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HomeMy WebLinkAboutITEM 6TPC The Planning Company PLANNING REPORT 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 9 August 2018 RE: Lakeville — SBF; The Edison @ Spirit TPC FILE: 135.01 BACKGROUND JPL Development LLC has submitted plans for the development of 160 dwelling units within a multiple family building and five secondary carriage house buildings on a lot to be subdivided from Outlot L, Spirit of Brandtjen Farm Commercial 2nd Addition. The 5.269 acre subject site is located at the southeast corner of 160th Street (CSAH 46) and Elmhurst Lane. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. The proposed development requires consideration of applications for a PUD Development Stage Plan, Preliminary Plat, and Final Plat. Exhibits: A. Location Map B. SBF Land Use Pan C. Vacation Sketch D. Preliminary Plat E. Final Plat F. Site Plan G. Grading & Erosion Control Plan H. Utility Plan I. Landscape Plan (3 pages) J. Lighting Plan K. Building Floor Plans (6 pages) L. Building Elevation Plans (4 pages) M. Dakota County Plat Commission Letter 1 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. Multiple family uses are an allowed use within this area of the SBF PUD District. Surrounding Land Uses. The subject site is surrounded by the existing and planned land uses described in the table below. The proposed development will be compatible with surrounding land uses and will provide appropriate density for development adjacent to CSAH 46 within the planned mixed use area of SBF. Direction Land Use Plan Zoning Map Existing Use North NA NA 160th Street East Mixed Use SBF PUD District Undeveloped South High Density SBF PUD District Detached townhouse lots Single family lots West Mixed Use SBF PUD District Commercial Taco Bell PetSmart Building Plans. The developer has submitted detailed elevation and floor plans for the proposed multiple family building and carriage houses. The proposed buildings are subject to the performance standards for multiple family buildings established by Section 17 of the Zoning Ordinance and for uses within the RH-1 District: Floor Area Per Dwelling Unit. Section 11-17-13.6 of the Zoning Ordinance establishes minimum floor area requirements for multiple family dwelling units. The floor plans submitted by the developer indicate that the average number of bedrooms per dwelling unit for the proposed development is 1.54. The information on the floor plan sheets as to the floor area for each of the apartment floor plans within the proposed buildings comply with the requirements of the Zoning Ordinance. Unit Number Of Units % of Total Min. Area Required Proposed Area 1 Bedroom 71 44% 700sf. 752-872sf. 2 Bedroom 72 45% 800sf. 1,010-1,133sf. 3 Bedroom 7 4% 880sf. 1,337sf. Carriage (1 BR) 10 7% 700sf. 863sf. Building Materials. The submitted plans include exterior elevations for the proposed multiple family building and carriage house buildings, which have an exterior finish consisting of brick veneer, stone trim, and forms of fiber cement lap siding. The building plans must be revised to identify the percentage of each material used for all of the exterior elevations and a cumulative total use of brick and stone greater than 60 percent 2 of the wall area for each building to comply with Section 11-61-19.B of the Zoning Ordinance. Building Height. The proposed multiple family building is four stories with a flat roof measuring 48 feet in height. The proposed carriage house buildings are two stories with dwelling units over garage stalls having a height of 24 feet as defined by the Zoning Ordinance to the midpoint of the pitched roofs. The maximum height allowed for multiple family uses within the SBF PUD District is 55 feet. The proposed height of the buildings complies with the height allowances for this area of SBF and the flat roof design of the principal building is appropriate for the mixed use area of SBF. Lot Requirements. The SBF PUD District does not establish minimum lot area or lot width requirements for high density residential uses, including those within the mixed land use district. The SBF Master Land Plan describes high density residential uses as being 12 or more dwelling units per acre. Section 3 of the SBF PUD Booklet also outlines a key flexibility of the PUD District as being the transfer of unused development rights within the SBF. The proposed 160 dwelling units to be developed within the 5.269 acre subject site equals a density of 30 dwelling units per acre or 1,435 square feet of lot area per dwelling unit. The proposed density is appropriate