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HomeMy WebLinkAboutItem 06.l Date: Item No. AIRLAKE HOSPITALITY (HAMPTON INN) CONDITIONAL USE PERMIT Proposed Action Staff recommends adoption of the following motion: Move to approve the Airlake Hospitality (Hampton Inn) conditional use permit and adopt the findings of fact, and approve the Stormwater Management Agreement. Overview Airlake Hospitality (Hampton Inn) has submitted an application and plans for a conditional use permit to allow building height in excess of three stories or 35 feet on an existing, undeveloped parcel in the C-3 District located at 20851 Keokuk Avenue. The Planning Commission held a public hearing on October 5, 2017 to consider the conditional use permit request. The Planning Commission recommended unanimous approval of the conditional use permit subject to the stipulations listed in the September 29, 2017 planning report. There were no public comments at the public hearing. Primary Issues to Consider Does the proposed building meet the additional setback requirements that are required due to the building height in excess of three stories or 35 feet? Yes, the proposed building will meet the additional setback requirements of 20 feet from side property lines and 40 feet from the front property line that abuts street right-of-way. Supporting Information • Conditional use permit form • Findings of fact • Stormwater Management Agreement • October 5, 2017 draft Planning Commission meeting minutes • September 29, 2017 planning report Financial Impact: Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: Diversified Economic Development Report Completed by: Brent Jones, Planning Assistant/Code Enforcement Technician October 16, 2017 None Zoning Ordinance 1 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CONDITIONAL USE PERMIT NO. 17-____ 1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville approves a conditional use permit for Airlake Hospitality (Hampton Inn) to allow building height in excess of three stories or 35 feet on an existing, undeveloped parcel in the C-3 District located at 20851 Keokuk Avenue. 2. Property. The permit is for the following described property in the City of Lakeville, Dakota County, Minnesota: Lot 2, Block 2, Lakeville Commerce Center 3. Conditions. The conditional use permit is issued subject to the following conditions: a. The building height shall not exceed 58 feet as shown on the building elevation plans prepared by New Generation Construction dated September 14, 2017 and as approved by the City Council. b. The project shall receive approval of a site plan application and building permit prior to commencement of construction. c. The recommendations listed in the September 28, 2017 engineering report. d. Prior to the issuance of a building permit for the hotel, the applicant shall sign and submit to the City the required Stormwater Management/Best Management Practice Facilities and Easement Agreement, Grant of Permanent Flowage and Conservation Easement and Restrictive Covenant for Wetland and Wetland Buffer, and Grant of Permanent Easement for Public Sidewalk documents. 2 4. Termination of Permit. The City may revoke the permit following a public hearing for violation of the terms of the permit. 5. Lapse. If within one year of the issuance of this permit, construction of the hotel has not commenced, this permit shall lapse. 6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal misdemeanor. Date:_______________________ CITY OF LAKEVILLE BY:________________________ Douglas P. Anderson, Mayor BY:________________________ Charlene Friedges, City Clerk The following instrument was acknowledged before me this 16th day of October, 2017 by Douglas P. Anderson, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation. __________________________ Notary Public DRAFTED BY: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AIRLAKE HOSPITALITY (HAMPTON INN) CONDITIONAL USE PERMIT FINDINGS OF FACT AND DECISION On October 5, 2017 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Airlake Hospitality (Hampton Inn) for a conditional use permit to allow building height in excess of three stories or 35 feet on an existing, undeveloped parcel in the C-3 District located at 20851 Keokuk Avenue. The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. The City Council hereby adopts the following: FINDINGS OF FACT 1. The property is located in Planning District No. 6, Fairfield Business Campus/I- 35/CR 70 and is classified as Commercial on the Comprehensive Land Use Plan. 2. The property is zoned C-3, General Commercial District. 