Loading...
HomeMy WebLinkAboutITEM 41 City of Lakeville Planning Department Memorandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: May 13, 2021 Subject: Packet Material for the May 20, 2021 Planning Commission Meeting Agenda Item: Launch Park Third Addition Preliminary Plat, Final Plat, and Easement Vacation Action Deadline: July 16, 2021 BACKGROUND Airlake Development, Inc. representatives have submitted preliminary plat, final plat, and easement vacation applications and plans for Launch Park Third Addition, which proposes three lots and two outlots and road right-of-way dedication on land totaling 73.67 acres within the I-2, General Industrial District. One of the lots within the Launch Park Third Addition is a replat of Lot 1, Block 1, Launch Park Second Addition to enlarge the property to accommodate the proposed construction of Garvey Lane in the Third Addition. The property is located east of Airlake Airport and Cedar Avenue (CSAH 23) and north of 222nd Street. Proposed Lot 1, Block 2 will be developed for a 43,300 square foot trans-load facility with a small amount of office space. This is the third phase of the Launch Park development conceptually planned as part of the Alternative Areawide Review (AUAR) approved by the City Council on November 5, 2018. The preliminary and final plat plans have been submitted to: 1. The Engineering Division 2. The Parks and Recreation Department 3. The Parks, Recreation and Natural Resources Committee 2 4. The Dakota County Plat Commission The following exhibits are attached for your information: EXHIBITS A. Location and Zoning Map B. Aerial Photo Map C. AUAR Map D. Survey E. Preliminary Plat F. Final Plat G. Grading Plan H. Erosion Control Plan (2 pages) I. Utility Plan J. Site Plan K. Landscape Plan (2 pages) L. Building Floor and Exterior Elevation Plans (5 pages) M. Easement Vacation Sketch N. Dakota County Plat Commission letter dated April 16, 2021 Zoning and Surrounding Uses. The property is zoned I-2, General Industrial District. The proposed project is surrounded by the following existing or planned land uses: Direction Existing Use Land Use Plan Zoning North Undeveloped Agricultural Property Industrial I-2, General Industrial District South 222nd Street and Launch Park First and Second Additions (Two completed Buildings) Industrial I-2, General Industrial District East Lakeville/Farmington City Limits Agriculture Use Rural Agriculture (Farmington) Agriculture per City of Farmington Zoning Map West Cedar Avenue (CSAH 23) and Metropolitan Airports Commission Property Airport I-2 District, General Industrial District 3 STAFF ANALYSIS PRELIMINARY PLAT AND FINAL PLAT The developer has proposed the third phase of the Launch Park industrial park development with the submittal of the Launch Park Third Addition preliminary and final plat and site plan. The vacation of easements platted with the Launch Park Second Addition plat is included with the Launch Park Third Addition preliminary and final plat. The property includes 73.67 acres within the approved 190 acre Launch Park Alternative Urban Areawide Review (AUAR). The properties within the AUAR extend from the south and east city limits north to near the creek tributary east of the intersection of Cedar Avenue (CSAH 23) and 215th Street (CSAH 70). a. Comprehensive Plan. The property is currently located in Planning District No. 6 of the 2040 Comprehensive Land Use Plan and is in the current Metropolitan Urban Service Area (MUSA) which means that City municipal services, including sanitary sewer service, are available to serve the property. The subject property is guided Industrial therefore, the proposed office/warehouse use is consistent with the 2040 Comprehensive Plan. The proposed Launch Park Third Addition preliminary and final plat meets the recommended goals and objectives of Planning District No. 6. b. Existing Site Conditions. The parent properties of Launch Park Third Addition include Lot 1, Block 1 and Outlots A and B of Launch Park Second Addition as well as part of the 110 acres metes and bounds described property to the north. Lot 1, Block 1, Launch Park Second Addition includes an existing 151,000 square foot industrial building. Private utility gas easements run across the area of the property within the preliminary and final plat. One utility easement runs east and west north of 222nd Street within proposed Lot 1, Block 1 and Outlot B and one utility easement runs on a northeast/southwest angle through Lots 1 and 2, Block 1. c. Lot/Block/Outlot. All three proposed lots exceed the minimum lot area and lot width requirements of the I-2, General Industrial District. Outlot A will be deeded to the City for wetland and wetland buffer preservation and Outlot B will be retained by the developer for future development. Lot 1, Block 1 will include an expansion of the existing lot with the office/warehouse building located at the northeast corner of Cedar Avenue and 222nd Street. Street right-of-way dedication for 220th Street and Garvey Lane will total 4.75 acres. The following is a tabulation of the lots as noted on the preliminary plat plans. Preliminary Plat Lots Lot Area and Lot Width Requirements L1 B1 L2 B1 L1 B2 Outlot A Outlot B 1 Acre 17.20 acres 9.07 acres 20.0 acres 1.75 acres 20.89 acres 100 feet 515 feet 214 feet 147 feet 4 d. Streets. Launch Park Third Addition abuts Cedar Avenue (CSAH 23) and 222nd Street. 