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HomeMy WebLinkAboutItem 06.n September 17, 2018 Item No.________ ASPEN GROVE FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the final plat of Aspen Grove. Overview FO One Development, LLC has submitted an application and plans for the final plat of Aspen Grove, which includes 36 single family lots located east of Hamburg Avenue, west of Cedar Avenue, and north of 205th Street and the Linden Ridge development. The Aspen Grove (aka Hamburg Heights) preliminary plat of 56 single family lots and rezoning from to RS-4, Single Family Residential District was approved by the City Council on July 16, 2018. The proposed first phase lot, block and street design of the Aspen Grove final plat is consistent with the approved preliminary plat. The final plat plans have been reviewed by Engineering and Parks and Recreation staff. Primary Issues to Consider None Supporting Information • Resolution approving the final plat • Signed development contract and warranty deed • September 7, 2018 planning report • August 27, 2016 engineering report Financial Impact: $ N/A Budgeted: Y☐ N☐ Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed By: Frank Dempsey, AICP, Associate Planner 1 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE RESOLUTION NO. 18-____ RESOLUTION APPROVING THE FINAL PLAT OF ASPEN GROVE WHEREAS, the owner of the property described as ASPEN GROVE has requested final plat approval; and WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee and approved by the City Council. WHEREAS, the final plat is consistent with the preliminary plat approved by the City Council; and WHEREAS, the final plat is acceptable to the City. NOW THEREFORE BE IT RESOLVED by the Lakeville City Council: 1. The ASPEN GROVE final plat is approved subject to the developer’s execution of the development contract and security requirements. 2. The Mayor and City Clerk are hereby authorized to sign the development contract and the final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. ADOPTED by the Lakeville City Council this 17th day of September 2018 2 CITY OF LAKEVILLE Douglas P. Anderson, Mayor ATTEST: _______________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _________is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 17th day of September 2018 as shown by the minutes of said meeting in my possession. ___________________________ Charlene Friedges, City Clerk (Seal) Drafted By: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 1 City of Lakeville Planning Department Memorandum To: Daryl Morey, Planning Director From: Frank Dempsey, AICP, Associate Planner Date: September 7, 2018 Subject: Aspen Grove Final Plat Application Action Deadline: November 7, 2018 INTRODUCTION FO One Development, LLC has submitted an application and plans for the final plat of Aspen Grove, which includes 35 single family lots located east of Hamburg Avenue, west of Cedar Avenue, and north of 205th Street and the Linden Ridge development. The Aspen Grove preliminary plat of 56 single family lots and rezoning RS-4, Single Family Residential District was approved by the City Council on July 16, 2018. The proposed first phase lot, block and street design of the Aspen Grove final plat is consistent with the approved preliminary plat. The final plat plans have been reviewed by Engineering and Parks and Recreation staff. EXHIBITS A. Aerial Location Map B. Approved Aspen Grove Preliminary Plat – 2 Pages C. Final Plat – 2 Pages PLANNING ANALYSIS Zoning. The Aspen Grove final plat property was rezoned from RS-3, Single Family Residential District and RM-1, Medium Density Residential District to RS-4, Single Family Residential District as part of the Aspen Grove preliminary plat. Existing Conditions. The Aspen Grove final plat area consists of one metes and bounds described parcel that is the result of the previous property owner combing three separate 2 parcels. The property is moderately sloped from west to east and includes wetlands, a tributary stream and stream floodplain area. There are overhead utility lines that shall be removed as part of the development and condition of final plat approval. Lots/Blocks/Width and Setback Requirements. Single family lots developed under the RS-4 District standards are required to provide a minimum lot area of 8,400 square feet for interior lots and 10,200 square feet for corner lots. The proposed area of each lot meets the minimum square footage requirements. Setbacks. Setback requirements for single family lots in the RS-4 Districts are outlined below: Interior Lot Corner Lot Minimum Lot Area 8,400sf. 10,200sf. Min. Lot Width 70ft. 85ft. Min. Lot Depth (Double Frontage) 150 ft. 150 ft. Max. Building Coverage 40% 40% Setbacks Front 20ft. to bldg. / 25ft. to garage Side interior 7ft. Side corner 20ft. Rear 30ft. The proposed building pads meet the minimum setback requirements for interior and corner lots. Development Density. The Aspen Grove final plat consists of 35 new single-family lots and one outlot on 23.72 acres. This results in a gross density of 1.47 units per acre. The net density, excluding Outlots A