within the context of its location within the mixed land use district of SBF and the total of 2,109 dwelling units approved to be developed within SBF. Setbacks. The table below summarizes setbacks applicable to the subject site based on the requirements established by Section 7 of the SBF PUD Booklet for multiple family development within the mixed land use district. The site design and setbacks from property lines for the apartment building and off-street parking areas are consistent with the requirements of the SBF PUD Booklet and appropriate for the subject site, except for the spacing between the carriage house buildings. The proposed carriage house buildings are setback 15 feet apart between buildings whereas 25 feet is required within the mixed use area of SBF. However, only 20 feet is required between medium density townhouse type buildings in other areas of SBF. The carriage houses area unique secondary use within the development and flexibility from the 25 foot setback requirement between buildings is appropriate. Access. The subject site abuts Elmhurst Lane along the west plat line. The preliminary plat provides for dedication of right-of-way for 161St Street extending east of Elmhurst Lane at the SBFC private drive along the south line of Lot 1, Block 1 to the east plat line. The proposed street section is 32 feet wide based on standard City design plates, which widens to 36 feet at 3 West South East North Between Bldgs. Off -Street Parking ROW North Required 10ft. 10ft 10ft. 30ft. 25ft. 15ft. 5ft. Proposed 70ft. 74ft. 33ft. 60ft. 15ft. 16ft. 16ft. The proposed carriage house buildings are setback 15 feet apart between buildings whereas 25 feet is required within the mixed use area of SBF. However, only 20 feet is required between medium density townhouse type buildings in other areas of SBF. The carriage houses area unique secondary use within the development and flexibility from the 25 foot setback requirement between buildings is appropriate. Access. The subject site abuts Elmhurst Lane along the west plat line. The preliminary plat provides for dedication of right-of-way for 161St Street extending east of Elmhurst Lane at the SBFC private drive along the south line of Lot 1, Block 1 to the east plat line. The proposed street section is 32 feet wide based on standard City design plates, which widens to 36 feet at 3 Elmhurst Lane to allow for left and right lanes for west bound traffic on 161St Street. Sidewalk is shown on both sides of 161' Street as required for all streets within SBF. Lot 1, Block 1 has two proposed accesses to 161St Street. The westerly driveway is setback 140 feet from Elmhurst Lane with the east driveway setback 60 feet from the east lot line and 320 feet between driveways. The proposed access locations comply with Section 11-19-7.1.6 of the Zoning Ordinance. The developer will need to provide for an easement and construction of temporary cul-de-sac at the east terminus of 16.111 Street. All street sections and construction plans are subject to review and approval of the City Engineer. Off -Street Parking. Section 11-19-13 of the Zoning Ordinance requires multiple family uses to provide 2.5 off-street parking stalls per dwelling unit. The City has indicated that a parking requirement of 2.0 off-street parking stalls per dwelling unit would be allowed for multiple family dwelling units meeting certain criteria, such as proximity to transit facilities or transit corridors and maintaining a ratio of not more than 2.0 bedrooms per dwelling unit. The proposed development meets these criteria. The submitted site and building plans provide for 312 off-street parking stalls divided between 82 surface parking stalls, 200 underground parking stalls for the apartment building (of which 27 are in a tandem arrangement), and 30 garage stalls for the carriage house dwelling units. The number of required parking stalls based on a 2.0 stall per dwelling unit ratio is 320 stalls. The total of 285 surface and garage stalls for the proposed use (not including the apartment garage tandem stalls) is 35 stalls less than required. The developer has indicated that they will provide information from other existing apartment developments regarding the use of the proposed tandem parking stalls to meet off-street parking demand. The functionality of the proposed tandem stalls is based in part upon the management parking stall assignment that can be controlled within an apartment complex. The Planning Commission may consider allowing flexibility to allow use of the tandem parking stalls for this development if it is demonstrated