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HomeMy WebLinkAboutSBF 3RD ADDITION MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 9 August 2017 RE: Lakeville – SPBF 3rd Addition TPC FILE: 135.01 BACKGROUND River’s Edge Dental has submitted plans for Spirit Place at Brandtjen Farm (SPBF) 3rd Addition to be platted from Outlot B, SPBF. The proposed preliminary and final plat consists of one lot. Lot 1, Block 1 is proposed for development of multiple tenant commercial building of 10,620 square feet. The proposed development requires applications for a PUD Development Stage Plan for Lot 1, Block 1, preliminary plat, final plat, and vacation of existing drainage and utility easements. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 17 August 2017. Exhibits: A. Site location map B. SBF Land Use Plan map C. Title Sheet D. Preliminary Plat E. Final Plat F. Grading & Drainage Plan G. Utility Plan H. Paving & Dimensional Plan I. Truck Turning Exhibit J. Site Plan K. Building Elevations L. Landscape Plan M. Easement Vacation Sketch N. Dakota Co. Plat Commission Letter 2 ANALYSIS SBF Land Use Plan. The SBF Land Use Plan guides the subject site for mixed use development based on the uses allowed in the O-R District and C-3 District. An amendment to the SBF PUD Booklet was approved in 2010 to allow for development of general retail, service and office uses within this area of SBF, which is consistent with the proposed multiple tenant building. Uses. The proposed use will include a medical office for the developer, which is a permitted use. The building floor plan shows two other suites planned for multiple occupancy. Surrounding Uses. The subject site is surrounded by the following existing and planned land uses: Direction Land Use Map Zoning Map Existing Use East Commercial SBF PUD District Undeveloped South Commercial SBF PUD District Taco Bell West Commercial SBF PUD District PetSmart North Apple Valley n/a CSAH 46 Lot Requirements. The SBF PUD District does not establish minimum lot area or width requirements. A 30 foot setback for buildings and a 15 foot setback for parking from public rights-of-way is required at the perimeter of the PUD District. The site plan also provides a 50 foot building setback and 25 foot reserve area from the 160th Street (CSAH 46) right-of-way to allow for future roadway expansion. The proposed building and parking areas comply with required setbacks. Building Materials. Section 11-17-9.D.1 of the Zoning Ordinance requires the proposed building to use a minimum of three Grade A materials listed in Section 11-17-9.B of the Zoning Ordinance for a minimum of 65 percent of the area of the building elevation. The proposed building uses four Grade A materials for a total of 69 percent of the wall area. EIFS, a Grade B material, makes up the balance of the exterior finish. The proposed exterior finish complies with the requirements of the Zoning Ordinance. Building Height. The proposed building is a one-story structure measuring 21.33 feet in height to the roof and 27.5 feet in height to the top of the parapet at the south façade of the building. The proposed building height is within the allowances of the C-3 District, which allows buildings up to 35 feet. Landscape Plan. A landscape plan has been submitted for perimeter landscaping and plantings at the foundation of the proposed building. The landscape plan along Elmhurst Lane is consistent with landscaping in SBF. Shade trees in the yard north of the proposed building should be moved outside of the 25 foot reserve area for 160th Street (CSAH 46). The proposed plantings are appropriate for the site and the sizes comply with the requirements of Section 11- 21-7.C.1 of the Zoning Ordinance. 3 Access. Lot 1, Block 1 is accessed via the shared private drive within Outlot A, SPBF 1st Addition. The submitted plans include an illustration of turning movements to show adequate access for semi-trucks and/or delivery vehicles through Lot 1, Block 1. Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires one stall per 160 square feet for multiple tenant buildings with three or more tenants. Based on the estimated area of the building of 10,620 square feet, 60 off-street parking stalls are required. The site plan provides 62 off-street parking stalls, exceeding the Zoning Ordinance requirement. The design and construction of the parking lot complies with Section 11-19-7.I of the Zoning Ordinance. Sidewalks. There is a planned trail along 160th Street (CSAH 46) and sidewalks on the west side of Elmhurst Lane abutting the subject site. The submitted plans illustrate a sidewalk on the south, east and portions of the north and west sides of the proposed building. A sidewalk in line with the south wall of the building is extended east of the parking area to connect to the public sidewalk on Elmhurst Lane. Signs. Signs for the subject site are allowed as provided for in the C-3 District. The submitted plans illustrate one 100 square foot, 15 foot high freestanding sign at the northeast corner of Lot 1, Block 1. The proposed area and height of the freestanding sign complies with the provisions of Section 11-23-19.E.1.a of the Zoning Ordinance. The sign is setback 25 feet from Pilot Knob Rob Road and 64 feet from Elmhurst Lane in compliance with Section 11-23-21 of the Zoning Ordinance. The