Loading...
HomeMy WebLinkAboutItem 06.g February 3, 2020 Item No.________ BENNETT BLUFFS FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the final plat of Bennett Bluffs. Overview CNC Development III, LLC representatives are requesting approval of the Bennett Bluffs final plat of 24 single family lots and three outlots on 23.12 acres of land located south of 202nd Street (CSAH 50) and west of Cedar Avenue (CSAH 23). The property is zoned RM-1, Medium Density Residential District. The City Council approved the preliminary plat on November 18, 2019. The proposed final plat is consistent with the approved preliminary plat. The final plat has been reviewed by Engineering and Parks and Recreation staff. Primary Issues to Consider None Supporting Information • Resolution approving the final plat • Signed development contract, warranty deed, and temporary turnaround easement • January 10, 2020 planning report • January 10, 2020 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. 20-____ RESOLUTION APPROVING THE FINAL PLAT OF BENNETT BLUFFS WHEREAS, the owner of the property described as BENNETT BLUFFS 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 BENNETT BLUFFS 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. 2 ADOPTED by the Lakeville City Council this 3rd day of February 2020 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 3rd day of February 2020 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: January 10, 2020 Subject: Packet Material for the February 3, 2020 City Council Meeting Agenda Item: Bennett Bluffs Final Plat Application Action Deadline: February 10, 2020 BACKGROUND CNC Development III, LLC representatives have submitted a final plat application and plans for the development of 24 single family residential lots and three outlots on 23.12 acres of property to be known as Bennett Bluffs. The final plat is located at the southwest corner of 202nd Street (CSAH 50) and Cedar Avenue (CSAH 23). The subject property is zoned RM-1, Medium Density Residential District. The preliminary plat was approved by the City Council on November 18, 2019. The Bennett Bluffs final plat plans have been reviewed by Engineering Division and Parks and Recreation Department staff. EXHIBITS Exhibit A – Aerial Photo Map Exhibit B – Approved Preliminary Plat Exhibit C – Final Plat (2 Pages) PLANNING ANALYSIS 2 Zoning. Bennett Bluffs is zoned RM-1, Medium Density Residential District which allows single family homes subject to the regulations listed in the RS-4, Single Family Residential District. Existing Conditions. The two subject properties are undeveloped and include wetlands and a drainage swale. The properties have been used for agricultural purposes. One parcel is 13.12 acres and the other is 10 acres; both are metes and bounds described parcels. The area of the proposed preliminary plat is moderately sloped from north to south draining toward the South Creek Tributary near the southwest corner of the property. The 10-acre easterly property includes delineated wetlands, natural gas pipelines and an electrical transmission line adjacent to Cedar Avenue. Lot and Setback Requirements. There are 24 lots proposed on three blocks. The minimum requirements for single family lots in the RS-4 District are as follows: Lot and Building Requirements Interior Lot Corner Lot Minimum Lot Area 8,400sf. 10,200sf. Min. Lot Width 70ft. 85ft. Buffer Yard Corner NA 95ft. Max. Building Coverage 40% 40% Setbacks Front 20ft. to bldg. / 25ft. to garage Side interior 7ft. Side corner Buffer Yard 30ft. Rear 30ft. All 24 single family lots meet the minimum lot size and lot width requirements. Development Density. The Bennett Bluffs final plat consists of 24 single family lots on 23.12 acres. Lot sizes range between 8,575 square feet and 18,577 square feet in area. The gross density is 1.03 units per acre. The net density, excluding Outlots A and B (11.10 acres) and 202nd Street and Cedar Avenue right-of-way (3.68 acres) equals 2.88 units per acre. Outlots. The Bennett Bluffs final plat proposes three outlots. The proposed outlot area and use is as follows: Outlot A – 0.065 acres that will be deeded to the City for wetland preservation and stormwater management purposes. Outlot B –10.44 acres that will be deeded to the City for wetland and stormwater management purposes. Outlot C - 1.30 acres that will be retained by the developer for possible future development in compliance with Zoning Ordinance requirements. 3 Streets and Sidewalks and Trails. The Bennett Bluffs final plat includes the dedication of right- of-way for the following three streets: 202nd Street (CSAH 50) – 202nd Street is classified as a minor arterial road with a 75-foot wide south-half right-of-way requirement. 