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HomeMy WebLinkAboutKampmeyer1 City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: September 11, 2020S Subject: Packet Material for the September 17, 2020 Planning Commission Meeting Agenda Item: Kampmeyer Addition Preliminary Plat and Easement Vacation Application Action Deadline: October 27, 2020 BACKGROUND Michael Kampmeyer has applied for a preliminary plat and vacation of a drainage and utility easement to allow the development of one single family residential lot and one outlot on 1.41 acres of property to be known as Kampmeyer Addition. The Kampmeyer Addition preliminary plat is located east of Kenwood Trail (CSAH 50) and north of 188th Street. The Kampmeyer Addition preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee and the Dakota County Plat Commission. EXHIBITS Exhibit A – Location/Zoning Map Exhibit B – Aerial Photo Exhibit C – Preliminary Plat/Site Plan/Grading Plan Exhibit D – Buffer Yard Landscape Plan Exhibit E – Tree Preservation Plan Exhibit F – Ghost Plat Exhibit G – Easement Vacation Sketch 2 PLANNING ANALYSIS PRELIMINARY PLAT Existing Conditions. The parent parcel is 1.41 acres that was platted in 2013 as Outlot B, Stone Ridge First Addition. The property includes moderately sloping terrain rising from Kenwood Trail toward the northwest and south. Consistency with the Comprehensive Plan. The property is located in Planning District 4 of the 2040 Comprehensive Land Use Plan. Planning District 4 guides the subject property for low density residential land use. Single family homes are allowed on the property subject to the RS-2, Single Family Residential District requirements. The proposed Kampmeyer Addition plat is consistent with the provisions of the 2040 Comprehensive Land Use Plan. Zoning and Adjacent Land Uses. The subject property is zoned RS-2, Single Family Residential District. Single family homes are allowed as a permitted use. Adjacent land uses and zoning are as follows: North – Single Family Home on 1.71 acres (RS-2 District) East – Single Family Home on 5.0 acres (RS-2 District) South – 188th Street and Stone Ridge Single Family Neighborhood (RS-3 District) West – Kenwood Trail (CSAH 50) and Townhomes (RM-1 District) Consistency with the Capital Improvement Plan (CIP). City sanitary sewer and water improvements associated with the Kampmeyer Addition preliminary plat are not programmed in the 2020 – 2024 Capital Improvement Plan and will be financed entirely by the developer. There will be no public street improvements associated with this plat. 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. Staff review of the Kampmeyer Addition preliminary plat against these criteria finds that it is not a premature subdivision. Phasing. Development of the Kampmeyer Addition plat will occur in a single phase. 3 Density/Average Lot Size. The Kampmeyer Addition preliminary plat consists of one single family lot on 1.41 acres. The gross and net density is 0.79 units per acre. Lots/Blocks/Outlot and Setback Requirements. One buffer yard lot is proposed on one block. The following are the buffer yard lot requirements in the RS-2 District: Lot Area and Width Corner Lot Minimum Lot Area 18,000 square feet Min. Lot Width (Buffer Yard) 130 feet Setbacks Front 30 feet Side interior 15 feet Side buffer 40 feet Rear 30 feet The Kampmeyer Addition preliminary plat meets the lot area and lot width requirements of the RS-2 District. The proposed house pad shown on the Kampmeyer Addition preliminary grading plan indicates that the lot has adequate building pad area to comply with setback and buffer yard requirements. Outlot. The preliminary plat identifies a 0.01 acre outlot (Outlot A) due to excess property created by the dedication of the road right-of-way for the future cul-de-sac. Outlot A has no practical use for future development and should be incorporated as part of the road right-of-way to be dedicated with the Kampmeyer Addition final plat. The plans shall be revised prior to City Council consideration of the preliminary plat. Buffer Yard Screening/Landscaping. The developer proposes to install 22 conifer trees abutting Kenwood Trail and 188th Street. The proposed lot includes a raised elevation above Kenwood Trail of between two and 10 feet in height. Minimum eight foot tall evergreen trees will be required. A landscaping security will be required with the final plat for the buffer yard trees. Signs. A subdivision monument sign is not proposed with the preliminary plat. Future Cul-de-Sac Street. The