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HomeMy WebLinkAboutSBF 21st Addition 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey, Planning Director FROM: D. Daniel Licht, AICP DATE: 13 March 2019 RE: Lakeville – Spirit of Brandtjen Farm; 21st Addition TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted plans for Spirit of Brandtjen Farm 21st Addition. The application involves platting 21.03 acres located at the northeast quadrant of Eagleview Drive and 162nd Street for development of 99 detached townhouse dwellings, 43 attached row townhouses, 12 base lots and 9 outlots. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. A public hearing has been noticed for the Planning Commission meeting on 21 March 2019 to consider applications for a PUD Development Stage Plan and Preliminary Plat. Exhibits: A. Site Location B. SBF Land Use Plan C. SBF 21st Addition Preliminary Plat D. Phase Plan dated 12/26/2018 E. Site Plan F. Overall Utility Plan G. Preliminary Grading & Drainage Plan (4 pages) H. Landscape Plan (3 pages) I. Revelation row townhouse floor, elevation, and perspective plans (7 pages) J. Revival detached townhouse site, floor, streetscape, perspective and elevation plans (11 pages) 2 ANALYSIS SBF Land Use Plan. The SBF Master Land Use Plan (Page 3.4 of the SBF PUD Booklet) designated development of the subject site for Residential Village Center abutting Eagleview Drive with Medium Density Residential uses at 6 to 8 dwelling units per acre extending east to the regional greenway corridor trail. The overall density of the proposed development is 6.75 dwelling units per acre. The row style townhouses proposed within the western portion of the subject site are consistent with the land uses anticipated by the SBF Land Use Plan to allow for more high density forms of residential land uses at the gateway into SBF. The proposed detached townhouse dwellings are an appropriate transitional land use between Eagleview Drive and the public elementary school to the east consistent with the SBF Land Use Plan. The overall proposal for development of row and detached townhouses are appropriate for this area given other changes to the SBF Land Use Plan that have occurred as development progressed through various additions. The proposed site plan and preliminary plat have been designed to provide for access to all of the proposed dwelling units via private driveways. The site design for the proposed detached townhouses illustrates the buildings facing out to public streets or a central neighborhood green with rear garage access via an alley at the center of the block. The site plan for the development, combined with the architectural design of the attached and detached townhomes provides for a desirable streetscape and unique character for a neighborhood within SBF. Building Plans. The developer has submitted exterior elevation plans for the proposed “Revelation” row townhomes. The exterior elevations and perspective drawings illustrate a unique three story building with a flat roof having usable outdoor living area. The submitted information indicates use of various exterior textures or materials. The developer must identify the proposed exterior materials to be used for the row townhomes, which must be consistent with the exterior materials used within SBF including brick, stone, cement fiber board or wood fiber board siding. Floor plans for the proposed row townhomes must also be submitted to verify compliance with minimum floor area and attached garage requirements. The developer has also submitted exterior elevations plans for the proposed “Revival” detached townhomes. The architectural design of the proposed row townhomes has the character of a narrow lot traditional two-story single family home. The submitted information illustrates several alternative façade and roof designs for a varied streetscape appearance. The proposed exterior materials for the detached townhomes are not specified and must also be consistent with the exterior materials used within SBF including brick, stone, cement fiber board or wood fiber board siding. The submitted floor plans indicate an area between 1,792 to 2,524 square feet depending on whether the dwelling includes an optional basement. The floor plan for the detached townhouse indicates that the attached garage has a gross floor area of 440 square feet. For dwellings not constructed with the optional basement, the area of the garage must be increased of 540 square feet as required by Section 11-58-21.D.2 of the Zoning Ordinance. 