and B (10.95 acres), is 2.74 units per acre. Lot sizes range between 18,637 square feet and 8,400 square feet in area. Phasing. Aspen Grove will be developed in two phases. Outlot. Two outlots are proposed with the Aspen Grove final plat. • Outlot A is 4.14 acres in area and will be deeded to the City for wetland preservation and stormwater management purposes. • Outlot B is 6.81 acres in area and will be retained by the developer for future phase two development. Access. Aspen Grove will have two accesses. One will be from Hamburg Avenue via 204th Street to be constructed with the first phase final plat and the other will be an extension of Greenwood Avenue from the south, which will also be constructed with the first phase. Streets & Sidewalks. The first phase of Aspen Grove will include the construction of four local residential streets and right-of-way dedication for Hamburg Avenue, a minor collector street. Hamburg Avenue is a minor collector roadway with a right-of-way requirement of 40 feet, ash shown on the final plat. Hamburg Avenue is scheduled to be improved in 2019 to an 3 urban design road in the current Capital Improvement Plan. Driveway access onto Hamburg Avenue is not permitted. 204th Street will be a local street that will include a 60-foot wide right-of-way with a five-foot wide concrete sidewalk on the north side of the street. 204th Street will extend to the east eventually connecting to 205th Street west of Cedar Avenue. A Future Street Extension sign shall be installed at the terminus of 204th Street until the street is extended to the east. Guernsey Court is a cul-de-sac street that will extend south from 204th Street. Guernsey Court will be a local street with a 60-foot wide right-of-way and a 32-foot wide street. Gresham Way is a local street that includes 60 feet of right-of-way with a 32-foot wide street. A five-foot wide concrete sidewalk will be constructed on the east side of the street. Gresham Way will end in a temporary cul-de-sac until such time that the property to the north is developed and the street is extended. The developer shall dedicate a temporary turnaround easement at the end of Gresham Way. A Future Street Extension sign shall be installed at the terminus of Gresham Way until the street is extended to the north. Greenwood Avenue will extended from the Linden Hills subdivision and across 204th Street to end in a cu-de-sac street. The street includes 60 feet of right-of-way with a 32-foot wide street. A five foot wide concrete sidewalk will be constructed on the east side of Greenwood Avenue, south of 204th Street. Trails. A future pedestrian trail is proposed along the east side of Hamburg Avenue. The trail will be constructed at the time Hamburg Avenue is upgraded consistent with the City’s Capital Improvement Plan. Park Dedication. The Parks, Trails and Open Space Plan does not identify park land dedication within the boundaries of the Aspen Grove development. A cash payment in lieu of park land will be paid at the time of final plat approval. The 2018 park dedication rate for low density residential is $4,090.00 per lot for a total of $143,150.00. Tree Preservation. The tree preservation plan identifies 157 significant trees within the plat area. The plan proposes to save 73 (46%) of the significant trees. Additional trees will be planted around the stormwater basins within Outlot A. Wetlands. Areas of wetland were delineated within the plat boundaries in a document prepared by Kjaolhaug Environmental. No wetlands will be impacted with the development of the Aspen Grove final plat. The wetlands and wetland buffers will be deeded to the City as an outlot for wetland preservation purposes. The wetland delineation and impact plan is addressed in detail in the engineering division memo. Grading, Drainage and Erosion Control. The final plat includes grading, drainage and erosion control plans. Grading, drainage and erosion control is discussed in more detail in the August 27, 2018 engineering report. 4 Subdivision Identification Sign. The developer is not proposing a subdivision identification sign within the final plat. If a monument sign is proposed, they are required to be placed at the subdivision entrance off of a major collector or arterial street. A major collector or arterial street does not abut the Aspen Grove final plat. RECOMMENDATION The Aspen Grove final plat is consistent with the approved preliminary plat and complies with the requirements of the Zoning and Subdivision Ordinances. Planning Department staff recommends approval of the final plat subject to the following conditions: 1. The recommendations listed in the August 27, 2018 engineering report. 2. Outlot A shall be deeded to the City for wetland preservation and stormwater management purposes. 