Kampmeyer Addition preliminary plat includes the dedication of right-of-way and the future construction of a cul-de-sac street if/when the five acre property to the east is proposed for development. A 60 foot wide road right-of-way will be dedicated for the future cul-de-sac with the final plat. Lot 1, Block 1, will have driveway access through the dedicated right-of-way of the future cul-de-sac. Construction of the cul- 4 de-sac street between 188th Street and the future plat to the east will be the responsibility of the developer of the adjacent five acre property and the owner of the property being platted as Lot 1, Block 1, Kampmeyer Addition. Kenwood Trail (CSAH 50) is a minor arterial road under the jurisdiction of Dakota County. All required right-of-way for Kenwood Trail was dedicated with the Stone Ridge First Addition plat in 2013. 188th Street is a local street with a right-of-way requirement of 60 feet. All required 188th Street right of way was dedicated with approval of the Stone Ridge First Addition final plat in 2013. Ghost Sketch Plan. The developer has submitted a ghost sketch plan for the north potion of the Lot 1 and the potential layout of the five acre property to the east if that property were to develop in the future. The ghost plan includes a possible future plat of an extension of the cul-de-sac street to provide access with seven additional single family home lots, including one lot from that could be subdivided from the north side of Lot 1, Block 1, Kampmeyer Addition, subject to compliance with Zoning and Subdivision Ordinances at that time. Easements. Lot 1, Block 1 of the preliminary plat includes boundary drainage and utility easements that meet the minimum requirements of the Subdivision Ordinance. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, utilities, and tree preservation plan review for the Kampmeyer Addition preliminary plat was completed by Engineering Division staff. Engineering staff comments are included in the September 9, 2020 engineering report prepared by Alex Jordan, Assistant City Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat and easement vacation. Overhead Electric. The survey identifies an overhead electric line and poles extending north from 188th Street to the north boundary of Outlot B and further north serving the properties north to 185th Street. City Code requires that overhead utilities and poles be removed and the utilities be placed underground for subdivision of six or more lots, however, the utility pole and overhead utility line shall be removed from the area of the future street right-of-way. Tree Preservation. The tree preservation plan identified 26 significant trees located within the proposed preliminary plat. Twenty (20) of the significant trees will be saved (77%). 5 Wetland. There is no wetland within the Kampmeyer Addition preliminary plat. Park and Open Space. The City’s Park, Trails and Open Space Plan does not identify a need for public park land within the Kampmeyer Addition preliminary plat. The Kampmeyer Addition final plat will require cash in lieu of land to comply with the park dedication requirements. The Parks, Recreation and Natural Resources Committee will make a recommendation related to the park dedication requirement for the Kampmeyer Addition preliminary plat at their September 16, 2020 meeting. Their recommendation will be forwarded to the Planning Commission at the public hearing. Sidewalk/Trail. The Kampmeyer Addition preliminary plat does not include construction of sidewalks. A sidewalk is located on the south side of 188th Street. A bituminous path is located adjacent to Kenwood Trail. MUSA. The Kampmeyer Addition preliminary plat is located within the current MUSA. Dakota County Plat Commission. The Dakota County Plat Commission will review the Kampmeyer Addition preliminary plat at their September 16, 2020 meeting. Staff will inform the Planning Commission of the Plat Commission’s recommendation at the public hearing. EASEMENT VACATION The platted easements established with the Stone Ridge First Addition plat must be vacated to maintain clear property title if new overlying easements are established with the Kampmeyer Addition final plat. The area of the easement to be vacated is attached as Exhibit K. The easement vacation will become official upon City Council approval of and developer recording the final plat. The affected utility companies have been notified and no comments were received. RECOMMENDATION Planning Department staff recommends approval of Kampmeyer Addition preliminary plat and easement vacation subject to the following stipulations: 1. Implementation of the recommendations listed in the September 9, 2020 engineering report. 