202nd Street reconstruction project is nearing completion as a two-lane undivided roadway with a center turn lane, including curb and gutter with turn-lanes and a traffic signal light at Cedar Avenue (CSAH 23). Seventy-five feet of south half right-of-way is shown on the final plat in compliance with Dakota County Plat Commission recommendations. Cedar Avenue (CSAH 23) – Cedar Avenue is classified as a principal arterial road requiring a 75-foot wide west half right-of-way. Ninety feet of west half right-of-way is shown on the preliminary plat in compliance with Dakota County Plat Commission recommendations for a minimum of 75-feet of west half right-of-way. The additional right-of-way encompasses the Great River Energy and Cedar Avenue utility and roadway easement. A 10-foot wide trail is located along Cedar Avenue. Glenbrook Path – Glenbrook Path will be the only street constructed with the Bennett Bluffs development. Glenbrook Path is a local street that will access 202nd Street (CSAH 50) to the north and will end in a temporary cul-de-sac at the west boundary of the plat until such time as the road is extended when the property to the west develops to provide a connection to the future residential development. Glenbrook Path includes the required minimum 60 feet of right-of-way and a 32-foot wide paved street. A five-foot wide concrete sidewalk on the west and north sides of Glenbrook Path will connect to the 10-foot wide paved trail along the south side of 202nd Street (CSAH 50). Buffer Yard Landscaping. Two lots abut 202nd Street (CSAH 50) requiring increased lot widths of 95 feet to comply with buffer yard lot width requirements and landscaping. The 30-foot wide side-yard buffer, earth berm, and landscaping complies with the 10-foot tall minimum screening height requirements adjacent to 202nd Street. Evergreen trees are required to be a minimum of 10-feet in height. A security shall be provided with the final plat to guarantee installation of the approved landscaping. Easements. All lots in the final plat include boundary drainage and utility easements that meet the minimum requirements of the Subdivision Ordinance. All existing public and private easements within Outlot B will remain. Parks Dedication and Trails. The Parks, Trail and Open Space Plan identifies trails along the west side of Cedar Avenue (CSAH 23) and the south side of 202nd Street (CSAH 50). The trail has been constructed along Cedar Avenue. A trail will be constructed along the south side of 4 202nd Street as part of the road improvement project between Holyoke Avenue and Cedar Avenue. Park land dedication is not required with the Bennet Bluffs final plat, therefore, a cash fee for park dedication will be required for the 24 single family home lots. The park dedication fee is $4,509 per lot totaling $108,216 payable at the time of final plat approval. Subdivision Identification Sign. The final plat plans do not indicate a location for a subdivision monument sign. If the developer chooses to install a sign, it must be located at the subdivision entrance from Glenbrook Path at 202nd Street. A monument sign may be no more than 10 feet in height, no more than 100 square feet in area, and must be maintenance free. A sign permit must be issued by the City prior to the installation of a subdivision identification sign. Grading, Drainage, Erosion Control, and Utilities. The proposed house pads shown on the Bennett Bluffs final plat grading plan indicate that all 24 lots have adequate building pad areas that meet setback requirements. Building permit plans for all lots must show space for three garage stalls regardless whether three garage stalls are proposed with the initial construction of houses on each lot. The proposed grading, drainage, erosion control for the Bennett Bluffs final plat have been reviewed by Engineering Division staff. City sewer is available from the south. City water was recently installed and is available on the south side of 202nd Street. The Engineering Division comments are included in the January 10, 2020 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac Cafferty, Environmental Resources Manager. Wetlands. A wetland delineation prepared on April 24, 2019 identified wetland areas within the preliminary plat. All wetlands and wetland buffer areas are within Outlots A and B and will be deeded to the City with the final plat. Tree Preservation. A tree preservation plan was prepared with approved preliminary plat. The tree preservation plan identifies 17 significant trees within the final plat area with none proposed to be removed. Floodplain. A portion of the preliminary plat area is located within a FEMA designated flood zone. That area is included in Outlot A and will be deeded to the City. The developed area of the streets and lots are not within a designated flood zone. RECOMMENDATION Planning Department staff recommends approval of Bennett Bluffs final plat subject to the following stipulations: 5 1. Implementation of the recommendations listed in the January 10, 2020 engineering report. 