00 s.f. Net Area of SBF 18th Addition 1,596,956.24 s.f. 1,596,956.24 s.f. x $0.178/s.f. = $284,258.21 Net Area of SBF 18th Trunk Storm Sewer Area Charge Total Required with the final plat The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A to the City, consistent with City policy. The credit is based on the area of the outlots calculated at the rate of $5,550.00 per acre, and will be applied to the SBF18th Addition final plat cash fees. The credit is calculated as follows: 3.26 acres x $5,500/acre = $17,915.03 Total Area of Outlot A Per Acre Credit Total 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 $50,000 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. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees within the project area. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 1122 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. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Spirit of Brandtjen Farm 18th Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on June 12, 2017. CONSTRUCTION COSTS Sanitary Sewer $ 424,318.40 Watermain 513,335.00 Storm Sewer 790,075.00 Street Construction 846,313.75 Erosion Control, Grading Certification and Restoration 200,000.00 SUBTOTAL - CONSTRUCTION COSTS $ 2,774,042.15 OTHER COSTS Developer’s Design (3.0%) $ 83,221.26 Developer’s Construction Survey (2.5%) 69,351.05 City’s Legal Expense (0.5%) 13,870.21 City Construction Observation (5.0%) 138,702.11 Developer’s Record Drawing (0.5%) 13,870.21 Temporary Cul-de-sac Removal and Restoration 8,000.00 Floodway Mitigation Landscaping 50,000.00 25,000.00 Street Lights 27,600.00 Lot Corners/Iron Monuments 13,700.00 SUBTOTAL - OTHER COSTS $443,314.84 TOTAL PROJECT SECURITY $ 3,217,356.99 SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 1133 The street light security totals $25,200 which consists of twenty-three (23) post-top street lights at $1,200 each. The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $13,700.00. 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. CASH FEES A cash fee for traffic control signs is due with Spirit of Brandtjen Farm 18th Addition. Street signing consists of nine stop signs with street blade combinations at $450.00 each, two pedestrian crossing signs with down arrows at $475.00 each, fifteen nine-button delineators at $175.00 each, five future street signs at $75.00 each, plus a mobilization fee of $150.00, for a total of $8,150.00. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 119 units x $8.42/unit/qtr. x 4 qtrs. = $4,007.92 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses shall be paid at the time of final plat approval and is calculated as follows: 119 units x $7.75/unit/qtr. x 4 qtrs. = $3,689.00 Dwelling Units 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: 137 units x $90.00/unit = $12,330.00 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 $83,221.26. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 1188TTHH AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 1188,, 22001177 PPAAGGEE 1144 CASH REQUIREMENTS Park Dedication Fee $ 267,750.00 Sanitary Sewer Availability Charge 38,913.00 Trunk Storm Sewer Area Charge 284,258.21 Traffic Control Signs 8,150.00 Streetlight Operating Fee 4,007.92 Environmental Resources Fee 3,689.00 City Base Map Updating Fee 12,330.00 City Engineering Administration (3.00%) 83,221.26 SUBTOTAL - CASH REQUIREMENTS $702,319.40 CREDITS TO CASH REQUIREMENTS Credit for Outlot D Land and Greenway Corridor Improvements Deeding Outlot A to City (Trunk Storm Sewer) $267,750.00 $ 17,915.03 SUBTOTAL – CREDITS TO CASH REQUIREMENTS $ 285,665.03 TOTAL CASH REQUIREMENTS WITH THE FINAL PLAT $416,654.37 FUTURE PHASE CASH CREDITS **Greenway Corridor Improvements $ 1,095.62 ESTIMATED FUTURE PHASE CREDITS = $ 1,095.62 **Based on an estimated provided by the Developer. The City will provide the credit for the greenway corridor improvements with future phases of the development. The amount of the credit will be determined when the improvement plan has been approved by City staff. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the SBF 18th Addition final plat, grading plan, utility plan, and erosion control plan subject to the requirements and stipulations of this report.