3. The developer shall construct sidewalks on one side of all local streets except cul-de-sacs in compliance with the approved grading plan. 4. A “Future Street Extension” sign shall be installed at the terminus of 204th Street and Gresham Way. A temporary turnaround easement is required at the north end of Gresham Way. 5. Building permit plans for all lots must show space for three garage stalls whether or not three garage stalls are proposed with the initial construction of houses on each lot. 6. Driveway access is not permitted onto Hamburg Avenue. Aspen Grove Final Plat Property Information Se pte mber 6, 2018 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Joe Powers, Project Engineer 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 Date: August 27, 2018 Subject: Aspen Grove  Final Plat Review  Final Grading and Erosion Control Plan Review  Utility Plan Review  Final Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD William Feldman, representing F.O. One Development, LLC, has submitted a final plat named Aspen Grove. This is the first phase of the Aspen Grove preliminary plat approved by the City Council on July 16, 2018. The proposed subdivision is located north of 205th Street and the Linden Ridge development, east of and adjacent to Hamburg Avenue and west of Cedar Avenue (CSAH 23). The parent parcel consists of PID No. 220280020010. On July 16, 2018 the City Council approved the rezoning of 2.62 acres of property from RM-1, Medium Density Residential District and the remaining 21.1 acres from RS-3, Single Family Residential District to RS-4, Single Family Residential District. The final plat consists of thirty-five (35) single family lots within four blocks and two outlots on 23.72 acres. The outlots created with the final plat shall have the following use: Outlot A: Stormwater management basin, wetlands and buffer areas, portion of East Branch of South Creek, and undevelopable land to the east of South Creek; to be deeded to the City (4.14 acres) AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 22 OOFF 1100 Outlot B: Reserved for future development; to be retained by the Developer (6.81 acres) The proposed development will be completed by: Developer: F.O. One Development, LLC Engineer/Surveyor: Rehder & Associates, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Aspen Grove site consists of one 23.72 acre parcel (PID No. 2202280020010) owned by F.O. One Development, LLC. The parcel previously contained two single family homes, one of which has been demolished; the remaining single-family home will be demolished during development of Aspen Grove. The majority of the parcel consists of undeveloped, cultivated agricultural land. The East branch of South Creek is located along the east side of the parcel. The land generally slopes west to east to the East branch of South Creek, which drains north to south through the property. Grading was begun on the site after issuance of a grading permit following preliminary plat approval. Existing buildings and site improvements on the parent parcels are being removed in the Aspen Grove development. The existing homesteads, accessory buildings, septic systems, sanitary sewer services, driveways, culverts, inlet aprons, and landscaping materials shall be removed and wells shall be abandoned with the development. The security collected for the developer’s construction cost estimate will be used to guarantee removal of the existing site improvements. Existing private and public utilities (gas, electric, storm sewer, sanitary sewer) are located along the west side of the property. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Hamburg Avenue Aspen Grove is located east of and adjacent to Hamburg Avenue, a minor collector roadway as identified in the City’s Transportation Plan. The City of Lakeville Transportation Plan identifies 40-foot ½ right-of-way needs along the entire length of the plat. The Developer is dedicating the necessary right-of-way as shown on the final plat. Hamburg Avenue adjacent to Aspen Grove is currently constructed as a rural roadway section; the adopted 2018-2022 Capital Improvement Plan programs the widening and reconstruction of Hamburg Ave to an urban roadway section and the construction of an eight-foot wide bituminous trail along the east side of Hamburg Avenue in 2019 (City Project 19-05). The Developer shall grant to the City a 25-ft wide temporary construction easement along the west side of Lot 1, Block 1, and Lots 1-4, Block 4 with the final plat. The temporary construction easement will allow the City the right to tie in the grading for the proposed improvements to be constructed with CP 19-05. AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 33 OOFF 1100 The Developer proposes to leave the westerly 50-feet of 204th Street as a rural section, in order to reduce the removal limits when the City reconstructs Hamburg Avenue. This section of 204th Street will be reconstructed as an urban roadway when Hamburg Avenue is reconstructed. The Developer shall provide a $9,300 cash escrow for the future reconstruction of 204th Street with the final plat. 204th Street Development of Aspen Grove includes the construction of 204th Street, a local street. 204th Street is designed as a 32-foot wide, two lane urban street, with a 5-foot concrete sidewalk on the north side of the street. 204th Street will connect to Hamburg Avenue at the west end of Aspen Grove and terminate east of the intersection with Greenwood Avenue. A “Future Street Extension” sign and barricades must be placed at the east end of 204th Street. 