6 2. The preliminary plat plans shall be revised prior to City Council consideration to remove Outlot A and incorporate that portion of property into the future street right-of-way to be dedicated with the final plat. 3. The utility pole and overhead power line shall be removed from the future street right-of-way. 4. 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!!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! 456750 456760456760 456750 JAVA TRL JAMAICAPATHKENWOODTRLJOR D A N T R L 185TH ST W 188TH ST W JASPERPATHJASMINE WAYJAYHAWKCTJONESBORO CT JEW ELCT KABERA TRL JAVELINWAYJAVELINAVE ORC HARDTRL185TH ST WKACHINACT KENWOODTRLJOPLIN AVEJORDAN TRLJASPERWAYKE NWO ODTRL P/OS P/OS PUD PUD O-R RM-1 RS-2 RS-3 P/OS RS-3 RST-2 RS-2 RS-3 RS-3 KAMPMEYER ADDITION PRELIMINARY PLAT ZONING MAP KAMPMEYER ADDITION Property Information August 24, 2020 0 450 900225 ft 0 130 26065 m 1:4,800 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 B EXHIBIT C EXHIBIT D 1 | P a g e Prepared For: Mike Kampmeyer Prepared By: Faith Appelquist ISA Board Certified Master Arborist #MN-4303BM Tree Quality, LLC Trees Located at: 18768 Kenwood Trail, Lakeville, MN 55044 Date of Inspection: November 30, 2019 Report Date: January 4, 2020 Tree Preservation Plan - this plan shows the dbh, location and size of the critical root zone for each protected tree, the trees to be removed, the trees to be preserved, the proposed construction limits, and the proposed tree protection methods in addition to construction limit fencing. No construction, compaction, construction access, stock piling of earth, storage of equipment or building materials, or grading of any kind may occur within the critical root zone areas of trees to be protected. Diameter breast height (dbh)- the diameter of a tree measured at 4.5 feet above the base of the tree. Multi-stem trees that fork below 4.5 feet were measured below the fork. Significant tree - a tree that is structurally sound and healthy and that is either a deciduous tree at least six inches dbh or a coniferous tree at least 15 feet in height. Critical root zone - the minimum area around a tree that must remain undisturbed. The critical root radius is calculated by measuring the tree's diameter at breast height. For each inch of tree diameter, 1.0 feet of root zone radius is protected. For example, if a tree's dbh is 10 inches, then its critical root zone radius is 10 feet (10 x 1.0 = 10). Fencing -Before construction, grading or land clearing begins, the tree protection fencing or other method must be installed and maintained at the critical root zones of the trees to be protected. The location of the fencing must be in conformance with the tree preservation plan. Fencing must be at least 4-feet in height and staked with posts no less than every 5 feet. The tree protection fencing shall remain in place until all grading and construction activity is terminated. Timing of Construction- Because of the possibility of oak wilt, construction should not occur from March 15th through July 1st. EXHIBIT E 2 | P a g e Tree #96- critical root radius falls within the footprint of the house. Recommend removal and replacement 2:1 Replacement trees: 2 ½ BB Hackberry (Celtis occidentalis), 2 ½ BB Kentucky Coffeetree Espresso (Gymnocladus dioicus Espresso) Trees #82 and #94- are located within the footprint of the driveway. Recommend removal and no replacement. See White poplar comments. Trees #80, 86, 98 –are located on the property or the property line. Recommend removal and no replacement. See White poplar comments. White poplar comments - I recommend removal and do not replace for the five poplars on the property. These include trees # 80, 82, 86, 94, 98. White poplar are considered invasive and generate suckers on the property that were not included in the inventory. White poplar is native to Europe and Asia. It was introduced in the United States as a shade and ornamental tree, but is rarely used today for these purposes. It frequently escapes cultivation. It is found throughout Minnesota and threatens some natural areas. White poplar can grow to 50 feet tall and has white-grayish bark. The leaves are white and woolly on the underside. All reproduction occurs by root sprouts. Suckers arise from adventitious buds produced on the extensive lateral root system. Profuse suckers from the "mother" plant will