that their use is consistent with the intent of the Zoning Ordinance. The site plan provides for 29 parallel proof -of -parking stalls. Section 11-19-11.J of the Zoning Ordinance makes allowance for deferment of required parking stalls for multiple family uses provided that the developer demonstrates that the use will have peak off-street parking demand less than that required by the Zoning Ordinance. Approval of the deferment requires that the site has sufficient property under the same ownership to accommodate the expansion of the parking facilities to meet the minimum requirements of the Zoning Ordinance if the parking demand exceeds on site supply. The developer must also enter into a development agreement, to be recorded against the subject property, that includes a clause requiring the owner to install the additional parking stalls upon a finding of the Zoning Administrator that the additional parking stalls are necessary to accommodate the use. El The proposed 29 proof -of -parking stalls would reduce the deficit in the number of off-street parking stalls required by the Zoning Ordinance to six stalls, if the tandem garage parking spaces are not considered. The site plan must be revised to identify six additional proof -of - parking stalls that would be needed to meet the requirements of the Zoning Ordinance if the peak demand for off-street parking exceeds that constructed with the tandem parking arrangement. To preserve areas within the subject site for greenspace and landscaping, City staff would suggest the additional six proof -of -parking added shown as bump -out parking stalls along the north side of 161St Street. The surface parking stalls are designed as nine feet wide and 20 feet deep accessed by drive aisles at least 24 feet wide in compliance with Section 11-19-7.1.1 of the Zoning Ordinance. The surface parking stalls and drive aisles shown on the site plan are to be surfaced with asphalt and surrounded by perimeter concrete curb as required by Sections 11-19-7.1.12 and 15 of the Zoning Ordinance. The underground parking includes 167 stalls (plus 27 tandem stalls) designed as 9 feet wide and 18 feet deep with 24 foot wide drive aisles as allowed by Section 11-19-7.1.3.b of the Zoning Ordinance. There are to be six parking stalls within the apartment garage are designated as compact stalls that are eight feet wide by 16 feet deep. Section 11-19-7.1.19 of the Zoning Ordinance makes provision for up to 20 percent of the required number of parking stalls to be designated for compact vehicles with dimensions of eight feet wide by 16 feet deep accessed by 24 foot wide drive aisles. The number of proposed compact car stalls is less than two percent of the total number of required parking stalls and three percent of the underground parking stalls. The 30 garage stalls within the five carriage house buildings are single stall units with nine foot wide garage doors that are 20 feet deep. Pedestrian Access. There are six foot wide concrete sidewalks at the front of the parking stalls on the south and east sides of the multiple family building and a five foot wide concrete sidewalk between the building and outdoor swimming pool/kitchen area. There is a sidewalk connection to the public sidewalk on the east side of Elmhurst Trail to the internal sidewalk on the south side of the multiple family building. A pedestrian connection is also to be provided at the south building entrance to the sidewalk along the north side of 161St Street. Landscaping. The developer has submitted a landscape plan that provides for significant numbers and an excellent variety of trees, shrubs, and perennials at the perimeter of the site, in each yard, and at the foundation on each side of the multiple family building. Although a buffer yard is not required for the multiple family use within the mixed land use district of SBF, the landscape plan provides for dense evergreen tree plantings in the yard abutting CSAH 46. The types and sizes of proposed plantings are appropriate for the subject site and comply with the requirements of Section 11-21-9.0 of the Zoning Ordinance. 