submitted building elevations show three tenant signs (one for each tenant space) on the north and south elevations as allowed by Section 11-23-15.R and Section 11-23-19.E.1.b(1) of the Zoning Ordinance for multiple occupancy buildings. The wall signs are limited to 100 square feet in area. The site plan identifies that the freestanding sign includes electronic messaging. Dynamic display signage is allowed on the freestanding sign subject to Section 11-23-15.T of the Zoning Ordinance. The dynamic display is proposed as 40 square feet, which meets Zoning Ordinance requirements. The proposed sign incorporating dynamic display complies with the requirements that the structure be constructed as a monument sign with a stone or brick base equal to 40% of the total sign area and the 15 foot height limit. Operation of the dynamic display is subject to the provisions of Section 3-22-7 of the City Code and requires issuance of an annual license in accordance with Section 3-22-3 of the City Code. Trash Enclosure. The site plan identifies a trash enclosure at the northwest corner of the proposed building. Details regarding construction of the trash enclosure indicate that it will be constructed of concrete block with brick facing consistent the brick used on the principal building. The proposed trash enclosure complies with the requirements of Section 11-18-11.B of the Zoning Ordinance. 4 Exterior Lighting. The developer has submitted a photometric lighting plan for proposed exterior lighting. The location, height, and intensity of proposed exterior lighting complies with Section 11-16-17 of the Zoning Ordinance. Utility Plan. The applicant has submitted plans for extension of public utilities to serve the proposed SPBF 3rd Addition. These plans are subject to review and approval by the City Engineer. Grading Plan. The applicant has submitted grading plans for the proposed SPBF 3rd Addition. The grading, drainage, and erosion control plan is subject to review and approval by the City Engineer. Easements. Section 10-4-4 of the Subdivision Ordinance requires a 10 foot wide drainage and utility easement at the perimeter of all lots, which are shown as required. Existing drainage and utility easements platted within Outlot B, SPBF are to be vacated. All easements are subject to review and approval of the City Engineer. Park Dedication. Lots 1, Block 1 is subject to park dedication requirements at the time of final plat approval. The park dedication requirements will be met as a cash fee in lieu of land at $5,400 per acre for commercial uses in accordance with the SBF Development Agreement. Lot 1, Block 1 is 1.31 acres in area, which calculates to a park dedication fee of $7,074.00. CONCLUSION The proposed Spirit Place at Brandtjen Farm 3rd Addition PUD Development Stage Plan, preliminary plat, final plat, and vacation of existing drainage and utility easements are consistent with the SBF Land Use Plan and the requirements of the SBF PUD District, Zoning Ordinance, and Subdivision Ordinance. City staff and our office recommend approval of the applications subject to the following conditions: 1. The landscape plan shall be revised to locate shade trees north of the principal building parallel to 160th Street (CSAH 46) outside of the 25 foot reserve area. 2. All utility plans shall be subject to review and approval of the City Engineer. 3. All grading, drainage, and erosion control plans shall be subject to review and approval of the City Engineer. 4. All easements shall be subject to review and approval of the City Engineer. 5. The developer shall pay $7,074.00 as a cash fee in lieu of land for park dedication requirements in accordance with the SBF Master Development Agreement. 5 c. Justin Miller, City Administrator Alex Jordon, Senior Project Engineer John Hennen, Parks and Recreation Director Andrea McDowell-Poehler, City Attorney Dakota County GIS± PetSmar t 160th St (CSAH 46)ELMHURST LNHyVee Grocer y Sto re Taco Bell Proposed River's Edge Dental bldg. City of LakevilleAerial MapSpirit Place at BrandtjenFarm 3rd A dditionPreliminary & Final PlatEasement VacationEXHIBIT A 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 July 25, 2017 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: SPIRIT PLACE AT BRANDTJEN FARM 3RD ADDITION The Dakota County Plat Commission met on July 24, 2017, to consider the preliminary plat of the above referenced plat. The plat is adjacent to County State Aid Highway (CSAH) 46 (160th St.), and is therefore subject to the Dakota County Contiguous Plat Ordinance. The preliminary plat includes a replat of Outlot B, Spirit Place at Brandjen Farm Addition. Restricted access is shown along all of CSAH 46. The right-of-way needs of 100 feet of half right of way have been met. In addition, the property includes a reserve area (Doc. 3033791) to protect right-of-way to 125 feet of half right of way (25-foot reserve area) for a future compact urban interchange according to the Transportation Study. The Plat Commission has approved the preliminary plat and reviewed the final plat and recommends approval to the County Board of Commissioners. Traffic volumes on CSAH 46 are 23,200 ADT and are anticipated to be 35,000 ADT by the year 2030. 