204th Street will be extended with a subsequent phase of Aspen Grove and connect to the proposed Glade Avenue in the Cedar Crossings development at the east end of Aspen Grove. The developer is dedicating 60-feet of right-of-way. Guernsey Court The development of Aspen Grove includes the construction of Guernsey Court, a local street. Guernsey Court is designed as 32-foot wide, two-lane urban roadway terminating in a permanent cul-de-sac south of 204th Street. The Developer is dedicating 60-feet of right-of- way. Gresham Way The development of Aspen Grove includes the construction of Gresham Way, a local street. Gresham Way is designed as a 32-foot wide, two-lane urban roadway which will provide a street connection to future development north of Aspen Grove. A 5-foot concrete sidewalk will be constructed on the east side of the street. The Developer is dedicating 60-feet of right- of-way. Gresham Way will terminate to the north in a temporary cul-de-sac. Gresham Way will be extended to the north in the future with development of the adjacent property. A “Future Street Extension” sign and barricades must be placed at the end of the street until it is extended in the future. The Developer shall provide a $4,550 cash escrow with the final plat for the future removal of the temporary cul-de-sac, and the construction of Gresham Way and sidewalk to the north plat boundary. The Developer shall grant to the City a temporary easement over the cul-de-sac prior to recording the final plat. Greenwood Avenue The development of Aspen Grove includes the construction of Greenwood Avenue, a local street. Greenwood Avenue is designed as a 32-foot wide, two-lane urban roadway which will extend from the existing roadway within the Linden Ridge subdivision to 204th Street. Greenwood Avenue will terminate in a permanent cul-de-sac north of 204th Street. A 5-foot concrete sidewalk will be constructed on the east side of the street south of 204th Street. The Developer is dedicating 60-feet of right-of-way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 44 OOFF 1100 Construction traffic access and egress for grading, utility and street construction shall be at 204th Street via Hamburg Avenue. The City and Dakota County plan to reconstruct 202nd Street (CSAH 50) and Hamburg Avenue (City Project 15-12 and 19-05) in 2019 in the area of the Aspen Grove development. The Developer shall coordinate all construction access with the City and Dakota County during the construction of City Project 15-12 and 19-05. Additional access routes may be required during construction of the adjacent City and County projects. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcels and will be satisfied through a cash contribution that shall be paid with the final plat. The Park Dedication Fee will be based on the rate in effect at the time of final plat approval, calculated as follows: 35 units x $4,090.00 = $143,150.00 Total Units in Aspen Grove Park Dedication Fee Park Dedication Requirement Development of Aspen Grove includes the construction of public concrete sidewalks. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of each local street, except the cul-de-sacs. The Developer shall submit a cash escrow for 5/8’s of the future trail construction cost along Hamburg Avenue. The cash escrow, based on an estimate provided by the Developer’s engineer, shall be submitted at the time of final plat. The cash escrow shall be calculated as follows: $8,500 x 5/8 = $5,312.50 Future Trail Construction Cost Developer’s Cost Share Developer’s Cost Share of Future Trail Construction The trail will be constructed at the time Hamburg Avenue is reconstructed as part of the City’s Capital Improvement Plan. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Aspen Grove is located within subdistricts SC-10060 and SC-10630 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sewer Plan. The Developer is proposing to direct all wastewater from Aspen Grove through Linden Ridge and the SC-10630 subdistrict; the City has reviewed the sanitary sewer design and determined that the downstream facilities have sufficient capacity to serve the proposed subdivision. Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. Sanitary sewer will be extended within the subdivision from an existing manhole in the Linden Ridge subdivision on Greenwood Avenue to provide sewer service to the AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 55 OOFF 1100 development. The sewer extension will require excavation and reconstruction of Greenwood Avenue. Greenwood Avenue must be reconstructed to City standards. The Developer shall coordinate all roadway closures and provide access at all times to adjacent homes during the sanitary sewer construction. The Developer shall be responsible to providing water to existing properties which may be impacted due to water shutoffs during the sanitary sewer construction. The Sanitary Sewer Availability Charge has been paid for the two existing single-family homes on the parent parcel. The Developer will receive credit for two lots and will be