5 Swimming Pool. There is an outdoor swimming pool and outdoor kitchen on the west side of the proposed multiple family building. The site plan identifies that a fence encloses the pool area. Details regarding construction of the fence are required to be submitted. The design of the fence must comply with the design standards established by Section 11-21-5.G of the Zoning Ordinance. Exterior Lighting. A photometric lighting plan identifying the type, location, height, and intensity of all proposed exterior light fixtures has been submitted. All of the proposed exterior lighting complies with Section 11-16-17 of the Zoning Ordinance, which requires all exterior fixtures to have a 90 degree horizontal cutoff and be mounted not higher than 35 feet. Signs. Sign allowances for the subject site are to be as provided for in the O -R District in Section 11-23-19.0 of the Zoning Ordinance. The site plan identifies an entry monument at the northwest corner of the subject site facing the CSAH 46 and Elmhurst Lane intersection. The sign is setback the 20 feet from both public rights-of-way as required by Section 11-23-21 of the Zoning Ordinance. Details regarding the area and height of the proposed sign must be submitted at the time a sign permit is applied for. There are no wall signs shown on the submitted architectural plans. Trash. No exterior trash storage is shown on the site plan with a trash storage room shown on the garage floor plan of the multiple family building. It is assumed that the carriage houses will provide for storage of waste and recycling containers within the tuck under attached garages for each dwelling unit. Homeowners Association. The proposed development is not to be included as part of the SBF Master Homeowners Association. No access to private SBF HOA facilities will be available to residents of the proposed multiple family development. The subject site does include an 8,441 square foot clubhouse and outdoor swimming pool/kitchen on the west side of the proposed multiple family building for resident use. Park Dedication. Requirements for park dedication the subject site within SBF was established in the SBF Master development agreement. No land is to be dedicated to the City from the subject site. As such, park dedication requirements are to be satisfied as a cash fee in lieu of land calculated as follows: ■ 160 dwelling units x $1,930.00/du = $308,800.00 Grading Plan. The developer has submitted a grading plan for the proposed development of the subject site. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. Utility Plan. The subject site is within the MUSA and utilities are available to provide sewer and water service. The submitted plans include a utility plan for connection of the proposed development to sanitary sewer and water. All utility issues are subject to review and approval of the City Engineer. Easements. The final plat provides for dedication of 10 foot wide drainage and utility easements at the perimeter of the subject site as required by Section 10-4-4 of the Subdivision Ordinance. The drainage and utility easement along the east line of Lot 1, Block 1 is only five feet wide in anticipation of development of the outlot to the east. The final plat also proposes permanent boundary drainage and utility easements within Outlot A. These easements should be removed and replaced by temporary easements that expire when Outlot A is final platted into lots. Existing drainage and utility easements dedicated with SBF Commercial 2nd Addition are to be vacated upon recording of a final plat as they no longer serve a public purpose in lieu of the easements dedicated with the final plat. All drainage and utility easements are subject to review and approval of the City Engineer. Outlot A. Outlot A is the remainder of the subject site less the area of Lot 1, Block 1 and right- of-way for 161St Street. Outlot A will be retained by the SBF Development Corporation for a future phase of development. Development Agreement. The developer is required to enter into a development agreement with the City in accordance with Section 10-5-1.A of the Subdivision Ordinance for the public and private improvements, payment of applicable fees, and posting of required securities. The development agreement will be drafted by the City Attorney and the developer is required to execute the development agreement prior to City Council approval of the final plat. CONCLUSION Development of a multiple family use within Spirit of Brandtjen Farm is consistent with the land uses and key flexibilities for SBF established with the PUD District. The location of the proposed multiple family development within the mixed use district of SBF provides for variation in housing choice within SBF (and the City overall) and will provide in-place market support for existing and planned businesses in the area. City staff considers the proposed development to be very positive and complimentary to the uses already developed within SBF. We recommend approval of the PUD Development Stage Plan, Preliminary Plat, Final Plat, and vacation of drainage and utility easements subject to the following conditions: 1. The submitted building elevation plans shall be revised to identify the percentage of each material used for each of the exterior elevations and a cumulative total in compliance with Section 11-61-19.13 of the Zoning Ordinance. 