3 If the row townhouses do not have a basement and for those detached townhomes not constructed with the optional basement, a storm shelter meeting the requirements of Section 11-17-27 of the Zoning Ordinance will be required. Lot Area. Development of detached townhomes is to provide 7,500 square feet of lot area per dwelling unit in accordance with the requirements for such uses in the RST-2 District. Attached townhouses are to provide for a minimum of 5,000 square feet of lot area per dwelling unit in accordance with the requirements established by the RM-1 District. 99 detached townhouses x 7,500sf. = 742,500sf. 43 attached townhouse units x 5,000sf. = 215,000sf. Total= 957,500sf. The area of the unit lots, base lots, and open space outlots within the site plan and preliminary plat is 733,420 square feet or 4,762 square feet per dwelling unit. The site plan and preliminary plat units do not comply with the minimum lot area per dwelling unit requirements of the SBF PUD District. However, allowing the proposed number of dwelling units within the subject site is appropriate within the key flexibilities established for the SBF PUD District for density transfer. Allowance of the reduced lot area per dwelling unit for the proposed development is also appropriate in the context of an acceptable site plan that provides for a unique neighborhood character. Setbacks. The table below indicates the required setbacks for the proposed development as established by the table on page 7.1 of the SBF PUD Booklet: Yard Structure Required Proposed Front Building 15ft. 15ft. Garage Door 25ft. NA Side-Corner Building 15ft. 15ft. Rear Building 20ft. NA Garage Door 25ft. 25ft. Between Buildings Detached TH Building Sidewall 20ft. 14ft. Unenclosed Deck/Pergola 20ft. 7ft. Attached TH 20ft. 25ft. Guest Parking 15ft. 15ft. The proposed preliminary plat and site plan propose a minimum 15 foot setback for the detached and row townhouse buildings from public rights-of-way and interior private drives (and a 25 foot setback from garage doors). The reduced front yard setback along public rights- of-way leave limited yard space outside of public drainage and utility easements, but is acceptable within the intent of the site plan for a unique neighborhood character. 4 The SBF PUD Standards specify a minimum 20 foot setback between the detached and row townhouse buildings, whereas the preliminary plat provides only 15 feet between the detached townhouse buildings. The City has adopted a Zoning Ordinance amendment to require a 14foot setback between detached townhomes within the RST-2 District making the proposed 14 foot setback between detached townhouse buildings for SBF 21st Addition appropriate. The site plan for the detached townhomes shifts the building to one side of the unit lot line. This offset of the building within the unit lot allows the architectural plans for the detached townhouse dwellings to provide access to outdoor living areas to the side the building within a larger side yard. The site plan and building design is a creative and efficient use of the area between structures for outdoor living areas that would otherwise be unavailable due to the rear garage access of each dwelling. The off-set location of the detached townhouse dwellings within the unit lot maintains the minimum 15 feet between buildings as required by the Zoning Ordinance. However, to maximize the opportunity to utilize the outdoor living area created by the off-set location of the building within the unit lot, the developer is requesting allowance of a 7 foot setback for unenclosed structures such as a, deck or pergola, from the adjacent building on the abutting unit lot. Allowance of the 7 foot setback for such structures between the home on the adjacent lot is acceptable provided that they are in no way enclosed by side walls, screens, windows, doors, or a roof. Streets. The preliminary plat provides for Streets A and B as public streets extending into the development from Eagleview Drive and 162nd Street. Streets A and a B are to have a 28 foot wide section within a 52 foot wide right-of-way consistent with the design for SC.3 established by the SBF PUD Booklet and used throughout SBF for local streets. Parking will be restricted to one side on Streets