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: Joel Cooper (James R. Hill) City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Senior Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Dave Olson, Community and Economic Development Director Date: August 9, 2017 Subject: Spirit Place at Brandtjen Farm 3rd Addition • Preliminary and Final Plat Review • Grading and Erosion Control Plan Review • Utility Plan Review • Site Plan Review BBAACCKKGGRROOUUNNDD River’s Edge Dental has submitted a preliminary and final plat named Spirit Place at Brandtjen Farm 3rd Addition and site plans to construct a multiple tenant retail building on Lot 1, Block 1. This is the third phase of the Spirit Place at Brandtjen Farm commercial development. The proposed development is located south of 160th Street (CSAH 46), north of 162nd Street, east of Pilot Knob Road (CSAH 31), and west of and adjacent to Elmhurst Lane. The parent parcel consists of Outlot B, Spirit Place at Brandtjen Farm. The development is zoned PUD, Planned Unit Development. The preliminary and final plats consist of one lot within one block on 1.31 acres. The proposed development and site plan will be completed by: SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT AAUUGGUUSSTT 99,, 22001177 PPAAGGEE 22 OOFF 77 Developer: River’s Edge Dental Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Spirit Place at Brandtjen Farm 3rd Addition site consists of 1.31 acres of undeveloped land. The property is north of and adjacent to existing parking lots and a shared private driveway that serves as access for Petsmart and Taco Bell. There are no wetlands or trees on the property. EEAASSEEMMEENNTTSS The parent parcel contains existing public Drainage and Utility Easements dedicated with the Spirit Place at Brandtjen Farm plat, which will be vacated with the final plat. The Drainage and Utility Easement will be re-dedicated with the final plat over the area containing existing public utilities located on the parent parcel. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Elmhurst Lane Spirit Place at Brandtjen Farm 2nd Addition is located west of and adjacent to Elmhurst Lane, a local commercial street. The street is designed as a 44-foot wide, two lane urban roadway with 8- foot wide concrete sidewalks within an 80-foot wide right-of-way. No additional right-of-way dedication is required with the final plat. The Developer proposes to construct a private sidewalk from the site to the public sidewalk within Elmhurst Lane. The Developer shall be responsible for the maintenance of the private sidewalk extending to the public sidewalk. SSIITTEE PPLLAANN RREEVVIIEEWW Spirit Place at Brandtjen Farm 3rd Addition includes the construction of an approximately 10,620-square foot multiple tenant retail building and parking lot on Lot 1, Block 1, with concrete sidewalks to allow pedestrian access from the parking areas and Elmhurst Lane. Access to the site will be from a shared private drive within Outlot A, Spirit Place at Brandtjen Farm, constructed with the Spirit Place at Brandtjen Farm development improvements. A private cross access easement and maintenance agreement is memorialized on the parent parcel for the shared driveway within Outlot A. The parking lot is adequately sized to allow truck circulation into and out of the site, and will provide capacity to meet the requirements of the City’s Zoning Ordinance. The landscaping plan provides for several types of trees and shrubs in landscaped areas around the building and parking lot. Landscaping areas around the building will be sodded. SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT AAUUGGUUSSTT 99,, 22001177 PPAAGGEE 33 OOFF 77 CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and site construction shall be from the private access drive in the location of the proposed driveway within Outlot A. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of Spirit Place at Brandtjen Farm 3rd Addition includes the construction of private sidewalks. Private sidewalks will be installed along the east, south, and west sides of the proposed building providing a connection to the existing sidewalk network along Elmhurst Lane. The Park Dedication fee has not been collected on the parent parcel and will be satisfied through a cash contribution with the final plat. The Park Dedication fee for commercial areas in Spirit of Brandtjen Farm is $5,400.00 per acre, consistent with the Spirit of Brandtjen Farm Master PUD Agreement. 1.31 acres x $5,400/acre = $7,074.00 Gross Area of Final Plat Park Dedication Charge Required Park Dedication UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Spirit Place at Brandtjen Farm 3rd Addition is located within subdistrict NC-20060 of the North Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed commercial development. A private sanitary sewer service will be extended from the existing service stub located on the parent parcel to provide sanitary sewer service to the Development. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall be collected with the Building Permit Application. The Sanitary Sewer Availability Charge will be calculated at the rate in effect at the time of approval of the Building Permit Application, as determined by the City’s Building Official. WWAATTEERRMMAAIINN Development of Spirit Place at Brandtjen Farm 3rd Addition includes the extension of an existing private watermain. Private watermain will be extended within the development to provide water service to the development. SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT AAUUGGUUSSTT 99,, 22001177 PPAAGGEE 44 OOFF 77 Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans submitted with the building permit application. A cross access easement and maintenance agreement is memorialized on the parent parcel for the private utilities extending across multiple properties. OOVVEERRHHEEAADD LLIINNEESS There are no overhead utilities located adjacent to or within the parent parcel. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Spirit Place at Brandtjen Farm 3rd Addition is located within subdistrict NC-14B and NC-14A of the North Creek Stormwater District as identified in the City’s Water Resources Management Plan. Stormwater runoff generated from the Spirit Place at Brandtjen Farm 3rd Addition development will be conveyed via a proposed private storm sewer system to the existing public storm sewer system within the private access street along the south side of the property. The stormwater management requirements for the parent parcel were satisfied through stormwater management basins constructed with Spirit of Brandtjen Farm Commercial 2nd Addition. The final grading plan must indicate any proposed borrow areas in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. A final certificate of occupancy shall not be issued until an as-built certified grading plan has been submitted and approved by the City Engineer. Spirit Place at Brandtjen Farm 3rd Addition contains more than one acre of site disturbance and therefore a National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control. SSTTOORRMM SSEEWWEERR The development of Spirit Place at Brandtjen Farm 3rd Addition includes the construction of a private storm sewer system. The privately-owned and maintained storm sewer will be located within Lot 1, Block 1 and will collect and convey stormwater runoff generated from within the development to the public storm sewer system located within the private access street along the south side of the property and within Elmhurst Lane. A private cross access and maintenance agreement is memorialized on the parent parcel for the private utilities extending across multiple properties. SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT AAUUGGUUSSTT 99,, 22001177 PPAAGGEE 55 OOFF 77 The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be paid with the final plat. The Trunk Storm Sewer Area Charge for Lot 1, Block 1 is calculated as follows: 56,929.00 s.f. x $0.250/s.f. = $14,232.25 Gross Area of Final Plat Commercial Area Charge Total Trunk Storm Sewer Area Charge Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS Spirit Place at Brandtjen Farm 3rd Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS There are no existing wetlands on the site. TTRREEEE PPRREESSEERRVVAATTIIOONN No significant trees are located on the property. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing and maintaining the SWPPP throughout construction phase. The permit requires that all erosion and sediment BMPs must be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the Developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Spirit Place at Brandtjen Farm 3rd Addition. CONSTRUCTION COSTS Grading, Erosion Control, and Restoration 10,000.00 SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT AAUUGGUUSSTT 99,, 22001177 PPAAGGEE 66 OOFF 77 SUBTOTAL - CONSTRUCTION COSTS $ 10,000.00 OTHER COSTS Developer’s Design (3.0%) $ 300.00 Developer’s Construction Survey (2.5%) 250.00 City’s Legal Expense (0.5%) 50.00 City Construction Observation (5.0%) 500.00 Developer’s Record Drawing (0.5%) 50.00 Landscaping 35,000.00 Lot Corners/Iron Monuments 100.00 SUBTOTAL - OTHER COSTS $36,250.00 TOTAL PROJECT SECURITY $ 46,250.00 The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $100.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 196.00 f.f. x $.2451/f.f./qtr. x 4 qtrs. = $192.16 Lot 1, Block 1, Elmhurst Lane Front Footage Streetlight Operating Fee Total A cash fee for one-year of the Environmental Resources Fee shall be paid at the time of final plat approval and is calculated as follows: 1.31 acres x 4.20 x $9.30/unit/qtr. x 4 qtrs. = $204.67 Lot 1, Block 1 Spirit Place and Brandtjen Farm 2nd Addition Commercial/Industrial Residential Equivalent Utility Factor Environmental Resources Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 1 units x $90.00/unit = $90.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. SSPPIIRRIITT PPLLAACCEE AATT BBRRAANNDDTTJJEENN FFAARRMM 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT AAUUGGUUSSTT 99,, 22001177 PPAAGGEE 77 OOFF 77 The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $600.00. CASH REQUIREMENTS Sanitary Sewer Availability Charge to be paid with building permit Park Dedication Fee $ 7,074.00 Trunk Storm Sewer Area Charge 14,232.25 Streetlight Operating Fee 192.16 Environmental Resources Fee 204.67 City Base Map Updating Fee 90.00 City Engineering Administration (3.00%) 300.00 TOTAL - CASH REQUIREMENTS $ 22,093.08 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Spirit Place at Brandtjen Farm 3rd Addition preliminary and final plat, grading and erosion control plan and utility plan subject to the requirements and stipulations within this report.