2. The site plan shall be revised to identify six additional proof -of -parking stalls within the subject site or as parallel stalls along the north side of 1611t Street. 7 3. The fence enclosing the outdoor swimming pool shall comply with the specifications of Section 11-21-5.G of the Zoning Ordinance. 4. All signs shall be subject to compliance with the provisions of Section 11-23-19.0 of the Zoning Ordinance and shall require issuance of a sign permit prior to display upon the property. Park dedication requirements shall be satisfied at the time of final plat approval by payment of a cash fee in lieu of land of $308,800.00 based on the formula established by the SBF Master PUD Development Agreement. 6. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. 7. All utility issues shall be subject to review and approval of the City Engineer. 8. The existing drainage and utility easements within the subject site shall be vacated concurrent with approval and recording of the final plat. 9. All easements shall be subject to review and approval of the City Engineer. 10. The developer shall execute a development agreement with the City prior to City Council approval of the final plat, which shall include a clause related to deferment of required off-street parking stall construction. Justin Miller, City Administrator Alex Jordan, Assistant City Engineer John Hennen, Parks and Recreation Director Andrea McDowell-Poehler, City Attorney PE "T DC PI 1 J PI City of Lakeville Location Map Edison at Spirit of Brandtien Farm phi ZA -ZTWO-KVTrr- 44 15' 4-j W � �8 8 � En 5z ffi s t4 6 �� woil Ia� Zz HIM Q1-L-' ' �' I'v . ro It's PC LO -< V) Jl EXHIBIT B 02018 Westwood Professional Services, Inc. r A 11 A /�//)T/ /i /11 IA 1T\A r-1 C///\l lT /1 r— IA/ A \/ A A/I D A 1%l � L//—i I% V l/—I u U U l V 1 1 / 1 U/-1 LJ l\ l l7 F 7 1 l/ l V V /-1 / l Vl %I I I V U. L /1 A I I A //1 A L. /HT1 T—)r'rT IAiO-;--r ... J.r1. fl. Ivv. h.� �l/If7 ..:1/�\LL_l rvc_..JI /11 IT/ /)T I! \ t1 C� L � X J 1 �) � I I / 0' 750' 300' EA SEMEN T VA CA TION DESCRI P TION: The drainage and utility easements as dedicated on Outlot L, SPIRIT OF BRANDTJEN FARM COMMERCIAL 2ND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota. 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The plat is adjacent to CSAH 46 (160th St.), and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed plat is a replat of Outlot L, SPIRIT OF BRANDTJEN FARM COMMERCIAL 2ND ADDITION. There is no direct access along CSAH 46 to this site. Restricted access should be shown per the underlying plat. The right-of-way needs and restricted access along CSAH 46 have been met. 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 24,700 ADT and are anticipated to be 35,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County's rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: Patrick Wrase (Tradition Development) EXHIBIT M Lakeville Memorandum To: Daryl Morey, Planning Director From: Joe Powers, Project Engineer City of Lakeville Public Works - Engineering Division McKenzie L. CafFerty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Alex Jordan, Assistant City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Dave Olson, Community and Economic Development Director Date: August 9, 2018 Subject: The Edison at Spirit • Preliminary Plat Review • Grading and Erosion Control Plan Review • Utility Plan Review • Site Plan Review • Easement Vacation BACKGROUND JPL Development LLC has submitted a preliminary and final plat named The Edison at Spirit and plans for the development of 160 dwelling units within a multiple family building and five secondary carriage house buildings. The parent parcel is a portion of Outlot L, Spirit of Brandtjen Farm Commercial 2nd Addition. The subject site is located at the southeast corner of 160th Street (CSAH 46) and Elmhurst Lane. The subject site is zoned PUD, Planned Unit Development District. The preliminary and final plats consist of one lot within one block and one Outlot on 12.09 acres. THE EDISON AT SPIRIT— PRELIMINARY AND FINAL PLAT AUGUST 7, 2018 PAGE 2 OF 7 The outlot created with the preliminary and final plat shall have the following use: Outlot A: Retained by SBF Development Corporation for a future phase of development (5.96 acres). The proposed development and site plan will be completed