Loading...
HomeMy WebLinkAboutItem 06City of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: March 12, 2020 Subject: Packet Material for the March 19, 2020 Planning Commission Meeting Agenda Item: Glacier Creek preliminary plat and Zoning Map amendment. Action Deadline: April 6, 2020 BACKGROUND J. David Management, on behalf of Glacier Creek, LLC and members of the Donnelly family, has applied for a preliminary plat and rezoning to allow the development of 99 single family residential lots and 116 attached townhome lots on 59.62 acres to be known as Glacier Creek. The Glacier Creek preliminary plat is located south of 179th Street (future CSAH 9), east of Glacier Way and west of the municipal boundary with Farmington. The Glacier Creek preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, and the Parks, Recreation and Natural Resources Committee. EXHIBITS A. Aerial Map B. Existing Zoning Map C. Proposed Zoning Map D. Existing Conditions E. Preliminary Plat (3 pages) F. Preliminary Site Plan (2 pages) G. Preliminary Grading Plan (3 pages) H. Preliminary Erosion Control Plan (2 pages) I. Preliminary Sanitary Sewer & Watermain Construction Plans (2 pages) J. Preliminary Storm Sewer Construction Plans (3 pages) K. Preliminary Creek Crossing Plan L. Landscape Plan M. Tree Preservation Plan N. Ghost Plat (Brennan property) 2 PLANNING ANALYSIS ZONING MAP AMENDMENT The Glacier Creek preliminary plat area is currently zoned RM-1, Medium Density Residential District and RA, Rural Agricultural District (Exhibit B). The developer has applied to amend the Zoning Map for the area zoned RA (Exhibit C). The portion of the property that is zoned RA and north of Middle Creek is proposed to be zoned RM-1 and the remainder of the parcel zoned RA is proposed to be rezoned to RS-4. The 2040 Land Use Plan shows the area north of the creek guided for Medium Density Residential, of which the RM-1 District is consistent and the area south of the creek guided for Low/Medium Density Residential, of which the RS-4 District is consistent. PRELIMINARY PLAT Existing Conditions. The development site consists of two parcels. The use on the property has been primarily undeveloped agricultural land (Exhibits A and D). Consistency with the Comprehensive Plan. The Glacier Creek property is located in Planning District 5 of the 2040 Land Use Plan, which guides the subject property for medium density residential and low/medium density residential where city sewer is available. MUSA. The Glacier Creek preliminary plat area is located within the current MUSA. Adjacent Land Uses. The adjacent land uses and zoning are as follows: North – Undeveloped agricultural land (RM-1), stormwater ponds (P/OS) East – Undeveloped agricultural land (City of Farmington) South – Undeveloped agricultural land (RA) West – Glacier Way, multi-family apartment building and single-family homes (PUD), undeveloped agricultural land (RA) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Glacier Creek will be financed and constructed by the developer. The development costs associated with the Glacier Creek development are not programmed in the 2020–2024 CIP. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Glacier Creek preliminary plat against these criteria finds that it is not a premature subdivision. Density. The Glacier Creek preliminary plat consists of 99 single family lots and 116 attached townhome lots on 59.62 acres. This results in a gross density of 3.6 units per acre. Excluding wetlands and stormwater management ponds, the net density is 4.45 units per acre. 3 SINGLE FAMILY LOT REQUIREMENTS Lots/Blocks. The following minimum single-family lot size requirements of the RS-4, Single Family Residential District pertain to the Glacier Creek preliminary plat: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) RS-4 8,400 s.f. 10,200 s.f. 70 feet 85 feet Single family lot sizes within the Glacier Creek preliminary plat range from 8,400 square feet to 17,910 square feet in area. All of the single family lots meet the lot area, width and depth requirements of the RS-4 District. Setbacks. The following minimum requirements for single family building setbacks in the RS-4 District pertain to the Glacier Creek preliminary plat: Front Yard Side Yard (Interior) Side Yard (Corner) Rear Yard RS-4 20 ft (house) 25 ft (garage) 7 feet 20 feet 30 feet The proposed house pads shown on the Glacier Creek grading, drainage and erosion control plan indicate that all 99 single family lots have adequate building pad areas that meet setback requirements for principal structures. TOWNHOME DEVELOPMENT STANDARDS Lot Requirements. The following minimum requirements for attached townhome building setbacks in the RM-1 District pertain to the Glacier Creek preliminary plat: Base Lot Between Buildings Front Yard (to ROW) RM-1 30 feet 20 feet 20 feet (front) 25 feet (garage) The preliminary plat must be adjusted to increase the front yard setback to the back of the private drive for 25 feet to 30 feet on Lots 1-10, before consideration by the City Council. The proposed unit lots shown on the Glacier Creek preliminary plat have sufficient area to accommodate attached townhome units. A homeowner’s association will be required to be established for ownership and maintenance of the three common lots shown on the preliminary plat. The RM-1 District requires at least 5,000 square feet per unit. The Glacier Creek Preliminary plat has an average of just over 5,065 square feet per unit for the attached townhomes area, which exceeds the minimum lot area per unit requirements of the RM-1 District. 