3. The legal description of the property is: Lot 2, Block 2, Lakeville Commerce Center 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The proposed building height in excess of three stories or 35 feet is consistent with the policies and provisions of Planning District 6 of the Comprehensive Land Use Plan. b) The proposed use is or will be compatible with future land uses of the area. Finding: The proposed hotel is a permitted use in the C-3 District. The proposed building height in excess of three stories or 35 feet will be compatible with existing and future land uses in the area. 2 c) The proposed use conforms with all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed hotel building height in excess of three stores or 35 feet will conform to all performance standards set forth in the Zoning Ordinance. d) The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The proposed hotel will be served with existing public services and will not overburden the City’s service capacity. e) Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Traffic generation from the hotel use can be accommodated by the adjacent public streets subject to the Keokuk Avenue traffic safety improvements recommended in the September 28, 2017 engineering report. 5. Sections 11-17-7.E and 11-73-7.P of the Zoning Ordinance allow building heights in excess of three stories or 35 feet, and up to six stories or 65 feet, in the C-3 District subject to additional setback requirements and approval of a conditional use permit provided that: a) The site is capable of accommodating the increased intensity of use. Finding: The site plan shows that all setback, parking, utilities, and stormwater drainage requirements will be met. The site is capable of accommodating the increased intensity of use. b) The increased intensity of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. Finding: Engineering staff has reviewed the plans and they do not anticipate an increase in traffic volumes beyond the capacity on Keokuk Avenue or 210th Street. Due to the location of the proposed driveway access on the subject property, the developer will be responsible for traffic safety improvements to Keokuk Avenue as described in the September 28, 2017 engineering report. c) Public utilities and services are adequate. Finding: Public utilities and services are adequate to serve the hotel use. 3 d) For each additional story over three (3) stories or for each additional ten feet (10') above thirty five feet (35'), front and side yard setback requirements shall be increased by five feet (5'). Finding: The increased setbacks are shown on the site plan and will be met as described in the September 29, 2017 planning report. e) The increased height is not in conflict with airport zoning regulations as provided in chapter 36 of this title. Finding: The increased height is not in conflict with airport zoning regulations. f) The performance standards and criteria of chapter 4 of this title are considered and satisfied. Finding: Addressed in section 4 of the findings of fact. 6. The planning report dated September 29, 2017 prepared by Brent Jones, Planning Assistant/Code Enforcement Technician, is incorporated herein. DECISION The City Council approves the conditional use permit in the form attached hereto. DATED: October 16, 2017 CITY OF LAKEVILLE BY: ________________________ Douglas P. Anderson, Mayor BY: ________________________ Charlene Friedges, City Clerk 1 194609v1 STORMWATER MANAGEMENT/ BEST MANAGEMENT PRACTICE FACILITIES AND EASEMENT AGREEMENT City of Lakeville THIS AGREEMENT, made and entered into this ____ day of ____________, 2017, by and between Airlake Hospitality LLC, a Minnesota limited liability company, hereinafter called the "Landowner", and the City of Lakeville, Minnesota, hereinafter called the "City". RECITALS WHEREAS, the Landowner is the owner of certain real property located in Dakota County, Minnesota legally described in Exhibit A attached hereto ("Property"); and WHEREAS, the Landowner is proceeding to build on and develop the Property; and WHEREAS, the Site Plan/Subdivision Plan known as Hampton Inn hereinafter called the "Plan", which is expressly made a part hereof, as approved or to be approved by the City, provides for detention/retention of stormwater within the confines of the Property; and WHEREAS, the City and the Landowner, its successors and assigns, agree that the health, safety, and welfare of the residents of the City of Lakeville, Minnesota, require that on- site stormwater management/BMP facilities be constructed and maintained on the Property; and WHEREAS, the City requires that on-site stormwater management/BMP facilities (“Stormwater Facilities”) as shown on the Plan be constructed and adequately maintained by the Landowner, its successors and assigns; and WHEREAS, the Landowner shall grant to the City an easement for access, drainage and utility over a portion of the Property (the “Easement Area”) legally described on Exhibit B attached hereto and depicted on Exhibit C attached hereto to comply with work required under the terms of this Agreement. NOW, THEREFORE, in consideration of the foregoing premises, the mutual covenants contained herein, and the following terms and conditions, the parties hereto agree as follows: 1. The Stormwater Facilities shall be constructed by the Landowner, its successors and assigns, in accordance with the plans and specifications identified in the Plan. 2. The Landowner, its successors and assigns, shall adequately maintain the Stormwater Facilities in accordance with their Stormwater Maintenance Plan and the City engineering standards for stormwater treatment facilities attached hereto as Exhibit D. This includes all pipes, channels, and other conveyances built to convey stormwater to the facility, as well as all structures, improvements, and vegetation provided to control the quantity and quality 2 194609v1 of the stormwater. Adequate maintenance is herein defined as good working condition so that these facilities are performing their design functions. 