by: Developer: JPL Development Engineer/Surveyor: Westwood Professional Services, Inc. SITE CONDITIONS The Edison at Spirit site consists of undeveloped land. The property is generally flat, sloping to low points at the north and southwest boundaries of the site. EASEMENTS The parent parcel contains existing public Drainage and Utility Easements dedicated with the Spirit of Brandtjen Farm Commercial 2nd Addition plat, which will be vacated with the final plat. The Drainage and Utility Easements will be re -dedicated with the final plat. STREET AND SUBDIVISION LAYOUT 160th Street (CSAH 46) The Edison at Spirit is located south of and adjacent to 160th Street, a minor arterial County roadway. 160th Street is constructed as a four -lane divided roadway. A ten -foot bituminous trail will be constructed on the south side of the roadway from Pilot Knob Road adjacent to The Edison at Spirit. The trail will be extended to Eagleview Drive with the development of Outlot K, Spirit of Brandtjen Farm Commercial 2nd Addition. The current Dakota County Plat Review Needs Map dated April 16, 2013 designates 160th Street as a future six -lane divided roadway with a half right- of-way requirement of 100 -feet adjacent to the plat. The Dakota County Plat Commission reviewed the plat at its June 11, 2018 meeting and recommended the development for approval. Elmhurst Lane The Edison at Spirit is located east 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 80 -foot wide right-of-way. No additional right-of-way dedication is required with the final plat. 161 st Street Development of The Edison at Spirit includes the construction of 1615tStreet, a local roadway. 161St Street is designed as a 32 -foot wide two lane urban roadway, within a 60 -foot right-of- way. The road widens to a 36 -foot wide roadway with a westbound left turn lane at Elmhurst THE EDISON AT SPIRIT- PRELIMINARY AND FINAL PLAT AUGusT 7, 2018 PAGE 3OF7 Lane, within a 66 -foot right-of-way. 5 -foot wide concrete sidewalks shall be installed along both sides of 161 It Street. 161 It Street will provide access from Elmhurst Lane to the Edison at Spirit, and to adjacent future development to the east and south of The Edison at Spirit, and will be extended east in the future to Eagleview Drive. A temporary cul-de-sac within a temporary easement and future street extension signs and barricades must be installed at the east end of 161 It Street until it is extended in the future. A $2,000 escrow will be required with the final plat for the future removal and restoration of the temporary cul-de-sac. SITE PLAN REVIEW The Edison at Spirit includes the construction of a 4 -story, 150 unit apartment building and five secondary carriage house buildings. Access to the site will be provided by the construction of 16111 Street along the southern boundary of the site. Two driveway entrances along the north side of 161St Street will be constructed to provide access to the apartment building and carriage houses. Parking will be provided via 82 surface parking stalls, 30 garage spaces for the carriage house units, and a 200 space underground parking structure. The development does not meet the requirements of the City Zoning Ordinance to provide 2.0 stalls per dwelling unit, however the developer has provided proof of parking to show that the required number of stalls can be constructed in the future if the need arises. The site includes a landscaped courtyard in the center of the apartment building and a swimming pool and outdoor kitchen located west of the apartment building. 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 predominantly sodded or hardwood mulched. CONSTRUCTION ACCESS Construction traffic access and egress for grading, utility and site construction shall be from Elmhurst Drive along the 161St Street alignment. A rock construction entrance will be constructed to provide access and egress from Elmhurst Drive. PARKS, TRAILS AND SIDEWALKS Development of The Edison at Sprit includes the construction of five foot wide concrete sidewalks along both sides of 161 It Street. THE EDISON AT SPIRIT— PRELIMINARY AND FINAL PLAT AUGUST 7, 2018 PAGE 4 OF 7 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 areas of attached dwelling units in Spirit of Brandtjen Farm is $1,930.00 per unit, consistent with the Spirit of Brandtjen Farm Master PUD Agreement. 