4 Exterior Materials. Each building must meet the requirements of Section 11-58- 21.C.4, which requires that a minimum of 25% of the area of each elevation of the unit must have an exterior finish of brick, stucco, and/or natural or artificial stone. Except for brick, stucco, and/or natural or artificial stone, no single elevation may have more than 75% of one type of finish or have more than 60% of all elevations of one type of finish. The City has deemed the use of cement fiberboard material as satisfying the minimum masonry material requirement and is therefore also allowed to exceed the maximum area limit for non-masonry materials. Floor Area. The developer must submit dimensioned floor plans for the attached townhome units to verify compliance with the minimum requirements for above grade floor area established by Section 11-17-13D of the Zoning Ordinance. Garage Area. The proposed attached townhome units are proposed to be either look out or walk out units. The minimum area of each garage must be at least 440 square feet and have a minimum interior width of 20 feet. Guest Parking. Section 11-58-21.J requires that one-half of a parking space be provided for each unit to serve as guest parking spaces. These spaces are required to be provided in an off-street parking lot or private drive locations dispersed within the development to provide convenient access to individual dwelling units. Fifty-eight parking spaces are proposed within five parking areas across the townhome portion of the proposed development, meeting the requirements of the Zoning Ordinance. Landscaping. Each attached townhome unit must provide landscaping at the immediate perimeter of the unit. All landscaped areas, including common open space and public right of way, must have an inground irrigation system with an automatic controller. With the final plat, the Developer must provide information that the landscaping of the attached townhome units meets the requirements of Section 11- 58-21K. A mix of evergreens and overstory trees are proposed to be planted along Glacier Way in the area of the attached townhomes to provide some screening and buffer between the townhomes and Glacier Way. Plantings are also shown along the guest parking areas to provide buffer from headlights. Prior to City Council consideration of the preliminary plat, the landscape plans must be modified to show the species of plantings proposed along guest parking areas. Outlots. There are four outlots totaling 11.33 acres in the Glacier Creek preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 5.77 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot B – 0.50 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot C – 4.99 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot D – 0.07 acre outlot consisting of a wetland/creek area that will be deeded to the City with the final plat. 5 Signs. No subdivision identification monument signs are proposed with the Glacier Creek preliminary plat at this time. Streets. The following is a summary of streets proposed with the Glacier Creek preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated March 12, 2020. Glacier Way – Glacier Way is west of and adjacent to the property and is classified as a minor collector roadway in the City’s Transportation Plan. Glacier Way will be extended from its existing terminus to the south plat boundary, which will include the removal of the existing temporary turnaround and a crossing of Middle Creek. A five- foot-wide sidewalk will be extended south on the west side of the street and an eight- foot-wide bituminous trail will be extended south on the east side of the street. Please see the Engineering memo for additional information on the creek crossing. 181st Street – 181st Street is a local street that will be extended east of Glacier Way to the city boundary with Farmington. It is a 32-foot-wide urban street within a 60-foot- wide right of way with a five-foot-wide sidewalk along the north side of the street. A temporary cul-de-sac will be required at the east terminus of the street. The Developer will be required to dedicate a temporary turnaround easement and provide a security for the future removal of the cul-de-sac with the final plat. Street A – Street A will be a residential street constructed within a 60-foot-wide right- of-way and a 32-foot-wide street with a five-foot-wide concrete sidewalk along the north and west side of the street. Streets B and E – Streets B and E will be residential streets constructed within a 60-foot- wide right-of-way and a 32-foot-wide street with a five-foot-wide concrete sidewalk on one side of the street. East of Street A, Street B will end in permanent cul-de-sac and north of Street D, Street E will end in a permanent cul-de-sac. Streets C and F – Streets C and F will be residential streets constructed within a 60-foot- wide right-of-way and a 32-foot-wide street that will end in a permanent cul-de-sac. Streets D and G – Street D and G will be residential street constructed within a 60-foot- wide right-of-way and a 32-foot-wide street with a five-foot-wide concrete sidewalk on one side of the street. Street G will have its west terminus at the west property line and its east terminus at the east property line. Neither location will require a temporary cul-de-sac as neither location serves more than two dwelling units. All streets meet the minimum width and design requirements of the Subdivision Ordinance. Phasing. Glacier Creek is planned to be developed in three phases. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Glacier Creek preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the March 12, 2020 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac 6 Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. A tree preservation plan (Exhibit M) was submitted by the developer. There are 29 significant trees located within the Glacier Creek preliminary plat boundaries. The tree preservation plan indicates that none of the significant trees on site will be preserved. With the exception of one Black Cherry tree, the remaining trees on site are Box Elder trees. Mac Cafferty, Environmental Resources Manager has reviewed the tree preservation plan. His comments are included in the March 12, 2020 engineering report. Wetlands. A wetland delineation has been completed and the information and data has been incorporated into the preliminary plat plans. One wetland was identified on the site. Mac Cafferty has reviewed the wetland delineation report. His comments are included in the March 12, 2020 engineering report. Park Dedication. The City’s 2015 Parks, Trails, and Open Space Plan designates the area south of 179th Street and generally east of Cedar Avenue as the location of a future neighborhood park. Staff has identified the area along Middle Creek, west of the proposed Glacier Creek plat and south of Avonlea as the preferred location for the future neighborhood park. Park dedication requirement has not been collected on this parcel and will be required to be paid at the time of final plat. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their March 18, 2020 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. Sidewalks/Trails. The developer will construct five-foot-wide concrete sidewalks along one side of all streets in the development, except permanent cul-de-sac streets. An eight foot wide bituminous trail will be constructed by the developer on the east side of Glacier Way, extending south from the existing trail constructed with the Avonlea development. Ghost Plat. A ghost plat (Exhibit N) for the Brennan property to the west has been submitted and shows a potential development with attached townhomes on the west half of the parcel and single family lots on the east half, consistent with the 2040 Land Use Plan and proposed zoning of the property. A future park is shown south of Middle Creek and north of the single-family lots. RECOMMENDATION Planning Department staff recommends approval of the Glacier Creek preliminary plat and Zoning Map amendment, subject to the following stipulations: 1. Implementation of the recommendations listed in the March 12, 2020 engineering report. 2. Park dedication shall be satisfied with a combination of land dedication and cash contribution paid with the final plat for each development phase. 7 3. The developer shall construct five-foot-wide concrete sidewalks as shown on the preliminary plat plans as well as an eight-foot-wide bituminous trail along the east side of Glacier Way as shown on the plans. 4. Outlots A, B, C, and D shall be deeded to the City with the final plat. 5. All new local utilities and any existing overhead service utilities located on the property shall be placed underground. 6. A homeowner’s association must be established for ownership and maintenance of the common area townhome lots. 7. Attached townhomes must meet the exterior materials requirements of Section 11-58-21.C.4 of the Zoning Ordinance. 8. The developer must submit dimensioned floor plans for the attached townhome units to verify compliance with the minimum requirements for above grade floor area established by Section 11-17-13D of the Zoning Ordinance. 9. Each attached townhome unit shall include an attached garage meeting the minimum width and area requirements of Section 11-58-21D of the Zoning Ordinance. 10. Prior to approval of the final plat, the developer shall provide details to verify compliance with the landscape requirements of Section 11-58-21K of the Zoning Ordinance. 11. Prior to City Council consideration, Lots 1-10 of the attached townhomes must be adjusted to have a front yard setback of 30 feet to the back of the private drive. 