3. The Landowner, its successors and assigns, shall inspect the Stormwater Facilities and submit an inspection report annually and shall be responsible for the payment of any associated costs. The purpose of the inspection is to assure safe and proper functioning of the facilities. The inspection shall cover the entire facilities, berms, outlet structure, pond areas, access roads, buffers, etc. Deficiencies shall be noted in the inspection report. A storage treatment basin will be considered inadequate if it is not compliant with all requirements of the approved Plan and City engineering standards set forth in Exhibit D. 4. The Landowner, its successors and assigns, hereby grant permission to the City, its authorized agents and employees, to enter upon the Property and to inspect the stormwater management/BMP facilities whenever the City deems necessary. The City shall provide the Landowner, its successors and assigns, copies of the inspe ction findings and a directive to commence with the repairs if necessary (“Inspection Report”). 5. In the event the Landowner, its successors and assigns, fails to maintain the Stormwater Facilities in good working condition acceptable to the City and such failure continues for 60 days after the City gives the Landowner written notice of such failure, the City may enter upon the Property and take whatever steps necessary, including excavation and the storage of materials and equipment, to correct deficiencies identified in the Inspection Report. The City's notice shall specifically state which maintenance tasks are to be performed. The City may charge the costs, including assessing the city’s costs to the landowner’s property taxes of such repairs, to the Landowner, its successors and assigns. This provision shall not be construed to allow the City to erect any structure of permanent nature on the land of the Landowner outside of the Easement Area for the Stormwater Facilities. It is expressly understood and agreed that the City is under no obligation to routinely maintain or repair said Stormwater Facilities, and in no event shall this Agreement be construed to impose any such obligation on the City. In addition, Landowner agrees that it is, and will be, solely responsible to address complaints and legal claims brought by any third party with regard to the maintenance and operation an d the consequences there from the Stormwater Facilities. The Landowner expressly agrees to defend and hold the city harmless from any such third-party claim. 6. Landowner hereby grants to the City, its successors and assigns, a permanent non- exclusive easement for the purpose of accessing and maintaining the Stormwater Facilities pursuant to the terms of this Agreement over, on, across, under and through the Easement Area. The easement shall include the rights, but not the obligation, of the City, its contractors, agents, servants, and assigns, to enter upon the Easement to construct, reconstruct, inspect, repair, and maintain said private Stormwater Facilities together with the right to grade, level, fill, drain, pave, and excavate the Easement Area, and the further right to remove trees, bushes, undergrowth, and other obstructions interfering with the location, construction, and maintenance of said private Stormwater Facilities systems. 7. The Landowner, its successors and assigns, will perform the work necessary to keep these Stormwater Facilities in good working order as appropriate. In the event a 3 194609v1 maintenance schedule for the Stormwater Facilities (including sediment removal) is outlined on the approved plans, the schedule will be followed and comply with all federal, state, and local regulations relating to the disposal of material. 8. In the event the City, pursuant to this Agreement, performs work of any nature, or expends any funds in performance of said work for labor, use of equipment, supplies, materials, and the like, the Landowner, its successors and assigns, shall reimburse the City upon demand, within thirty (30) days of receipt thereof for all actual costs incurred by the City hereunder. 9. This Agreement imposes no liability of any kind whatsoever on the City. The Landowner hereby agrees to indemnify and hold harmless the City and its agents and employees against any and all claims, demands, losses, damages, and expenses (including reasonable attorneys' fees) arising out of or resulting from the Landowner or the Landowner’s agents or employee's negligent or intentional acts, or any violation of any safety law, regulation or code in the performance of this Agreement, without regard to any inspection or review made or not made by the City, its agents or employees or failure by the City, its agents or employees to take any other prudent precautions. In the event the City, upon the failure of the Landowner to comply with any conditions of this Agreement, performs