A and B at the time of final plat approval. The site plan must be revised to remove the parking stalls on both sides of Street A between 162nd Street and Outlots F and G so as to not cause congestion at the 162nd Street and Street A intersection. Private drives within the proposed preliminary plat have two section designs that are either 20 feet or 24 feet in width. Both sections have concrete curb on each side of the private drive. The SBF PUD Booklet provided three section designs for development and use of alleys within SBF. The proposed alley section designs are consistent with the standards incorporated as part of the SBF PUD Booklet. The proposed alleys are to be posted as fire lanes with no parking allowed. All street and alley section designs are to be subject to review and approval of the City Engineer. Street names are to be designated in accordance with the Dakota County Grid system and subject to approval by City staff. 5 Guest Parking. Detached and row townhouses are required to provide for 1 guest off-street parking stall per 2 dwelling units by Section 11-58-19.J of the Zoning Ordinance. A total of 77 off-street guest parking stalls are required, but the site plan provides for only 32. The site plan identifies 135 on-street parking stalls (not including the 6 stalls to be removed from Street A). Due to the alley accessed configuration of the townhouse dwellings, there are no driveways to the public streets, the on-street parking stalls are located throughout the site plan and do not impede access to the garages of individual dwellings. The provision of guest parking using a combination of off-street and on-street parking will be highly functional and is acceptable based on the site plan. Sidewalks and Trails. There is an existing five-foot wide sidewalk abutting the subject site along Eagleview Drive. The submitted plans indicate that five-foot wide concrete sidewalks will be constructed on the north side of 162nd Street and both sides of Streets A and B at the front of the detached townhouse dwellings. The site plan also provides for a five-foot wide concrete sidewalk from the row townhomes within Block 2 to Street A and to Alley D along the west side of Alley F. HOA maintained/publicly accessible trails are shown within Outlots E and H. HOA maintained/publicly accessible concrete sidewalks are to be constructed within the neighborhood green platted as Outlot I with detached townhouses facing the open space on the east and west sides. There is also a concrete sidewalk providing pedestrian connections between 162nd Street, Alley D, and Street A west of Lot 1, Block 8; east of Lot 1, Block 8; and between Lots 12 and 13, Block 24. The Parks, Trails, and Open Space Plan identifies a 10 foot wide bituminous trail along the south side of 160th Street (CSAH 46) adjacent to the development. The Developer will be required to grade the trail bench and construct the trail from Pilot Knob Road to Diamond Path with the first phase final plat of the development. The City and Developer will discuss options for financing and constructing the trail prior to submittal of the first final plat application for the development. Landscaping. A landscape plan has been submitted for the proposed street boulevards and along the alleys within the development as well as common open spaces. A landscape buffer yard abutting 160th Street (CSAH 46) consistent with previous phases of SBF is also provided for on the landscape plan, with the plantings installed on the interior side of a 10 foot high berm. The types and sizes of proposed plantings comply with Section 11-21-9.C of the Zoning Ordinance. We recommend the following revisions to the landscape plan:  Additional shade trees be planted along the east plat line adjacent to the regional greenway corridor to provide shade for trail users and establish a boundary between the subject site and public areas of the trail and elementary school.  A typical landscape plan for the foundations of each townhouse or detached townhouse dwelling must also be provided. 6  The developer will be required at the time of final plat approval to provide cost estimates for the plantings to be installed to verify compliance with the requirements of Section 11-58-21.K.1 of the Zoning Ordinance. Park Dedication. The preliminary plat does not include dedication of land to the City for public parks. Park dedication requirements are to be satisfied by payment of a cash fee in lieu of land at the time of final plat approval based on the provisions of the SBF Master PUD Agreement. Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage and utility easements at the perimeter of the base lots within the preliminary plat, which is shown on the preliminary plat. The preliminary plat is to be revised to provide for dedication of drainage and utility easements over all of the base lots and all outlots. All drainage and utility easements are subject to review and approval of the City Engineer. Storm Water Management. The submitted plans include grading, drainage, and erosion control plans. All grading plans are subject to review and approval by the City Engineer. Utilities. The subject site is included within the current MUSA. Plans have been submitted for extension of sanitary sewer and water utilities to serve the proposed SBF 21st Addition. All utility plans are subject to review and approval of the City Engineer. Outlots. The preliminary plat includes the following outlots: Outlots Purpose Ownership A, B, C, D, F, G Private drive HOA E, H Publicly accessible/privately maintained open space HOA I Sidewalk/utilities City Phasing Plan. The developer has submitted a phasing plan for the SBF 21st Addition as shown on the attached plan sheet and summarized below. The proposed phasing plan provides for logical extension of streets and utilities for the development to ensure adequate access and services. The phasing plan is to be subject to review and approval of the City Engineer. Phase Dwelling Type Number of Units Total 1 Row TH 43 95 Detached TH 52 2 Detached TH 25 25 3 Detached TH 22 22 TOTAL 142 Dakota County. The subject site abuts 160th Street (CSAH 46). Right-of-way for 160th Street (CSAH 46) has been dedicated with prior final plat approvals. The proposed preliminary plat is subject to review and approval by the Dakota County Plat Commission. 7 CONCLUSION The proposed SBF 21st Addition is consistent with the requirements of the SBF PUD District, Zoning Ordinance, and Subdivision Ordinance. Our office and City staff recommend approval of the proposed PUD Development Stage Plan and preliminary plat, subject to the following stipulations: 1. SBF 18th Addition shall be developed consistent with the approved SBF Master Plan, the PUD booklet dated 20 June 2005 and the PUD Development Stage Plan/Preliminary Plat. 2. The preliminary and final plat(s) shall be subject to review and approval of the Dakota County Plat Commission. 3. Structures within SBF 18th Addition are subject to the lot requirements in accordance with the PUD Standards table on page 7.1 of the SBF PUD Booklet, except as modified below: Yard Structure Min. Setback Front Building 15ft. Garage Door NA Side-Corner Building 15ft. Rear Building NA Garage Door 25ft. Between Buildings Detached TH Sidewall to sidewall 15ft. Sidewall to unenclosed deck or pergola 7ft. Attached TH 25ft. ROW/Buildings Guest parking 15ft. 4. The exterior finish materials for the row and detached townhouse dwellings shall utilize brick, stone, cement fiber board, or wood fiber board siding. 5. Each row or detached townhouse dwelling shall have an attached garage that complies with the provisions of Section 11-58-21.D.2 of the Zoning Ordinance. 6. Any dwelling unit constructed without a basement shall provide for a storm shelter as required by Section 11-17-27 of the Zoning Ordinance. 7. All street and alley section designs shall be subject to review and approval of the City Engineer. 8. Street names shall be designated in accordance with the Dakota County Grid system and subject to approval by City staff. 8 9. One side of Streets A and B and both sides of all alleys shall be posted no parking in accordance with the revised site plan. 10. The Developer shall grade a trail bench and construct a 10 foot wide bituminous trail from Pilot Knob Road to Diamond Path with the first phase final plat of the development; Financing for construction of the trail shall be determined prior to submittal of the first final plat application for the development. 11. The landscape plan shall be revised as follows: a. Additional shade trees be planted along the east plat line adjacent to the regional greenway corridor. b. A typical landscape plan for the foundations of each townhouse or detached townhouse dwelling must also be provided. c. The developer will be required at the time of final plat approval to provide cost estimates for the plantings to be installed to verify compliance with the requirements of Section 11-58-21.K.1 of the Zoning Ordinance. 12. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of land as provided for by the SBF Development Agreement. 13. The preliminary plat shall be revised to provide for dedication of drainage and utility easements over all of Lots 14 and 37, Block 1; Lot 9, Block 2; Lot 8, Block 3; Lot 7, Block 4; Lot 7, Block 5; Lot 7, Block 6, Lot 9, Block 7; Lot 11, Block 8; Lot 12, Block 9; Lot 23, Block 10; Lot 24, Block 11; and Outlots A, B, C, D, E, F, G, H, and I; all drainage and utility easements are subject to review and approval of the City Engineer. 14. All grading, drainage, and erosion control plans shall be subject to review and approval by the City Engineer. 15. All utility plans are subject to review and approval by the City Engineer. 16. Outlots A, B, C, D, F, and G, shall be deeded to an HOA that provides for long-term maintenance and ownership. 17. Outlots E and H shall be deeded to the City as open space maintained by the HOA. 18. Outlot I shall be deeded to the City for sidewalk and utility purposes. 19. Final platting of the proposed development in phases shall be subject to review and approval of the City Engineer. 9 c. Justin Miller, City Administrator John Hennen, Parks and Recreation Director Alex Jordan, Assistant City Engineer Andrea McDowell-Poehler, City Attorney ± Spirit o f Brandtjen Farm 21st Additio n 160TH ST (CS AH 46) City of LakevilleAerial MapSpirit of Brandtjen Farm21st AdditionPreliminary Plat 162ND S TEAGLEVIEWDR DUSKWOOD TRL D U T C H B A R N D R 159TH ST ELMCREEKLNDUTTONLNC O B B L E STONE LAK E P K W Y ELKHORNTRLD U R A N G O T R LDRYDENRD The bearing system is based on the record plat of SPIRIT OF BRANDTJEN FARM 18TH ADDITION Outlot L and Outlot M, SPIRIT OF BRANDTJEN FARM 18TH ADDITION, according to the recorded plat thereof, Dakota County, Minnesota PROPERTY DESCRIPTION TYPICAL ROWHOME LOTS TYPICAL DETACH TOWNHOME LOTS *AREA ON COMMON LOTS ARE A TOTAL AREA OF THE COMMON LOT AND THE LOTS IT SURROUNDS LAUNDRYBATHCLKITCHENLIVINGDININGFOYER22' - 0"22' - 0"22' - 0"22' - 0"2' - 0"36' - 0"11 MAR 2019SCALE: 1/8"=1'-0"MAIN LEVEL BUILDING PLANUNIT 1UNIT 2UNIT 3UNIT 4TYPICAL 4 UNIT BUILDING LOFTOWNERS SUITEWICBATHBEDROOMCLDNUPR.C.KITCHENLAUNDRYBATHDININGLIVINGCLDWRDNUPENTRYGARAGESAFE ROOM/MECHMUD ROOM22' - 0"B/H540 SFC.S.UPDNLOFTSTROOF DECK14x2011 MAR 2019SCALE: 1/8"=1'-0"UPPER LEVEL928 sfSCALE: 1/8"=1'-0"ROOF DECKSCALE: 1/8"=1'-0"MAIN LEVEL840 sfSCALE: 1/8"=1'-0"LOWER LEVELTYPICAL UNIT PLAN LP LAPROCK FACE BLOCKLP PANELSIDINGLP LAPLP TRIM, TYP.PANELPANELPANELPANELROCK FACEBLOCKGLASS RAILING, TYP. LP TRIM, TYP11 MAR 2019FRONT ELEVATIONSCALE: 1/8" = 1'-0" ROOFPANELPANELLP LAPLP PANEL SIDINGLP LAPROCK FACE BLOCK11 MAR 2019SCALE: 1/8"=1'-0"A-9REAR ELEVATION SOLID WALLLP LAPROCK FACE BLOCKLP TRIMLP TRIMSOLID WALLGLASS RAILINGLP LAPROCK FACE BLOCKPANEL11 MAR 2019SCALE: 1/8"=1'-0"A-8SIDE ELEVATIONSCALE: 1/8"=1'-0"SIDE ELEVATION 11 MAR 2019NO SCALE PERSPECTIVE 11 MAR 2019NO SCALE PERSPECTIVE )(%6&$/(  SITE PLAN   ##4.   ##4. BEDROOMCLBATHSTORMECH/STORREC ROOMUNEXCAVATEDGARAGEKITCHENMUD ROOMPOWDERROOMGREAT ROOMFOYERCLR22' - 0"24' - 0"30' - 0"6' - 0"13' - 0"9' - 0"12' - 0"8' - 0"2' - 0"6' - 6"54' - 0"1' - 0"BEDROOMCLBEDROOMCLLAUNDRYWICOWNERS SUITEBATHLOFT10' - 8"11' - 4"4' - 0"40' - 0"12 FEB 2018OPT. LOWER LEVEL644 SFSCALE: 1/8" = 1'-0"MAIN LEVEL644 SFSCALE: 1/8" = 1'-0"SECOND LEVEL836 SFSCALE: 1/8" = 1'-0" UNEXCAVATED22' - 0"56' - 0"14' - 0"8' - 0"2' - 0"6' - 6"25' - 6"BEDROOMCLREC ROOMBATHMECH/STORUP22' - 0"GARAGEMUD ROOMDININGKITCHENPOWDERROOMFOYERGREAT ROOMRB/HP22' - 0"34' - 0"6' - 0"13' - 0"9' - 0"14' - 0"8' - 0"34' - 0"11' - 0"7' - 0"2' - 0"UPDNB/HPATIOPATIOBEDROOM BEDROOMCLLAUNDRYWICBATHROOMLLOFTWICOWNERS SUITEOPT. DECKWD22' - 0"2' - 0"14' - 0"8' - 0"26' - 0"50' - 0"7' - 0"2' - 0"11' - 0"DN13 FEB 2018OPT. LOWER LEVEL732 SFSCALE: 1/8" = 1'-0"MAIN LEVEL732 SFSCALE: 1/8" = 1'-0"SECOND LEVEL1060 SFSCALE: 1/8" = 1'-0" )(%6&$/(  STREETSCAPE6&$/(  STREETSCAPE   ##4. )(%6&$/(  STREETSCAPE   ##4. $63+$/76+,1*/(67<3/33$1(//33$1(//3/$3/3/$3%/$&.0(7$/5$,/,1*7<3/375,07<3/33$1(/ 75,0%/$&.0(7$/)(1&(7<30$56&$/(  SIDE ELEVATION6&$/(  SIDE ELEVATIONFRONT ELEVATION6&$/(     ##4. $63+$/76+,1*/(67<3/3%2$5' %$77(1/375,07<3/3/$3/3/$3/3%2$5' %$77(1/3%2$5' %$77(1/3/$3/375,07<30$56&$/(  