2. Outlots A and B shall be deeded to the City with the final plat. 3. Temporary turnaround easements shall be dedicated over Lot2 9 and 10, Block 1 and Lot 4, Block 3 of the final plat. The temporary turnaround will expire at the time Glenbrook Path is extended to the west. 4. The developer shall install a “Future Street Extension” sign shall at the west terminus of Glenbrook Path. 5. The developer shall construct sidewalks on one side of Glenbrook Path as shown on the preliminary plat plans. 6. Sod shall be installed to the edge of the 202nd Street (CSAH 50) trail adjacent to Lot 1, Block 1 and Lot 1, Block 2. 7. Berming and landscaping shall be installed consistent with the approved landscape plan. A security shall be provided with the final plat to guarantee installation of the approved landscaping. BENNETT BLUFFS FINAL PLAT Property Information January 14, 2020 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. EXHIBIT A DRAWN BY DATE REVISIONS PLM 7/15/19 CAD FILE 23626pp.dwg PRO-ECT NO. 23626-00 C2.0BENNETT BLUFFSLAKEVILLE, MINNESOTAPRELIMINARY PLATFORCNC DEVELOPMENT III, LLC3000 COUNTY ROAD 42, SUITE 202, BURNSVILLE, MN 553372500 WEST C.R. 42, SUITE 120, BURNSVILLE, MN 55337PHONE: 952.890.6044 mhampton@jrhinc.comPLANNERS / ENGINEERS / SURVEYORSwww.jrhinc.comJames R. Hill, Inc.A.9/13/19: City comments Description from title commitment: The part of the South Half of the Northeast Quarter of Section 28, township 114, Range 20, Dakota County, Minnesota, bounded on the West by the East line of the west 1427.70 feet thereof; bounded on the east by the west line of the east 513.10 feet thereof; bounded on the north by the north line of said South Half of the Northeast Quarter and bounded on the south by a line described as follows: Beginning at the southeast corner of the north 766.00 feet of the west 1427.70 feet of said South Half of the Northeast Quarter; thence easterly along the South line of the North 766.00 feet to the South half of the Northeast quarter a distance of 236.10 feet of the East line of the West 1663.80 feet of said South Half of the Northeast Quarter; thence Southerly along said East line of the West 1663.80 feet a distance of 82.68 feet to the North line of the South 470.30 feet of said South half of the Northeast Quarter; thence easterly along said North line of the South 470.30 feet a distance of 459.85 feet to the west line of the east 513.10 feet of said South Half of the Northeast Quarter and there terminating. AND The East 513.10 feet of the Southeast Quarter (SE1/4) of the Northeast Quarter (NE1/4) of Section Twenty-Eight (28), Township One Hundred Fourteen (114), Range Twenty (20), Dakota County, Minnesota, Except the South 470.30 feet thereof, according to the government survey thereof. Abstract Property PROPERTY DESCRIPITON EXHIBIT C City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Alex Jordan, Assistant City Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: January 10, 2020 Subject: Bennett Bluffs • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD CNC Development III, LLC has submitted a final plat named Bennett Bluffs. This is the first and only phase of the Bennett Bluffs preliminary plat approved by the City Council at its November 18, 2019 meeting. The proposed subdivision is located west of and adjacent to Cedar Avenue (CSAH 23), south of and adjacent to 202nd Street (CSAH 50), and east of Hamburg Avenue. The parent parcel consists of two metes and bounds parcel (PID Nos. 220280001034 and 220280001016) zoned RM-1 Medium Density Residential. The final plat consists of twenty-four (24) single family lots within three (3) blocks, and three (3) outlots on 23.12 acres. The Developer is dedicating 3.68 acres as 202nd Street and Cedar Avenue right-of-way. The outlots created with the final plat shall have the following use: Outlot A: VRWJPO Water Quality Corridor; to be deeded to the City (0.06 acres) Outlot B: Stormwater management basins, wetlands and buffers; to be deeded to the City (10.44 acres) BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 22 OOFF 1100 Outlot C: Upland area; to be retained by the Developer (1.30 acres) The proposed development will be completed by: Developer: CNC Development III, LLC Engineer/Surveyor: James R. Hill, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Bennett Bluffs site primarily consists of undeveloped agricultural land with wooded areas and a wetland/water quality corridor that roughly bisects the site from the northwest to the southeast. A stormwater management basin constructed with City Project 15-12 is located within an existing drainage and utility easement in the northeast portion of the property. The Developer received a stockpile permit to place fill material from the adjacent City Project 15- 12 corridor in the northwest corner of the property. EEAASSEEMMEENNTTSS The parent parcels contain the following public and private easements and agreements to remain with the final plat: • Right of Way Agreement in favor of Great Lakes Pipe Line Company dated September 19. 