12. Prior to City Council consideration of the preliminary plat, the landscape plans will need to be modified to show the species of plantings proposed along guest parking areas. Findings of fact for the rezoning is attached to this report. ± Glacier Creek Preliminary Plat area Glacier Creek Preliminary Plat City of Lakeville EXHIBIT AGLACIER WAY181ST STCEDAR AVE (CSAH 23)City of Farmington 179TH ST (FUTURE CSAH 9)GLANSHAW AVE ± Glacier Creek Preliminary Plat 181ST ST Glacier Creek Existing Zoning City of Lakeville Zoning Map EXHIBIT B RM-1 RM-1 PUD C-3 P-OS RM-1 RA RA RS-3 179TH ST (FUTURE CSAH 9)GLACIER WAYCITY OF FARMINGTON P-OS RM-2 RAGLANSHAW AVECEDAR AVENUE (CSAH 23) ± Glacier Creek Preliminary Plat 181ST ST Glacier Creek Proposed Zoning City of Lakeville Zoning Map EXHIBIT C RM-1 RM-1 PUD C-3 P-OS RM-1 RA RA RS-3 179TH ST (FUTURE CSAH 9)GLACIER WAYCITY OF FARMINGTON P-OS RM-2 RS-4GLANSHAW AVECEDAR AVENUE (CSAH 23)RM-1 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA GLACIER CREEK ZONING MAP AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On March 19, 2020, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of J. David Management, LLC for a Zoning Map Amendment to rezone property from RA, Rural/Agricultural District to RM-1, Medium Density Residential District and RS-4, Single Family Residential District, in conjunction with the preliminary plat of Glacier Creek. The Planning Commission conducted a public hearing on the Zoning Map Amendment application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. Per the 2040 Comprehensive Plan, the subject property is located in Planning District 5, which guides the portion of the Glacier Creek property north of Middle Creek for medium density residential use and the portion south of Middle Creek for low/medium density residential development. 2. The area of the subject site proposed to be rezoned is currently zoned RA, Rural/Agricultural District. 3. Legal description of the property to be rezoned from RA to RM-1 and RS-4 is attached in Exhibit A. 4. Chapter 3 of the City of Lakeville Zoning Ordinance provides that a Zoning Map amendment may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The proposed rezoning is consistent with the low/medium and medium density residential land uses for the Glacier Creek development and District 5 recommendations identified in the 2040 Comprehensive Plan. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed attached townhomes in the Glacier Creek preliminary plat will be compatible with the multi-family apartment building and single-family homes to the west in the Avonlea development. 2 c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The Glacier Creek preliminary plat meets the performance standards contained in the Zoning and Subdivision ordinances. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The Glacier Creek preliminary plat can be accommodated with the public services available to serve the subject property and will not overburden the City’s service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The traffic generated by the Glacier Creek preliminary plat will be within the capacity of the streets that will serve this development. 5. The report dated March 12, 2020 prepared by Kris Jenson, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Zoning Map amendment in the form attached thereto. DATED: March 19, 2020 LAKEVILLE PLANNING COMMISSION BY: __________________________ Pat Kaluza, Chair 3 EXHIBIT A Legal description of the property to be rezoned from RA to RM-1 is: Lots 53-76 and the surrounding common lot, and Outlot A located north of Middle Creek. Legal description of the property to be rezoned from RA to RS-4 is: Lots 1-99 and Outlots B, C, and D located south of Middle Creek. City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, 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 Daryl Morey, Planning Director Date: March 12, 2020 Subject: Glacier Creek • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review BBAACCKKGGRROOUUNNDD J. David Management, LLC has submitted a preliminary plat named Glacier Creek. The proposed subdivision is located east of and adjacent to Glacier Way, north of future 185th Street (Future CSAH 60), and south of 179th Street (Future CSAH 9). The parent parcels consist of two metes and bounds parcels (PID Nos. 220150025013 and 220150025012), zoned RM-1 (Medium Density Residential) and RA (Rural Agricultural District). The Developer has submitted an application to rezone the portion of the parent parcels that is RA to RM-1 (Medium Density Residential) and RS-4, (Low/Medium Density Residential) consistent with the 2040 Land Use Plan. The preliminary plat consists of ninety-nine (99) single-family lots, one hundred sixteen (116) attached townhome lots, three (3) common HOA lots within eight (8) blocks and four (4) outlots on 59.62 acres. The outlots created with the preliminary plat shall have the following use: GGLLAACCIIEERR CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 22 OOFF 77 Outlot A: Stormwater Management Basin, wetlands and buffers, and Vermillion River Watershed Joint Powers Organization Principal Water Corridor; to be deeded to the City (5.77 acres) Outlot B: Stormwater management basin; to be deeded to the City (0.50 acres) Outlot C: Stormwater Management Basin, wetlands and buffers, and Vermillion River Watershed Joint Powers Organization Principal Water Corridor; to be deeded to the City (4.99 acres) Outlot D: Wetlands and buffers, and Vermillion River Watershed Joint Powers Organization Principal Water Corridor; to be deeded to the City (0.07 acres) The proposed development will be completed by: Developer: J. David Management, LLC Engineer/Surveyor: Pioneer Engineering, P.A. SSIITTEE CCOONNDDIITTIIOONNSS The Glacier Creek site is vacant agricultural land bisected by a Vermillion River Watershed Joint Powers Organization (VRWJPO) Principal Connector and buffers. The site drains generally drains from the west to east towards the water corridor. A stand of trees is located along the west parcel boundary, south of the water corridor. EEAASSEEMMEENNTTSS The title commitment did not identify any existing easements on the parent parcels. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Glacier Way Glacier Creek is located east of, adjacent to, and along Glacier Way, a minor collector roadway as identified in the City’s Transportation Plan. Glacier Way is currently constructed as a two- lane undivided urban roadway adjacent to the plat north of Street B. Development of Glacier Creek includes the construction and extension of Glacier Way from its existing terminus to the south plat boundary. Glacier Way is designed as a 40-ft wide two-lane urban roadway with a trail along the east side and sidewalk along the west side of the street. The Developer is dedicating the necessary right of way as shown on the preliminary plat. The Developer shall remove the existing temporary turnaround and restore the easement area with the extension of Glacier Way. Extension of Glacier Way will require a crossing a Middle Creek, a Vermillion River Watershed Joint Powers Organization Principal Water Corridor. The Developer is currently preparing options for the City to consider for the crossing including a bridge, prefabricated culvert, and concrete box culverts, among others. The creek crossing design will be finalized with the first phase final plat. GGLLAACCIIEERR CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 33 OOFF 77 181st Street Development of Glacier Creek includes the construction and extension of 181st Street, a local roadway. 181st Street is designed as 32-foot wide urban roadway with a 5-foot sidewalk along the north side of the street. 181st Street will provide a connection and access to Glacier Way to the west and will terminate in a temporary cul-de-sac at the east plat boundary. The Developer shall dedicate a temporary turnaround easement and provide a security for the removal and restoration of the easement area with the final plat. The Developer is dedicating 60-feet of right-of-way. Streets A and D Development of Glacier Creek includes the construction of Streets A and D, both local roadways. Streets A and D are designed as a 32-foot wide urban roadway with a sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of-way. Streets B, C, E and F Development of Glacier Creek includes the construction of Streets B, C, E and F, all local cul- de-sac roadways. The streets are designed as 32-foot wide urban roadways terminating in permanent cul-de-sacs. A sidewalk will be constructed along the north side of Street B from Glacier Way to the cul-de-sac as shown on the site plan. The Developer is dedicating 60-feet of right-of-way. Street G Development of Glacier Creek includes the construction of Street G, a local roadway. Street G is designed as 32-foot wide urban roadway with a sidewalk along the north side of the street. The Developer shall extent Street G to the east and west plat boundaries to provide a future roadway connection to the adjacent properties. The Developer is dedicating 60-feet of right- of-way. Private Drives Development of Glacier Creek includes the construction several private drives and parking areas serving the multi-family residential development north of the VRWJPO Principal Connector. The Developer shall be responsible for the maintenance of the private drives and parking areas outside of the right-of-way and shall dedicate to the City a permanent utility easement over the public utilities (sanitary sewer and watermain) to be installed within the private areas. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction will be determined with each phase of construction. Access to the existing adjacent local roadways shall be limited as much as feasible for the development construction. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not be satisfied on the parent parcels and will be required to be paid in cash with the final plat. GGLLAACCIIEERR CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 44 OOFF 77 Development of Glacier Creek includes the construction of public trails and sidewalks. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of all local streets except for the Street C, E and F cul-de-sacs. Bituminous trails will be constructed along the east side of Glacier Way (8-ft wide) and within Outlots B and C surrounding the proposed stormwater management basins connecting Street E to Glacier Way. The trail within Outlot B will provide a future pedestrian connection to the planned neighborhood park west of the parent parcels. The Developer will responsible for 100% of the grading and restoration for the bituminous trails. The Developer shall receive a credit to the final plat cash fees for the City’s 3/8th share (excluding grading and restoration) of the trail construction costs. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Glacier Creek is located within subdistricts NC-20140 of the North Creek sanitary sewer district as identified in the City’s Sewer Plan. The wastewater from the development will be conveyed via existing trunk sanitary sewer to the MCES Interceptor and continue to the Empire Wastewater Treatment Facility. Development of the subdivision includes connection and extension of the existing gravity sewer at the intersection of Glacier Way and 181st Street. The Developer shall maintain traffic to the existing adjacent properties during the connection of the sanitary sewer. The Developer shall extend the sanitary sewer to the south and east plat boundaries, as shown on the preliminary utility plans. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall be paid with the final plat. The fee will be based on the current rate in effect at the time of final plat approval. WWAATTEERRMMAAIINN Development of Glacier Creek includes the extension of public watermain. Watermain will be extended within the development to provide water service to the subdivision. Consistent with the City’s Water Plan, trunk watermain extensions are required to be completed with the preliminary plat. The Developer shall extend the 12-inch trunk watermain from the north plat boundary, along 181st Street, Street A, Street B, Glacier Way, and Street G to the west plat boundary, as shown on the preliminary utility plans. The City will credit the Developer for the oversizing of the trunk watermain in the development. The credit will be based on the cost difference between 8-inch watermain and the oversized watermain that will be installed. The credit will be applied to the Developer’s final plat cash fees and will be based on an estimate provided by the Developer’s engineer. GGLLAACCIIEERR CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 55 OOFF 77 DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Glacier Creek is located within subdistricts FO-004 and FO-044 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Development of Glacier Creek includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The basins will provide water quality treatment and rate control of the stormwater runoff generated from the subdivision. Due to the high elevation of groundwater and in-situ clay soils, infiltration is not feasible in the majority of the development. Water quality will be provided through construction of filtration basins on Outlots A and C. The stormwater management basins will be located within Outlots A, B and C which will be deeded to the City with the final plat. The stormwater basin designs include an aquatic safety bench and shall include a skimming device designed for the 10-year event, consistent with City requirements. A portion of the adjacent parcel (PID NO. 220150026031) is mainly agricultural and drains directly onto the proposed lots along the west plat boundary. The Developer shall construct a temporary drainage swale within a drainage easement to collect the agricultural runoff and convey to the VRWJPO Principal Connector. The offsite runoff is not permitted to drain to the proposed storm sewer and stormwater management system within the development. 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. Glacier Creek 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 Glacier Creek 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 basins located within Outlots A, B and C. Draintile construction is required in areas of non-granular soils within Glacier Creek for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile GGLLAACCIIEERR CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 66 OOFF 77 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 parcels and must be paid with the Glacier Creek final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A, B and C calculated at $5,500/acre consistent with City policy. The reimbursement will be calculated with the final plat. FEMA FLOODPLAIN ANALYSIS Glacier Creek is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS The wetland delineation for the site was conducted on 4/24/2019 by Midwest Natural Resources. One wetland was identified within the project boundaries that was determined to be 1.24 acres. The Notice of Application was sent out 7/17/2019. No adverse comments were received during the comment period. Based on the information provided in the report dated June 17 (updated July 3 &16), 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. Wetland impacts are proposed for the creek crossing. Prior to any impacts to the wetland and creek a wetland replacement plan and all necessary state and federal permits must be approved. TTRREEEE PPRREESSEERRVVAATTIIOONN The tree preservation plan identifies 29 significant trees on the site. The plan proposed to remove all the tree on the site. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. A detailed SWPPP must be submitted to the City for review prior to any land disturbance. Redundant silt fence is required along all wetlands and waterways that do not have a 50-foot established buffer. The Developer is responsible for the establishment of native vegetation around all stormwater treatment basin and any disturbed or farmed buffer. A management plan including a schedule for maintenance must be included in the final plat plans. GGLLAACCIIEERR CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAARRCCHH 1122,, 22002200 PPAAGGEE 77 OOFF 77 All previously disturbed farm areas will need restoration with native seed mix (33-261) and maintained until fully established. A restoration plan must be submitted to the City for review. A security will be held until the area is fully established. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Vermillion River Watershed JPO. Any additional measures required shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, grading and erosion control plan, and utility plan for Glacier Creek, subject to the requirements and stipulations within this report.