SIDE ELEVATION6&$/(  SIDE ELEVATIONFRONT ELEVATION6&$/(     ##4. )(%126&$/(ELEVATED PERSPECTIVE   ##4. )(%126&$/(STREETSCAPE PERSPECTIVE   ##4. )(%126&$/(STREETSCAPE PERSPECTIVE   ##4. City of Lakeville Public Works– Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Assistant City Engineer McKenzie Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: March 13, 2019 Subject: Spirit of Brandtjen 18th Addition • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Utility Plan Review • Preliminary Erosion Control Plan Review BBAACCKKGGRROOUUNNDD SBF Development Corporation has submitted a preliminary plat named Spirit of Brandtjen Farm (SBF) 21st Addition. The proposed development is located south of and adjacent to 160th Street (CSAH 46), west of Diamond Path (future CSAH 33), east of and adjacent to Eagleview Drive, and north of 162nd Street. The parent parcels consist of Outlots L and M, Spirit of Brandtjen Farm 18th Addition. The development is zoned PUD, Planned Unit Development. The preliminary plat consists of 43 row townhome units, 99 detached townhome lots, 12 common open space lots within 11 blocks and nine (9) outlots. The outlots created with the final plat will have the following uses: Outlot A: Private roadway; to be retained by the Developer (0.51 acres) Outlot B: Private roadway; to be retained by the Developer (0.13 acres) Outlot C: Private roadway; to be retained by the Developer (0.12 acres) Outlot D: Private roadway; to be retained by the Developer 0.23 acres) Outlot E: Privately maintained publicly accessible trail; to be retained by the Developer (0.24 acres) Outlot F: Private roadway; to be retained by the Developer (0.10 acres) SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 2211SSTT AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1133,, 22001199 PPAAGGEE 22 Outlot G: Private roadway; to be retained by the Developer (0.91 acres) Outlot H: Privately maintained publicly accessible trail; to be retained by the Developer (0.02 acres) Outlot I: Sidewalks and public utilities; to be deeded to the City (0.30 acres) The proposed development will be completed by: Developer: SBF Development Corporation Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The site was previously a gravel processing operation. The gravel processing on the parent parcels has been completed and the site encroachments have been removed. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 160th Street (CSAH 46) SBF 21st Addition is located south of and adjacent to 160th Street, a minor arterial County roadway as identified in the City’s Transportation Plan. 160th Street adjacent to the site is a four-lane divided urban roadway, with a continuous concrete center median island. Dakota County controls the right-of-way requirements and access locations along 160th Street. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 100-feet and designates this roadway as a future six-lane divided urban roadway over its entire length adjacent to the plat. The widening of 160th Street is not identified in the City’s or County’s current Capital Improvement Plans. The preliminary plat will be reviewed for approval by the Dakota County Plat Commission at their March 18, 2019 meeting. 162nd Street SBF 21st Addition is located north of and adjacent to 162nd Street, a minor collector roadway as identified in the City’s Transportation Plan. 162nd Street is constructed as a 36-foot wide two- lane urban roadway, within 80-feet of right-of-way. A concrete median exists east of Eagleview Drive as the approach to the existing roundabout. Access to the development will be from an existing street stub along 162nd Street aligning with Durango Trail to the south. The Developer shall construct a 5-foot wide concrete sidewalk along the north side of 162nd Street with the plat improvements. No additional right-of-way is required with the plat. Eagleview Drive SBF 21st Addition is located east of and adjacent to Eagleview Drive, a minor collector roadway as identified in the City’s Transportation Plan. Eagleview Drive is constructed as two-lane divided urban roadway including sidewalks along both sides of the street, within 80-feet of right-of- way. Access to the development will be from an existing street stub along Eagleview Drive aligning with a proposed future street to the west. No additional right-of-way is required with the plat. SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 2211SSTT AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1133,, 22001199 PPAAGGEE 33 Street A Development of Spirit of Brandtjen Farm 21st Addition includes the construction of Street A, a local roadway. Street A is designed as a 28-foot wide urban roadway with a 5-foot wide concrete sidewalk along both sides of the street. The Developer is dedicating 52-feet of right- of-way. Street A will provide a full access for the development at Eagleview Drive and 162nd Street. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Street B Development of Spirit of Brandtjen Farm 21st Addition includes the construction of Street B, a local roadway. Street B is designed as a 28-foot wide urban roadway with a 5-foot wide concrete sidewalk along both sides of the street, with the exception of the north portion of the roadway adjacent to 160th Street. The Developer is dedicating 52-feet of right-of-way. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. Private Roadways Development of Spirit of Brandtjen Farm 21st Addition includes the construction of several privately owned and maintained roadways providing driveway access to the residential lots. The private roadways are designed as 24-foot wide urban roadways. The Developer is dedicating a 55-foot wide drainage and utility easement over the private roadways to allow for the City maintenance of the public utilities to be constructed within the private roadways. The City shall not be responsible for any repairs (including cost) to the private roadways due to future operation and maintenance of the public utility systems within the easement area. The street and landscaped boulevard design is consistent with the Spirit of Brandtjen Farm Planned Unit Development Plan. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction for SBF 21st Addition shall be identified with each phase of construction. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of SBF 21st Addition includes the construction of public sidewalks and trails. 5- foot wide concrete sidewalks will be constructed along both sides of all streets. Privately owned and publicly accessible trails will be constructed within Outlots E and H. Privately owned and maintained sidewalks will be constructed along some of the private roadways to provide pedestrian access to the front of the townhome lots. The Parks, Trails, and Open Space Plan also identifies a 10-foot wide bituminous trail along the south side of 160th Street adjacent to the development. The Developer shall grade the trail bench and construct the trail from Pilot Knob Road to Diamond Path with the first phase final SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 2211SSTT AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1133,, 22001199 PPAAGGEE 44 plat of the development. The City and Developer will discuss options for financing and constructing the trail prior to submittal of the first final plat application for the development. The Park Dedication Fee has not been collected on the parent parcels and will be satisfied through a cash contribution with the final plat. The Park Dedication calculation will be determined with each phase final plat, consistent with the SBF Master PUD Agreement. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR:: SBF 21st Addition is located within sub-district NC-20060 of the North Creek sanitary sewer district as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and must be paid with the final plat. The fee will be based on the rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN:: The Developer is connecting to existing 8-inch watermain stubs to provide water service to the subdivision. The Developer shall loop the proposed dead end watermain to the public distribution system at the end of the private roadways to provide a redundant system. The public utilities located within the private roadways shall be constructed to City standards. Final locations and sizes of all public sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. Drainage and utility easements shall be dedicated over Outlots E and H that will be retained by the Developer for the public utilities within the outlots. OOVVEERRHHEEAADD LLIINNEESS There are no existing overhead utility lines and/or poles within the parent parcels. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG BBAACCKKGGRROOUUNNDD Spirit of Brandtjen Farm (SBF) is a planned unit development of which development began in 2005. The proposed development encompasses nearly all of the north half of Section 1, Township 114, Range 20 and a substantial portion of the south half of said section. The initial stormwater modeling and drainage plan for SBF, located on the south half of Section 1, was SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 2211SSTT AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1133,, 22001199 PPAAGGEE 55 prepared by Westwood Professional Services. The original design consisted of a main basin, Spirit, surrounded by six National Urban Runoff Program (NURP) basins. The Spirit basin design did not include a gravity outlet other than infiltration. A system of pumps was incorporated into the design to serve three functions: 1) Irrigation supply, 2) Recirculation for water features, and 3) Drawdown, if needed. During 2008, a decision was made to not construct the recirculation features. As a result, the proposed pumping station was not constructed, however, the pump station draw intake line was. As development has continued, Spirit basin appears to have adequately infiltrated all runoff from the development without the presence of the pumping system. A gravel processing area has been in operation on the north half of Section 1 in excess of forty years. As part of gravel operations years ago, a series of basins was constructed as wash basins for sand processing. The operational need for these basins ended approximately in 2013 and a reclamation plan was prepared for the gravel processing area. As part of the reclamation plan, the largest basin was measured and quantified, and incorporated into the reclamation plan with intended use as a stormwater management basin. The basin is referred to as Nordeast Basin. PPRROOPPOOSSEEDD SSTTOORRMMWWAATTEERR MMAANNAAGGEEMMEENNTT PPLLAANN SBF 21st Addition is located within the North Creek drainage district as identified in the City’s Water Resources Management Plan. The plat is located within sub-districts NC-13 and NC 14- B. The proposed stormwater management plan is a regional plan that connects the 96 acres within the Nordeast Basin drainage area. The proposed system utilizes the existing Nordeast Basin for flood storage and infiltration, having peripheral National Urban Runoff Protection (NURP) and stormwater collection systems. The pretreatment NURP basins are multi-celled. The stormwater management system to serve SBF 21st Addition was constructed with development of SBF 18th Addition and SBF Commercial 2nd Addition. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required by the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Development of SBF 21st Addition includes the construction of a public storm sewer system. Storm sewer will be installed to collect and convey stormwater runoff generated from the streets and open space within the development. The storm sewer will convey the runoff to the stormwater management basins located downstream of the development. The SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 2211SSTT AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1133,, 22001199 PPAAGGEE 66 constructed public storm sewer shall be located within public right-of-way and/or public drainage and utility easements. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and shall be paid with the final plat, at the rate in effect at the time of final plat approval. The Trunk Storm Sewer Area Charge will not be collected for the portions of SBF 21st Addition that drain directly to Nordeast. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS The area of SBF 21st Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, the development is not located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS There are no wetlands within the project area. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees within the project area. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing and maintaining the SWPPP throughout construction phase. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN SSPPIIRRIITT OOFF BBRRAANNDDTTJJEENN FFAARRMM 2211SSTT AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1133,, 22001199 PPAAGGEE 77 Engineering recommends approval of the SBF 21st Addition preliminary plat, grading plan, utility plan, and erosion control plan subject to the requirements and stipulations of this report.