said conditions pursuant to its authority in this Agreement, the Landowner shall indemnify and hold harmless the City, its employees, agents and representatives for its own negligent acts in the performance of the Landowner’s required work under this Agreement, but this indemnification shall not extend to intentional or grossly negligent acts. 10. This Agreement shall be recorded among the land records of Dakota County, Minnesota, and shall constitute a covenant running with the land, and shall be binding on the Landowner, its administrators, executors, assigns, heirs and any other successors in interests. (remainder of page intentionally left blank) (signature pages to follow) 4 194609v1 AIRLAKE HOSPITALITY LLC By: Its: STATE OF MINNESOTA ) )ss. COUNTY OF ____________ ) The foregoing instrument was acknowledged before me this _____ day of _________________, 2017, by ______________________________, the _______________________________ of Airlake Hospitality LLC, a Minnesota limited liability company, on its behalf. __________________________ Notary Public THIS INSTRUMENT WAS DRAFTED BY: CAMPBELL KNUTSON Professional Association Grand Oak Office Center I 860 Blue Gentian Road, Suite 290 Eagan, Minnesota 55121 Telephone: 651-452-5000 AMP/cjh 5 194609v1 CITY OF LAKEVILLE By: Douglas P. Anderson, Mayor (SEAL) And: Charlene Friedges, City Clerk STATE OF MINNESOTA ) )ss. COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this ________ day of ______________, 2017, by Douglas P. Anderson and by Charlene Friedges, the Mayor and City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. Notary Public 6 194609v1 EXHIBIT A Legal Description of Property Lot 2, Block 2, Lakeville Commerce Center, according to the recorded plat thereof, Dakota County, Minnesota. (Abstract Property) 7 194609v1 EXHIBIT B Legal Description of Easement Area 8 194609v1 EXHIBIT C Sketch of Easement Area 9 194609v1 EXHIBIT D CITY OF LAKEVILLE ENGINEERING STANDARDS FOR STORM WATER TREATMENT FACILITIES Pond Maintenance Requirements 1. Annual inspection, maintenance reporting and certification by a professional engineer (Provided by Owner). Information must be submitted to the City annually. 2. Excavate pond to original design capacity when one half (1/2) of the wet volume of the pond is lost due to sediment deposition. 3. Remove floatable debris in and around the pond area including, but not limited to: oils, gases, debris and other pollutants. 4. Maintain landscape adjacent to the facility per original design, including but not limited to: maintenance of the buffer strip and other plant materials as per original plan design. 5. Maintenance of all erosion control measures including but not limited to: rip rap storm sewer outlets, catch basin inlets, etc. Infiltration/Rain Garden Maintenance Requirements 1. Inlet and Overflow Spillway – Remove any sediment build-up or blockage and correct any erosion. 2. Vegetation a. Maintain at least 80% surface area coverage of plants approved per plan. b. Removal of invasive plants and undesirable woody vegetation. c. Removal of dried, dead and diseased vegetation. d. Re-mulch void or disturbed/exposed areas. 3. Annual inspection and maintenance efforts must be documented and submitted to the City. Underground Infiltration System 1. Inspection of street or parking surface must be inspected for evidence of potholes, sinkholes, sediment build up, or surface ponding annually. 2. Annual inspections must be completed of pipe symmetry, pipe joint connections, and outlet structures to look for cracks, defects, misalignment, or seepage. 10 194609v1 3. Inspection for accumulation of sediment must be done annually, maintenance should be performed when sediment accumulation occurs. 4. Visual inspection for trash and debris must be conducted monthly and following rain events of 1 inch or greater in 24 hours. 5. Inspections must be performed annually to look for oil accumulation in device or immediately after a spill occurs. Maintenance must be done when a layer of oil/gasoline develops on the surface. Environmental Manhole Maintenance Requirements 1. Annual inspections, maintenance reporting and certification must be completed by a professional engineer licensed in the State of Minnesota at Owner’s expense. Information must be submitted to the City annually. 2. Maintenance must be performed once the sediment or oil depth exceeds the established requirements recommended by the manufacturer. 3. Maintenance must occur immediately after a spill takes place. Appropriate regulatory agencies must also be notified in the event of a spill. 