required to pay the Sanitary Sewer Availability Charge for the remainder of the lots with the final plat. The fee will be based on the current rate in effect at the time of final plat, calculated as follows: 35 units – 2 units = 33 units x $327.00 = $10,791.00 Units in Aspen Grove subject to Sanitary Sewer Availability Charge Sanitary Sewer Availability Charge Per Unit Sanitary Sewer Availability Charge The sanitary sewer services for the two existing single-family homes shall be removed and abandoned at the right-of-way. The City will remove the remainder of the sanitary sewer services from the right of way to the sanitary sewer main with CP 19-05 in 2019. The developer shall submit a cash escrow of $1,200.00 for removal of the sanitary sewer services from the right-of-way to the sanitary sewer main. WWAATTEERRMMAAIINN Development of Aspen Grove includes the extension of 8-inch watermain within the subdivision. Watermain to serve the lots within Aspen Grove will be extended from proposed 12-inch trunk watermain in Hamburg Avenue, which is scheduled to be constructed in 2019 with CP 19-05. Watermain will also be extended from an existing 8-inch stub in Greenwood Avenue in the Linden Ridge subdivision to serve the lots within Aspen Grove. The Developer shall extend the watermain in Gresham Way to the north plat boundary of Aspen Grove to serve future development to the north. The City plans to extend 12-inch trunk watermain along Hamburg Avenue adjacent to Aspen Grove in 2019. The Developer shall be required to submit a cash escrow for its share of the future installation of the 12-inch watermain along Hamburg Avenue. The cash escrow will be based on cost estimates provided by the developer’s Engineer and will consist of one half the cost to construct 8-inch watermain along the length of the Hamburg Avenue frontage. The cash escrow for future watermain installation is calculated as $10,502.00. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS Overhead electric transmission lines and poles currently serve the existing parcels from transmission lines located on the west side of Hamburg Avenue. The overhead lines and poles AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 66 OOFF 1100 will be removed with the removal of the existing buildings and new underground distribution lines will be installed to serve the Aspen Grove development. A security of $2,679.89 will be required with the final plat for the removal of the overhead electric lines. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Aspen Grove is located within subdistricts SC-45 and SC-74 of the South Creek stormwater district as identified in the City’s Water Resources Management Plan. Development of Aspen Grove includes the construction of a public stormwater management basin within Outlot A. The basin will provide water quality treatment, volume and rate control of the stormwater runoff generated from the Aspen Grove subdivision. The stormwater basin design is consistent with City requirements. A portion of runoff from the western end of the Aspen Grove subdivision will be routed to the Linden Ridge subdivision via surface flow and through proposed storm sewer; this flow will be collected by existing storm sewer on the north side of the Linden Ridge subdivision and routed to the existing stormwater management basin for Linden Ridge. The Developer has demonstrated that the existing storm sewer and stormwater management basin in Linden Ridge is sized to handle the proposed runoff from Aspen Grove. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. Aspen Grove contains 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 Development of Aspen Grove includes the construction of public storm sewer systems. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basin located within Outlot A and to existing storm sewer in the Linden Ridge subdivision. Draintile construction is required in areas of non-granular soils within Aspen Grove for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 77 OOFF 1100 required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be paid with the Aspen Grove final plat, calculated as follows: Gross Area of Aspen Grove 1,033,243.20 s.f. Less Area of Outlot A (Stormwater Management Basin) (-) 180,338.40 s.f. Less Area of Outlot B (Future Development) (-) 296,643.60 s.f. Total = 556, 261.20 s.f. 556,261.20 s.f. x $0.178/s.f. = $99,014.49 Net Area of Aspen Grove Area Charge Total The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A to the City, consistent with City policy. The credit is based on the area of the outlot calculated at the rate of $5,500.00 per acre, and will be applied to the Aspen Grove final plat cash fees. The credit is calculated as follows: 4.14 acres x $5,500/acre = $22,770.00 Total Area of Outlot A Per Acre Credit Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS A portion of the Aspen Grove final plat (proposed to be platted as Outlot A) is shown on the Flood Insurance Rate Map (FIRM) as Zone A and Zone AE by the Federal Emergency Management Agency (FEMA). Based on this designation, a portion of the plat is located within a Special Flood Hazard Area (SFHA), as determined by FEMA. The only grading within the floodplain boundary will be to construct the outlet structure for the stormwater management basin. The Developer has submitted a No Rise Certificate certifying that the proposed grading will not impact the floodway width or 100-year flood elevation. The City has submitted a Conditional Letter of Map Revision (CLOMR) application to modify the FIRM to develop the adjacent Cedar Crossings subdivision consistent with the approved preliminary plat. The Letter of Map Revision was issued by FEMA on September 6, 2018. The proposed revised floodplain boundary will extend within Outlot A of Aspen Grove. The City intends to submit a subsequent CLOMR to modify the FIRM between Cedar Crossings and the Berres Ridge development upstream. The proposed Aspen Grove grading plan will be used to develop the CLOMR to ensure that the revised floodplain boundary does not impact the site development layout for Aspen Grove. The Developer may be required to modify the grading plan for Aspen Grove to ensure that the SFHA for the revised floodplain boundary is contained within Outlot A. AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 88 OOFF 1100 WWEETTLLAANNDDSS The wetland delineation for the site was approved on 02/27/2018 from a delineation completed by Kjaolhaug Environmental. No wetland impacts are proposed with the development of Aspen Grove. The Developer will be responsible for the installation of the required Natural Area signs. Sign locations will be identified on the final plat plans. A security will be collected with the final plat for seven Natural Area Signs at $150.00 per sign, for a total of $1,050.00. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. The plan shows a total of 157 significant trees within the site. The plan proposes to save 73 (46%) trees. Additional tree planting will be required around the stormwater basins as shown on the final plat plans. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining an MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Aspen Grove. Construction costs are based upon estimates submitted by the Developer’s engineer. CONSTRUCTION COSTS Sanitary Sewer $188,239.20 Watermain 139,063.00 Storm Sewer 185,396.20 Demolition, Grading, Erosion Control, and Restoration 416,067.55 Streets 195,509.60 SUBTOTAL - CONSTRUCTION COSTS $1,124,275.55 OTHER COSTS Developer’s Design (3.0%) $33,728.27 Developer’s Construction Survey (2.5%) 28,106.89 City’s Legal Expense (0.5%) 5,621.38 City Construction Observation (5.0%) 56,213.78 Developer’s Record Drawing (0.5%) 5,621.38 AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 99 OOFF 1100 Removal of Overhead Electric Lines 2,679.89 Landscaping/Tree Preservation 3,500.00 Basin Seeding and Maintenance 5,000.00 Street Lights 9,900.00 Natural Area Signs 1,050.00 Lot Corners/Iron Monuments 3,700.00 SUBTOTAL - OTHER COSTS $176,621.58 TOTAL PROJECT SECURITY $1,300,897.13 The street light security totals $9,900, which consists of one (1) mast-arm street light at $1,500 and seven (7) post-top street lights at $1,200 each. The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $3,700.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for traffic control signs is due with the final plat. Street signing consists of four stop and street blade combinations at $450.00 each, one stop sign at $350.00 each, two future thru street sign at $75.00, six 9 button delineators at $125.00 each, and a mobilization fee of $150.00 for a total of $3,200.00. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 35 units x $8.85/unit/qtr. x 4 qtrs. = $1,239.00 Total Units in Aspen Grove Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses shall be paid at the time of final plat approval and is calculated as follows: 35 units x $10.42/unit/qtr. x 4 qtrs. = $1,458.80 Total Units in Aspen Grove 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: 37 units x $90.00/unit = $3,330.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. AASSPPEENN GGRROOVVEE –– FFIINNAALL PPLLAATT AAUUGGUUSSTT 2277,, 22001188 PPAAGGEE 1100 OOFF 1100 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 $33,728.27. CASH REQUIREMENTS Completion of 204th Street with Hamburg Avenue Reconstruction $9,300.00 Hamburg Avenue Future Trail Construction 5,312.50 Park Dedication Fee 143,150.00 Removal of Temporary Cul-de-Sac 4,550.00 Sanitary Sewer Availability Charge 10,791.00 Future Removal of Sanitary Sewer Services 1,200.00 Future Watermain Installation 10,502.00 Trunk Storm Sewer Area Charge 99,014.49 Traffic Control Signs 3,200.00 Streetlight Operating Fee 1,239.00 Environmental Resources Fee 1,458.80 City Base Map Updating Fee 3,330.00 City Engineering Administration (3.00%) 33,728.27 SUBTOTAL - CASH REQUIREMENTS $326,776.06 CREDITS TO THE CASH REQUIREMENTS WITH FINAL PLAT Outlots A (Deeded to the City) (Trunk Storm Sewer) $22,770.00 TOTAL CASH REQUIREMENT WITH FINAL PLAT = $304,006.06 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the final plat, grading and erosion control plan, utility plan and tree preservation plan for Aspen Grove, subject to the requirements within this report.