160 units x $1,930/unit = $308,800.00 Total attached Park Dedication Charge Required Park Dedication Dwelling units The Park Dedication fee for Outlot A will be collected at the time that it is final platted into lots and blocks. UTILITIES SANITARY SEWER The Edison at Spirit 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. The Developer shall extend an 8 -inch public sanitary sewer main with the construction of 161St Street from an existing sanitary sewer stub on the east side of Elmhurst Lane. A private sanitary sewer service will be extended from the public main 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. WATERMAIN Development of The Edison at Spirit includes the construction of 8 -inch public watermain with the construction of 161 It Street. The 8 -inch watermain will be extended from an existing stub on the east side of Elmhurst Lane to an existing stub on the west side of Eagleview Drive to provide adequate fire flows to the development. The watermain extension will be constructed along the anticipated future alignment of 16111 Street east of the development site. Private 8 -inch watermain will be extended from the public main to provide service to the development. Watermain stubs will be constructed to provide future service to the parcel south of 161St Street. THE EDISON AT SPIRIT— PRELIMINARY AND FINAL PLAT AUGUST 7, 2018 PAGE 5 OF 7 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. OVERHEAD LINES There are no overhead utilities located adjacent to or within the parent parcel. DRAINAGE AND GRADING The Edison at Spirit is located within subdistricts NC -14A and NC -14B of the North Creek Stormwater District as identified in the City's Water Resources Management Plan. Stormwater runoff generated from The Edison at Spirit development will be conveyed via a proposed private storm sewer system onsite to existing storm sewer stubs along the west boundary of the site and into existing storm sewer on Elmhurst Lane. The stormwater management requirements for the parent parcel were satisfied through stormwater management basins constructed with Spirit of Brandtjen Farm Commercial 2"d 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. The Edison at Spirit contains more than one acre of disturbed area, therefore a National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency. STORM SEWER The development of The Edison at Spirit includes the construction of both private and public storm sewer. 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 existing public storm sewer located in Elmhurst Lane and proposed public storm sewer to be constructed with 161 It Street. 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: 267,272.00 s.f. x $0.198/s.f. _ $52,919.86 Area of Lot 1, Block 1 and 161 11 St ROW Multi -Family Total Trunk Area Charge Storm Sewer Area Charge THE EDISON AT SPIRIT- PRELIMINARY AND FINAL PLAT AUGUST 7, 2018 PAGE 6OF7 The Trunk Storm Sewer Area Charge for Outlot A will be collected at the time that it is final platted into lots and blocks. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS The Edison at Spirit 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. WETLANDS There are no existing wetlands on the site. TREE PRESERVATION No significant trees are located on the property. EROSION CONTROL 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 The Edison at Spirit. The security amounts shall be based on cost estimates provided by the developer's Engineer and shall be determined with the final plat. CASH FEES A cash fee for traffic control signs is due with The Edison at Spirit. The cash fee will be determined with the final plat. 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: THE EDISON AT SPIRIT— PRELIMINARY AND FINAL PLAT AUGUST 7, 2018 PAGE 7 OF 7 160 units x $8.85/unit/qtr. x 4 qtrs. _ $5,664.00 Total Multi -Family Units Environmental Resources Total Fee 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: 160 units x 0.25 x $10.42/unit/qtr. x 4 qtrs. _ $1,667.20 Total Multi -Family Units Apa rteme nts/Town homes Environmental Resources Total Residential Equivalent Utility Fee Factor 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: 2 units x $90.00/unit = $180.00 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. CASH REQUIREMENTS Sanitary Sewer Availability Charge Park Dedication Fee Trunk Storm Sewer Area Charge Streetlight Operating Expenses Environmental Resources Fee Traffic Control Signs City Base Map Updating Fee City Engineering Administration (3.00%) RECOMMENDATION to be paid with building permit $ 308,800.00 52,919.86 5,664.00 1,667.20 to be determined with final plat 180.00 to be determined with final plat Engineering recommends approval of The Edison at Spirit preliminary and final plat, grading and erosion control plan and utility plan subject to the requirements and stipulations within this report.