4. Disposal of materials shall be in accordance with local, state and federal requirements as applicable. City of Lakeville Planning Department Memorandum To : Planning Commission From: Brent Jones, Planning Assistant/Code Enforcement Technician Date: September 29, 2017 Subject: Packet Material for the October 5, 2017 Planning Commission Meeting Agenda Item: Hampton Inn Conditional Use Permit Action Deadline: November 29, 2017 (extended by applicant) INTRODUCTION Airlake Hospitality (Hampton Inn) representatives have submitted an application and plans for a conditional use permit to allow the construction of a four story, 117 room, Hampton Inn hotel on an existing parcel zoned C-3, General Commercial District, located at 20851 Keokuk Avenue. The proposed building would be up to 58 feet at the front parapet. The C-3 District allows a building height up to three stories or 35 feet unless additional height is approved by conditional use permit. The proposed hotel use is a permitted use in the C-3 District. A similar request was approved in 2015 for Candlewood Suites, which is located on the other side of 210th Street (CSAH 70) near the subject property. The applicant is requesting conditional use permit approval for the proposed building height only. City staff will review and approve the site plan, grading plan, landscape plan, and utility plan separately in conjunction with the building permit application. EXHIBITS The following exhibits are attached for your reference: A. Aerial Map B. Location and Zoning Map C. Site Plan D. Building Elevations (2 pages) 2 Surrounding Land Uses and Zoning North – Allina Clinic (C-3 District) South – Undeveloped commercial property (C-3 District) East – Keokuk Avenue and Undeveloped Commercial Property (C-3 District) West – Undeveloped commercial property (C-3 District) Southeast- SuperAmerica (C-3 District) PLANNING ANALYSIS Sections 11-17-7.E and 11-73-7.P of the Zoning Ordinance allow building heights in excess of three stories or 35 feet, and up to six stories or 65 feet, in the C-3 District subject to additional setback requirements and approval of a conditional use permit. The front and side setback requirements are an additional five foot setback for every 10 feet of additional building height. In this case, the Hampton Inn building would require 20 foot setbacks to the north and south (side lot lines), a 10 foot setback to the west (rear lot line), and a 40 foot setback to the east (front property line/street right-of-way). The following criteria must be satisfied in order for a conditional use permit to be issued for building height in excess of the standards in the C-3 District: 1. The site is capable of accommodating the increased intensity of use. Finding: The site plan shows that all setback, parking, utilities, and stormwater drainage requirements will be met. The site is capable of accommodating the increased intensity of use. 2. The increased intensity of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. Finding: Engineering staff has reviewed the plans and they do not anticipate an increase in traffic volumes beyond the capacity on Keokuk Avenue or 210th Street. Due to the location of the proposed driveway access on the subject property, the developer will be responsible for traffic safety improvement to Keokuk Avenue as described in the September 28, 2017 engineering report. 3. Public utilities and services are adequate. Finding: Public utilities and services are adequate to serve the hotel use. 4. For each additional story over three (3) stories or for each additional ten feet (10') above thirty five feet (35'), front and side yard setback requirements shall be increased by five feet (5'). Finding: The increased setbacks are shown on the site plan and will be met as described later in this report. 5. The increased height is not in conflict with airport zoning regulations as provided in chapter 36 of this title. Finding: The increased height is not in conflict with airport zoning regulations. 3 6. The performance standards and criteria of chapter 4 of this title are considered and satisfied. Finding: Findings of fact are included with this report. Required Building and Parking Lot Setbacks. The building must meet all setback requirements of the C-3 District as follows: Abutting Public Street – 30 feet plus an additional 10 feet = 40 feet Interior Side – 10 feet plus an additional 10 feet = 20 feet Rear Yard – 10 feet Parking Lot – 15 feet abutting street right-of-way/5 feet interior lot line Proposed Building and Parking Lot Setbacks: Abutting Public Street – 42 feet North Side – 22.6 feet South Side – approximately 160 feet Rear Yard – 160.8 feet Parking Lot – 31.2 feet abutting street right-of-way, 12.9 feet interior lot line Access and Circulation. Access to the property will be from one driveway off of Keokuk Avenue. Parking Requirements. The 117 room hotel requires a total of 129 parking spaces determined as follows: One space per room = 117 spaces, plus; One additional space per 10 rooms (12) Total Spaces Required = 129 spaces Total Spaces Provided on Site = 129 spaces (including five handicap accessible spaces) Exterior Building Materials. The exterior building finish must use at least three grade A materials. It must be composed of at least 65% grade A materials and not more than 35% grade B or C materials. Grade A Glass – 11% Brick and Stone – 54.2% Total - 65.2% Grade C EIFS (Exterior Insulation and Finish System) – 34.8% Total – 34.8% 4 Site Plan Review. A complete site plan and building plan review for compliance with Zoning Ordinance and Building Code requirements will commence with the submittal of a building permit application following favorable action by the City Council on the proposed conditional use permit for building height. RECOMMENDATION Planning Department staff recommends approval of the Airlake Hospitality (Hampton Inn) application for a conditional use permit for building height in excess of three stories or 35 feet in the C-3 District, subject to the following stipulations: 1. The building height shall not exceed 58 feet as shown on the building elevation plans prepared by New Generation Construction dated September 14, 2017 and as approved by the City Council. 