1930, filed November 20, 1930 in Book 39 of Misc, page 525, which was assigned to Williams Brothers Pipe Line Company by Warranty Deed filed April 4, 1966 in Book 292 Deeds, page 610 and further assigned to Wood River Pipe Line Company by Assignment filed October 21, 1982 as Document Number 637707, which was Partially Released by Document Number 1099387, filed February 5, 1993 and Document Number 1110881, filed April 6, 1993. • Highway Easement in favor of County of Dakota dated June 29, 1959, filed January 17, 1962 in Book 279 Deeds, page 89. • Easement in favor of City of Lakeville dated August 2, 1991, filed August 16, 1991 as Document Number 1001710. • Easement in favor of City of Lakeville dated July 2, 1991, filed August 16, 1991 as Document Number 1001711. • Easement in favor of City of Lakeville dated August 2, 1991, filed December 18, 1991 as Document Number 1018388 • Transmission Line Easement in favor of Cooperative Power Association dated December 14, 1999, filed February 2, 2000 as Document Number 1670987. • Highway Easement in favor of County of Dakota dated December 28, 2000, filed January 16, 2001 as Document Number 1744443. • Highway Easement in favor of County of Dakota dated August 13, 2008, filed September 6, 2018 as Document Number 3269226. • Drainage and Utility Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269227. • Highway Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269228. BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 33 OOFF 1100 • Drainage and Utility Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269229. • Temporary Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as Document Number 3269230. • Temporary Easement in favor of County of Dakota dated August 13, 2018, filed September 6, 2018 as document Number 3269231. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Bennett Bluffs is located west of and adjacent to Cedar Avenue, a principal arterial County highway, as identified in the City’s Transportation Plan. Cedar Avenue is currently constructed as a 4-lane divided urban roadway adjacent to the parent parcels. No access is proposed to Cedar Avenue with the final plat. The current Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way requirement. The final plat was reviewed and recommended for approval by the Dakota County Plat Commission at its August 5, 2019 meeting. 202nd Street (CSAH 50) Bennett Bluffs is located south of and adjacent to 202nd Street, a minor arterial County highway, as identified in the City’s Transportation Plan. 202nd Street is currently under construction with City Project 15-12 as a two-lane divided urban roadway. The Bennett Bluffs preliminary plat application was submitted to the City for review following approval of construction plans for CP 15-12, and prior to the commencement of Phase 2 of the project adjacent to the parent parcels. The approved construction plans did not provide an access to the parent parcels from 202nd Street, as the exact location was unknown during design. The preliminary plat was submitted to Dakota County for review by the Plat Commission at the August 5, 2019 meeting. Dakota County agreed to allow a full access for the Bennett Bluffs development as shown on the preliminary plat, conditioned upon the development providing a road connection to the west plat boundary. To allow for the full access intersection, Dakota County modified the construction plans for 202nd Street to include an east bound right turn lane and west bound left turn lane to the parent parcels at the proposed street location. The Developer is responsible to reimburse the City $36,402.92 with the final plat for the design and construction costs to allow the full access intersection. The current Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way requirement, which is shown to be dedicated on the preliminary plat. The final plat was reviewed and recommended for approval by the Dakota County Plat Commission at its August 5, 2019 meeting. BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 44 OOFF 1100 Glenbrook Path Development of Bennett Bluffs includes the construction of Glenbrook Path, a local roadway. The local roadway is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along west side of the street. Glenbrook Path will provide a full access intersection to 202nd Street for the development. Glenbrook Path will terminate to the west in a temporary cul-de-sac. The Developer shall dedicate to the City a temporary easement, furnish to the City a $5,000 escrow for the future removal and restoration of the easement area and install a future street extension sign and barricades at the end of the roadway with the final plat until it is extended in the future. The Developer is dedicating 60-feet of right-of- way along the entire length of the local roadway. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from a single rock construction entrance off of 202nd Street (CSAH 50). The Developer is responsible to coordinate access with Dakota County’s contractor for City Project 15-12. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of Bennett Bluffs includes the construction of a public sidewalk with pedestrian curb ramps along one side of Glenbrook Path. 10-ft wide bituminous trails will be constructed along the north and south side of 202nd Street with City Project 15-12 from Holyoke Avenue to Cedar Avenue, adjacent to the parent parcels. The Developer shall reimburse the City $3,295.12 for its 5/8 share of the trail construction costs with the final plat adjacent to Lot 1, Block 1 and Lot 1, Block 2. The Park Dedication requirement has not been collected on the parent parcels and will be required to 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: 24 lots x $4,509.00 = $108,216.00 Single Family Lots Park Dedication Fee Park Dedication Required with Final Plat UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Bennett Bluffs is located within subdistricts SC-10060 of the South Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed to the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment Facility. Development of Bennett Bluffs includes the extension of public 8-inch sanitary sewer from the existing 8-inch sanitary sewer located on Outlot A, Aspen Grove to provide sanitary sewer service to the development. The Developer shall extend the 8-inch sanitary sewer to the north and west plat boundary to provide utility service for the adjacent parcels. BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 55 OOFF 1100 Consistent with the City’s Comprehensive Plan, an 8” sanitary sewer main and future connection manhole was installed from the south to the north 202nd Street right-of-way at the location of Glenbrook Path with City Project 15-12. The Developer shall reimburse the City $13,828.88 for its share of the cost of the sanitary sewer manhole and sanitary sewer installed to the north plat boundary with the final plat. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and will be required with the final plat. The fee will be based on the current rate in effect at the time of final plat approval, calculated as follows: 24 units x $327.00 = $7,848.00 Total Units 2020 Sanitary Sewer Availability Charge Per Unit Sanitary Sewer Availability Charge required WWAATTEERRMMAAIINN Development of Bennett Bluffs includes the extension of 8-inch public watermain. Watermain will be extended within the development from the existing 8-inch stub constructed with City Project 15-12 at the location of the Glenbrook Path intersection. The Developer shall extend the 8-inch watermain to the west plat boundary to provide utility service for the adjacent parcel. The Lateral Watermain Access Charge is required to be paid with the final plat for the portion of 16-inch trunk watermain adjacent to Lot 1, Block 1 and Lot 1, Block 2, calculated as follows: 344.59 l.f. x $41.00 = $14,128.19 Length of Watermain adjacent to L1B1 and L1B2 2020 Lateral Watermain Access Charge per ft Lateral Water Access Charge required Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Bennett Bluffs is primarily located within subdistricts SC-74 and SC-73 of the South Creek stormwater district as identified in the City’s Water Resources Management Plan. Development of Bennett Bluffs includes the construction of a stormwater management basin to collect and treat the stormwater runoff generated from the site. The stormwater management basin will provide water quality treatment and rate control of the stormwater runoff generated from the development, to be located within Outlot B and a portion of Outlot A, 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 BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 66 OOFF 1100 a soils report and an as-built certified grading plan have been submitted and approved by City staff. Bennett Bluffs 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 Bennett Bluffs 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 B and Outlot A, Aspen Grove. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must be paid with the Bennett Bluffs final plat, calculated as follows: Trunk Storm Sewer Area Charge Summary Gross Area of Bennett Bluffs 1,006,969.00 s.f. Less Area of Outlot A (Water Quality Corridor, wetlands and buffers) (-) 2,818.00 s.f. Less Area of Outlot B (Stormwater management basin, wetlands and buffers) (-) 454,952 s.f. Less Area of Outlot C (Upland area) Less Area of 202nd Glenbrook Pathnd Cedar Avenue Right-of-way (-) 56,742 s.f. (-) 160,385.00 s.f. Total = 332,072.00 s.f. 332,072.00 s.f. x $0.178/s.f. = $59,108.82 Net Area of Bennett Bluffs Single Family Area Charge Total Trunk Storm Sewer Area Charge The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A and B to the City (less the area used