form large vegetative colonies. The vegetative colonies (clones) form dense groves that are the primary threat this species poses to natural areas. The dense groves shade out native vegetation. Suckering will occur naturally but also can be enhanced by disturbance to the plant and/or its suckers. Tree Summary: Botanical Common Count Juglans nigra Black walnut 1 Acer saccharinum Silver maple 2 Ulmus pumila Siberian elm 3 Quercus rubra Red oak 5 Populus alba White poplar 5 Quercus alba White oak 10 3 | P a g e Tree Inventory: Tree # dbh Species Preservation Plan Replacement Required Critical Root Radius ft. 48 18 Red oak Save 18 79 24 White oak Save 24 80 18 White poplar Remove No 81 36* Silver maple Save 36 82 40 White poplar Remove No 86 12 White poplar Remove No 94 18 White poplar Remove No 95 12 Silver maple Save 12 96 28* White oak Remove Yes 2:1 97 14 Siberian elm Save 14 98 20 White poplar Remove No 99 6 Red oak Save 6 100 20 White oak Save 20 102 6 Black walnut Save 6 110 20 White oak Save 20 111 11 Siberian elm Save 11 112 28 Red oak Save 28 2354 22 White oak Save 22 2377 27 White oak Save 27 2378 13 Red oak Save 13 2382 19 White oak Save 19 2384 17 White oak Save 17 2386 25 White oak Save 25 2388 22 Red oak Save 22 2393 16 Siberian elm Save 16 4505 19 White oak Save 19 *multi-stem EXHIBIT F EXHIBIT G 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 Daryl Morey, Planning Director Date: September 9, 2020 Subject: Kampmeyer Addition • Preliminary Plat Review • Easement Vacation • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review BBAACCKKGGRROOUUNNDD Michael Kampmeyer has submitted a preliminary plat named Kampmeyer Addition. The proposed subdivision is located east of and adjacent to Kenwood Trail (CSAH 50) and north of and adjacent to 188th Street. The parent parcel consists of Outlot B, Stone Ridge 1st First Addition zoned RS-2 (Single Family Residential). The preliminary plat consists of one (1) single-family lot within one (1) block and one (1) outlot on 1.41 acres. The outlot created with the preliminary plat shall have the following use: Outlot A: Right-of-Way; to be deeded to the City with the final plat (0.01 acres) KKAAMMPPMMEEYYEERR AADDDDIITTII OONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 99,, 22002200 PPAAGGEE 22 OOFF 55 The proposed development will be completed by: Developer: Michael Kampmeyer Engineer/Surveyor: M&P Associates SSIITTEE CCOONNDDIITTIIOONNSS The Kampmeyer Addition site consists of undeveloped wooded land. Drainage from the property is conveyed from the center of the property to the northwest and south. An existing Access Easement is located on the southeast corner of the property to allow roadway access to the property at 18764 Kenwood Trail. Existing overhead electrical utilities are located along the east side of the parent parcel extending to the north plat boundary. EEAASSEEMMEENNTTSS The following public easements will be vacated with the preliminary plat: • 10-wide Drainage and Utility Easements, as shown on the Stone Ridge 1st First Addition final plat. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Kenwood Trail (CSAH 50) Kampmeyer Addition is located east of and adjacent to Kenwood Trail, a minor arterial County highway, as identified in the City’s Transportation Plan. Kenwood Trail is currently constructed as a four-lane divided rural roadway with an urban center median and trails along both sides of the road. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a future four-lane divided urban roadway over its entire length adjacent to the plat. The preliminary plat will be reviewed by the Dakota County Plat Commission at their September 16, 2020 meeting. 188th Street Kampmeyer Addition is located north of and adjacent to 188th Street, a local roadway. 188th Street is constructed as a 32-foot wide urban roadway with a 5-foot sidewalk along one side of the street. Access to Lot 1, Block 1 will be via a temporary driveway connecting to 188th Street. Future Street Development of Kampmeyer Addition includes the dedication of right-of-way for a future street that would provide public street access to the property to the east (PID No. 220180053012) when it is platted into lots and blocks. The roadway will not be constructed with the development improvements, but instead at the time the property to the east develops. The Developer shall provide a cash escrow with the final plat for its share of the future street construction, removal and relocation of the temporary driveway in the right-of- way and removal of existing utilities within the right-way. KKAAMMPPMMEEYYEERR AADDDDIITTII OONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 99,, 22002200 PPAAGGEE 33 OOFF 55 Outlot A, as shown on the preliminary plat, shall be combined with the right-of-way for the Future Street. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and building construction will be from a single construction entrance on 188th Street. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcel and shall be satisfied through a cash contribution with the fin al plat. The fee will be based on the rate in effect at the time of final plat approval. A public sidewalk is not anticipated to be constructed along the Future Street, as the ghost plan for the adjacent parcel identifies this roadway as a permanent cul-de-sac. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Kampmeyer Addition is located within subdistricts ML-72620 of the Marion Lake sanitary sewer district as identified in the City’s Sewer Plan. The Developer shall extend public sanitary sewer from the existing stub at 188th Street to the east plat boundary along the centerline of the Future Street. The wastewater from the development will be conveyed via existing trunk sanitary sewer to the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment Facility. The Developer shall extend sanitary sewer to the north plat boundary at Ixonia Avenue, consistent with the Sewer Plan. The Sanitary Sewer Availability Charge has not been collected on the parent parcel 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 Kampmeyer Addition includes the extension of public watermain. Watermain will be extended within the Future Street right-of-way to the east plat boundary to provide water service to the subdivision and adjacent property. OOVVEERRHHEEAADD LLIINNEESS Overhead electric lines and poles are located within the site on the parent parcels. The Developer is required to remove the overhead lines and poles with the final plat within the location of the Future Street right-of-way. A security will be required with the final plat for the removal of the overhead utilities. KKAAMMPPMMEEYYEERR AADDDDIITTII OONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 99,, 22002200 PPAAGGEE 44 OOFF 55 DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Kampmeyer Addition is located within subdistricts ML-006 of the Marion Lake stormwater district as identified in the City’s Water and Natural Resources Management Plan. Development of Kampmeyer Addition does not include construction of public stormwater management basins. 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. Kampmeyer Addition 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 Kampmeyer Addition does not include the construction of public storm sewer systems. Storm sewer will be installed in the future at the time the Future Street is constructed. Draintile construction is required in areas of non-granular soils within Kampmeyer Addition for the lot. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be paid with the final plat at the rate in effect at the time of final plat approval. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS Kenwood Trail is a minor arterial roadway as identified in the City’s Transportation Plan. A buffer yard containing earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to Kenwood Trail consistent with the Zoning Ordinance. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. KKAAMMPPMMEEYYEERR AADDDDIITTII OONN –– PPRREELLIIMMIINNAARRYY PPLLAATT SSEEPPTTEEMMBBEERR 99,, 22002200 PPAAGGEE 55 OOFF 55 FEMA FLOODPLAIN ANALYSIS Kampmeyer Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WETLANDS The are no wetlands on the parent parcel. TREE PRESERVATION The plan identifies 26 total trees on the site and proposes to save 20 trees (77%). Prior to removals the tree protection or silt fence line must be staked and reviewed by City Staff in the field. Minor changes may result in additional removals or saves based on location or condition of the tree. EROSION CONTROL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. The Developer must obtain permit coverage prior to construction. The location of the silt fence will be staked in the field and reviewed by city staff prior to installation. 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. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, easement vacation, grading and erosion control plan, utility plan and tree preservation plan for Kampmeyer Addition, subject to the requirements and stipulations within this report.