2. The project shall receive approval of a site plan application and building permit prior to commencement of construction. 3. The recommendations listed in the September 28, 2017 engineering report. Findings of fact for approval of the conditional use permit request are attached. Proposed Hampton Inn site 210TH ST (CSAH 70)KEOKUK AVEDakota County GIS ± SUPER AMERICA ALL INA CLINIC Hampton Inn CUP City of Lakeville Aerial Map EXHIBIT A ± C-3 Hampton Inn proposed site C-3 C-3 City o f LakevilleAirlake HospitalityCUP - Bldg HeightHampton InnEXHIBIT B 210TH ST (CSAH 70)I-35KEOKUK AVEKESWICK LOOP 207TH ST C-3 C-3 PUD RM-1 RA EXHIBIT C ℄AX.XX℄Date:Revision Date:Project:16-0501322 JUNE 2017Hilton Project:52996A2.114 SEP 2017EXHIBIT D ℄℄AX.XXDate:Revision Date:Project:16-0501322 JUNE 2017Hilton Project:52996A2.214 SEP 2017 City of Lakeville Public Works – Engineering Division Memorandum To: Brent Jones, Planning Assistant/Code Enforcement Technician From: Alex Jordan, Senior Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Dave Olson, Community and Economic Development Director Daryl Morey, Planning Director Gene Abbott, Building Official Date: September 28, 2017 Subject: Hampton Inn – Lot 2, Block 2, Lakeville Commerce Center • Site Plan Review • Grading and Erosion Control Plan Review • Utility Plan Review • Conditional Use Permit BACKGROUND Airlake Hospitality has submitted a site plan application and conditional use permit to construct a hotel, parking lot, public sidewalk, and stormwater improvements on Lot 2, Block 2, Lakeville Commerce Center. The property is located west of and adjacent to Keokuk Avenue; north of 210th Street (CSAH 70); and south of 207th street. The parent parcel is zoned C-3, General Commercial District. The proposed site plan application will be completed by: Applicant: Airlake Hospitality Engineer: Sambatek SSIITTEE CCOONNDDIITTIIOONNSS The parent parcel is currently undeveloped land with scattered trees located on the west side of the property. A large wetland is located on the west side of the property, which is partially within a drainage easement per the final plat of Lakeville Commerce Center. Private utilities are located on the property within existing drainage and utility HHAAMMPPTTOONN IINNNN –– LLOOTT 22,, BBLLOOCCKK 22,, LLAAKKEEVVIILLLLEE CCOOMMMMEERRCCEE CCEENNTTEERR SSIITTEE PPLLAANN SSEEPPTTEEMMBBEERR 2288,, 22001177 PPAAGGEE 22 OOFF 77 easements and street lights are located along Keokuk Avenue right -of-way adjacent to the site. EEAASSEEMMEENNTTSS The parent parcel contains several existing easements. The following easements are located on the property and will not be impacted with the proposed site plan: • 25-foot to 100-foot wide public drainage easement as shown on the Lakeville Commerce Center plat. • 5-foot wide public drainage and utility easement along the north and south property lines as shown on the Lakeville Commerce Center plat. • 10-foot wide public drainage and utility easement along the Keokuk Avenue right- of-way as shown on the Lakeville Commerce Center plat. In conjunction with the site plan application, the Applicant shall grant to the City the following easements: • Public Permanent Flowage and Conservation Easement and Restrictive Covenant for Wetland and Wetland Buffer. • Public Roadway Easement for sidewalk along Keokuk Avenue The easements shall be signed and approved by the City Council prior to issuance of a building permit. SSIITTEE PPLLAANN RREEVVIIEEWW Airlake Hospitality proposes to construct a 16,500 square-foot Hampton Inn hotel on the parent parcel. A driveway is proposed to be constructed to provide access to the site from Keokuk Avenue. The access driveway includes a stop sign, stop bar, zebra crosswalk striping and pedestrian curb ramps for the public sidewalk. A $2,000 security will be required with the building permit for the public pedestrian curb ramps located in the public right-of-way. The construction of this driveway will include the removal of existing curb and gutter and pavement along Keokuk Avenue. A $2,500 security will be required with the building permit for the removal and restoration of the public roadway infrastructure. The applicant shall construct a mast arm street light in the public right-of- way at the proposed driveway. The site plan includes the construction of a private parking lot, designed to provide a capacity of 129 stalls, including five handicapped accessible stalls. A two-way circulation drive will be constructed to provide a guest drop off at the building entrance. Turning movement templates were provided to demonstrate that proper circulation can be attained throughout the parking lot. Private interior lighting and freestanding