for stormwater management on Outlot A, Aspen Grove), consistent with City policy, calculated as follows: (10.51 acres - 0.02 acres) x $5,500/acre = $57,670.33 Area of Outlots A and B Area of Outlot A, Aspen Grove Used for SW Management Per Acre Credit Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 77 OOFF 1100 RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS 202nd Street is a minor arterial as identified in the City’s Transportation Plan. A buffer yard screen containing a combination of earth berms and plantings of a sufficient density to provide a minimum visual screen shall be provided adjacent to 202nd Street. FEMA FLOODPLAIN ANALYSIS A portion of Bennett Bluffs is shown on the Flood Insurance Rate Map (FIRM) as 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 SFHA will be located within Outlot A and deeded to the City with the final plat. All other areas of the development are shown as Zone X and outside of the SFHA. WWEETTLLAANNDDSS The wetland delineation for the site was conducted on 4/24/2019 by Ken Arndt with Midwest Natural Resources (MNR). An onsite visit occurred May 30, 2019. One 5.62-acre wetland was identified within the project boundaries. Based on the information provided in the MNR report dated 5/17/2019, and site visit, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. No impacts are proposed with the plat. Natural Area signs will be shown on the final plat along the wetland buffers (~33 locations). TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. The plan shows a total of 17 significant trees within the site. All trees on the site are within the wetland or wetland buffer areas. No trees will be removed with the project. All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining a 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. Any additional measures required shall be installed and maintained by the Developer. BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 88 OOFF 1100 SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Bennett Bluffs. Construction costs are based upon estimates submitted by the Developer’s engineer on December 19, 2019. CONSTRUCTION COSTS Sanitary Sewer $ 136,382.50 Watermain 99,460.00 Storm Sewer 112,133.00 Street Construction 176,931.25 Erosion Control and Restoration 24,485.00 SUBTOTAL - CONSTRUCTION COSTS $ 549,391.75 OTHER COSTS Developer’s Design (3.0%) $ 16,481.75 Developer’s Construction Survey (2.5%) 13,734.79 City’s Legal Expense (0.5%) 2,746.96 City Construction Observation (5.0%) 27,469.59 Developer’s Record Drawing (0.5%) 2,746.96 Native Seeding and maintenance (3yrs) within Outlots A and B Retaining Wall 10,000.00 20,200.00 Natural Area Signs 5,700.00 Landscaping 45,000.00 Street Lights 5,000.00 Lot Corners/Iron Monuments 2,700.00 SUBTOTAL - OTHER COSTS $151,780.05 TOTAL PROJECT SECURITY $701,171.80 The street light security totals $5,000 which consists of one (1) mast-arm street light at $1,400 each and three (3) 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 $2,700.00. 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 $950.00 cash fee for traffic control signs is due with Bennett Bluffs. 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: BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 99 OOFF 1100 24 units x $40.48/unit = $971.52 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of environmental resources management expenses shall be paid at the time of final plat approval and is calculated as follows: 24 units x $66.16/unit = $1,587.84 Single Family Dwelling Units Environmental Resources Management 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: 27 units x $90.00/unit = $2,430.00 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, or $16,481.75. CASH REQUIREMENTS Park Dedication 108,216.00 Sanitary Sewer Availability Charge 7,848.00 Trunk Storm Sewer Area Charge Future Removal of Temporary Cul-de-sac 202nd Street Plan Revisions (CP 15-12) Developer’s 5/8 share of trail costs (CP 15-12) Developer’s share of 202nd Street sanitary sewer costs (CP 15-12) Lateral Watermain Access Charge - 202nd Street 59,108.82 5,000.00 36,402.92 3,295.12 13,828.88 14,128.19 Traffic Control Signs 950.00 Streetlight Operating Fee 971.52 Environmental Resources Management Fee 1,587.84 City Base Map Updating Fee 2,430.00 City Engineering Administration (3.00%) 16,481.75 SUBTOTAL - CASH REQUIREMENTS $270,249.04 CREDITS TO THE CASH REQUIREMENTS Outlots A and B (Deeded to the City) (Trunk Storm Sewer) $ 57,670.33 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 57,670.33 TOTAL CASH REQUIREMENTS $212,578.71 BBEENNNNEETTTT BBLLUUFFFFSS –– FFIINNAALL PPLLAATT JJAANNUUAARRYY 1100,, 22002200 PPAAGGEE 1100 OOFF 1100 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the final plat, grading and erosion control plan, utility plan and tree preservation plan for Bennett Bluffs, subject to the requirements and stipulations within this report.