signs will be constructed within the parking lot. PPUUBBLLIICC SSTTRREEEETTSS AANNDD AACCCCEESSSS HHAAMMPPTTOONN IINNNN –– LLOOTT 22,, BBLLOOCCKK 22,, LLAAKKEEVVIILLLLEE CCOOMMMMEERRCCEE CCEENNTTEERR SSIITTEE PPLLAANN SSEEPPTTEEMMBBEERR 2288,, 22001177 PPAAGGEE 33 OOFF 77 Keokuk Avenue The parent parcel is located west of and adjacent to Keokuk Avenue, a major collector commercial roadway, as identified in the City’s Transportation Plan. 80 -feet of right-of- way way was dedicated for Keokuk Avenue with the Lakeville Commerce Center plat. No additional right-of-way will need to be dedicated with the site plan application. Keokuk Avenue is currently constructed as an undivided urban roadway, varying in width from 44 to 83 feet adjacent to the parent parcel. Keokuk Avenue is currently striped with one north bound lane and transitions from one to two southbound lanes adjacent to the parent parcel. The proposed location of the access driveway does not meet the City’s access spacing guidelines for a major collector roadway, as required by Chapter 11-19-7.I of the Zoning Ordinance. In review of the site plan application, the City recommended the Applicant construct a shared access driveway (with the adjacent south parcel) on the south end of the parent parcel to align with the existing Superamerica driveway on the east side of Keokuk Avenue. This driveway location would meet the City’s spacing requirements, but would require grading and improvements on the adjacent parcel to the south (Lot 1, Block 1, Lakeville Commerce Center), not currently owned by Airlake Hospitality. The applicant and property owner to the south have decided not to consider this request and have therefore proposed the driveway access as shown on the site plan. The City has agreed to allow the Applicant to proceed with the proposed driveway access location, with the following stipulations: • The City’s Traffic Engineering Consultant will review the proposed access location and recommend design modifications and improvements to Keo kuk Avenue to ensure that the driveway does not create any public safety issues. The Applicant shall construct all improvements to Keokuk Avenue with the site improvements. A building permit will not be issued until the City has recommended the necessary roadway improvements and the Applicant has revised the plans accordingly. • Due to the proposed location of the Hampton Inn driveway and the existing Superamerica driveway, the City will restrict the access to Lot 1, Block 1, Lakeville Commerce Center to a right-in right-out. This will require the construction of a concrete median within Keokuk Avenue. It should be noted that a full access driveway to Lot 1, Block 1 would have been provided if the shared driveway access was constructed, as recommended by the City. • The Applicant shall provide a $10,000 security with the building permit for the Keokuk Avenue improvements associated with the development of the Hampton Inn site. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for site grading, utility and building construction shall be restricted to one entrance off of Keokuk Avenue. HHAAMMPPTTOONN IINNNN –– LLOOTT 22,, BBLLOOCCKK 22,, LLAAKKEEVVIILLLLEE CCOOMMMMEERRCCEE CCEENNTTEERR SSIITTEE PPLLAANN SSEEPPTTEEMMBBEERR 2288,, 22001177 PPAAGGEE 44 OOFF 77 PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The applicant shall construct an 8-foot wide public sidewalk along Keokuk Avenue adjacent to the parent parcel. A $15,000 security will be required with the building permit for the construction of the public sidewalk. A portion of the sidewalk will be located outside of the existing right-of-way. The Applicant shall deed to the City a public roadway easement over the sidewalk located outside of the right-of-way prior to the issuance of a building permit. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR The parent parcel is located within SC-13400 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed commercial subdivision. An existing private sanitary sewer service stub, extended from sanitary sewer within Keokuk Avenue, provides service to the parent parcel. The Sanitary Sewer Area Charge was collected with the Lakeville Commerce Center final plat; therefore, the Sanitary Sewer Availability Charge will not be required. The Sanitary Sewer Connection Charge will be collected for the proposed building prior to the issuance of a building permit. WWAATTEERRMMAAIINN Existing 12-inch public watermain extends adjacent to the parent parcel along Keokuk Avenue. A 6-inch private watermain stub was constructed to the property with the Lakeville Commerce Center improvements. The private water service will be extended within the site to provide water and fire suppression service to the proposed building. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG The parent parcel is located within subdistrict ML-8 of the Marion Lake Stormwater District, as identified in the City’s Water Resources Management Plan. The parent parcel was previously graded with the Lakeville Commerce Center improvements. The site drains northwest to the on-site wetland and drainage way through an existing culvert under Keokuk Avenue. The runoff is conveyed to an existing wetland complex adjacent to Regional Stormwater Basin ML -7-1, located southwest of and adjacent to Interstate-35 and 205th Street. Regional Stormwater Basin ML-7-1 and the existing wetland complex drain to the east via a 72 -inch culvert and eventually is conveyed by way of open-channel flow directly into Lake Marion. The proposed site adds over an acre of impervious surface which is over the threshold of the permitting requirements of the MPCA Construction General Permit with respect to HHAAMMPPTTOONN IINNNN –– LLOOTT 22,, BBLLOOCCKK 22,, LLAAKKEEVVIILLLLEE CCOOMMMMEERRCCEE CCEENNTTEERR SSIITTEE PPLLAANN SSEEPPTTEEMMBBEERR 2288,, 22001177 PPAAGGEE 55 OOFF 77 the water quality volume. Therefore, the Applicant must retain on site 1-inch over the area of the impervious surface of the stormwater runoff generated from the project. The proposed stormwater management plan consists of a privately owned and maintained filtration basin and an underground storage chamber and is consistent with the City’s requirements. Prior to the issuance of a building permit, the Applicant must enter into a private maintenance agreement for the private stormwater management facilities to be constructed with the project. 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 submitte d and approved by the City Engineer. The proposed site plan and improvements contain more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR No public storm sewer is proposed to be constructed in conjunction with the site plan improvements. A private storm sewer system will be installed to convey the discharge from the stormwater management system to the existing on-site wetland. The Trunk Storm Sewer Area Charge has been collected on the parent parcel and will not be required with the site plan improvements. WWEETTLLAANNDDSS The wetland delineation report was prepared by Westwood Professional Services in May, 2015. One wetland was identified within the parent parcel. No impacts are proposed to the wetland. The wetland and wetland buffer shall be placed in a Permanent Flowage and Conservation Easement and Restrictive Covenant for Wetland and Wetland Buffer. Any wetland buffer areas that are disturbed, consistent with the approved plans, will be seeded with an appropriate wetland buffer mix and managed by the property owner for two years or until they are fully established, as determined by the City. Natural area signs will be installed at the edge of the wetland buffer by the property owner. A $1,500 security will be held until the natural area signs are installed. A $2,000 security will be held until wetland buffer areas disturbed are restored. TTRREEEE PPRREESSEERRVVAATTIIOONN Small clusters of trees are located within the wetland complex on the parent parcel. The applicant proposes to protect all trees on site. A $1,500 security is required prior to the HHAAMMPPTTOONN IINNNN –– LLOOTT 22,, BBLLOOCCKK 22,, LLAAKKEEVVIILLLLEE CCOOMMMMEERRCCEE CCEENNTTEERR SSIITTEE PPLLAANN SSEEPPTTEEMMBBEERR 2288,, 22001177 PPAAGGEE 66 OOFF 77 issuance of a building permit will be held to ensure that any tree that may be damaged or removed will be replaced at 2:1. EERROOSSIIOONN CCOONNTTRROOLL An erosion control plan was submitted and has been reviewed that includes the following: • A gravel construction entrance is shown on the plan sheets, and included in the erosion control notes. • A seed/mulch specification that meets City requirements. • Silt fence will be installed to protect offsite areas from sediment transport. • Streets must be cleared of debris at the end of each day. • Inlet protection is identified on the plans. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required shall be installed and maintained by the Applicant. SSEECCUURRIITTIIEESS The Applicant shall provide a Letter of Credit as security for the Applicant-installed improvements relating to the site plan. The Security will be required prior to construction of the site improvements. CONSTRUCTION COSTS Removal and Restoration of Keokuk Avenue $ 2,500.00 Keokuk Avenue Sidewalk and Pedestrian Curb Ramps 17,000.00 Keokuk Avenue Improvements 10,000.00 Site Grading, Erosion Control, Restoration, Stormwater Basins and Grading Certification 10,000.00 SUBTOTAL - CONSTRUCTION COSTS $ 39,500.00 OTHER COSTS City Construction Observation (5.0%) 1,975.00 Developer’s Record Drawing (0.5%) 197.50 Landscaping 30,000.00 Wetland/Natural Area Signs and Buffer Restoration 3,500.00 Tree Preservation 1,500.00 Streetlights 1,400.00 SUBTOTAL - OTHER COSTS $ 38,572.50 TOTAL PROJECT SECURITIES $ 78,072.50 The streetlight security totals $1,400.00 and consists of one mast-arm streetlight. HHAAMMPPTTOONN IINNNN –– LLOOTT 22,, BBLLOOCCKK 22,, LLAAKKEEVVIILLLLEE CCOOMMMMEERRCCEE CCEENNTTEERR SSIITTEE PPLLAANN SSEEPPTTEEMMBBEERR 2288,, 22001177 PPAAGGEE 77 OOFF 77 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the site plan, grading plan, erosion control plan and utility plan for Hampton Inn, subject to the requirements and stipulations within this report including: 1. The Applicant shall submit as-built record drawings in .pdf format following completion of the project.