220th Street will be extended across Cedar Avenue and will provide access for Lot 2, Block 1 and Lot 1, Block 2. A second street (Garvey Lane) will be extended north from 222nd Street to 220th Street providing access to Lot 1, Block 1, Lot 1, Block 2, and Outlot B. Cedar Avenue (CSAH 23) is a two-lane rural roadway that abuts the west side of the property and is classified as a high-density minor arterial in the Transportation Plan. Sixty feet of east half right-of-way was dedicated with Launch Park Second Addition. An additional 15 feet, for a total of 75 feet of east half right-of-way, will be dedicated with Launch Park Third Addition to allow adequate space for turn lanes at the 220th Street intersection as required by Dakota County. 220th Street is a minor collector rural section road that will extend east from Cedar Avenue and then turn to the northeast eventually connecting to a future extension of CSAH 70. The Launch Park Third Addition final plat will dedicate the required 80 feet of right-of-way for 220th Street, with 122.26 feet of right-of-way at Cedar Avenue to accommodate turn lanes. Garvey Lane will connect 220th Street and 222nd Street as a north-south street providing access and frontage to Lots 1 and 2, Block 1, Lot 1, Block 2, and Outlot B within Launch Park Third Addition. Garvey Lane will dedicate the required 80 feet of road right-of-way. Future Streets in the AUAR. The AUAR master site plan identifies future streets to serve the future development within the Launch Park AUAR. The AUAR master site plan includes the extension of 220th Street across and east of Cedar Avenue (CSAH 23) and a future north/south street between the future extension of 222nd Street north along the city limits to connect to the future extension of CSAH 70. e. Grading, Drainage, Erosion Control and Utilities. City sanitary sewer and water is currently available to the site, which is within the current MUSA, and is located adjacent to the west and south sides of the preliminary and final plat. All public utilities will be constructed by the developer to serve the proposed preliminary and final plat following final plat approval. Sewer and water will be available to serve the future development of Outlots A and B when they are final platted into lots. Grading and utility plans have been submitted with the Launch Park Third Addition preliminary and final plat. Grading, drainage, erosion control, and utility review comments are addressed in the engineering report prepared by Christina Orlowsky, Civil Engineer and Mac Cafferty, Environmental Resources Manager, dated May 11, 2021. A copy of the engineering report is attached for your review. The Engineering Division recommends approval of the Launch Park Third Addition preliminary plat and the Old Dominium site, grading and utility plans. 5 f. Wetlands. A wetland delineation was completed for the subject property in 2018. The Engineering Division wetland review and proposed wetland impacts and replacement plan for Launch Park Third Addition is outlined in more detail in the May 11, 2021 Engineering Division report. The proposed wetland impact plan complies with Zoning Ordinance and Subdivision Ordinance requirements. g. Tree Preservation. No significant trees are within the Launch Park Third Addition preliminary and final plat. h. Park Dedication, Trails and Sidewalks. The City’s Comprehensive Parks, Trails, and Open Space Plan does not identify any future park land needs in the area of the plat or future trails along Cedar Avenue. No public trails or sidewalks are being constructed with the Launch Park Third Addition plat. Park dedication will be satisfied with a cash fee determined by calculating a rate of $4,558 per acre for industrial zoned property for the net area of the lot being final platted. Proposed Lot 1, Block 1 paid park dedication as part of the Launch Park Second Addition final plat. The Third Addition final plat includes an additional 1.35 acres to be incorporated into Lot 1, Block 1. The 1.35 acres must pay park dedication with the Launch Park Third Addition final plat. The park dedication cash fee payable at the time of final plat approval will include the following: • Lot 1, Block 1: 1.35 acres x $4,558 per acre = $6,153.30 • Lot 2, Block 1: 9.07 acres x $4,558 per acre = $41,341.06 • Lot 1, Block 2: 20.0 acres x $4,558 per acre = $91,160.00 Total Park Dedication Cash Fee: $138,654.36 i. Shoreland Overlay District. Lot 1, Block 2 (Old Dominium Freight Property) is located partly within the Shoreland Overlay District, 300 feet from the south edge of the Vermillion River tributary stream located north of Lot 1, Block 2 (see Exhibit J). The site plan indicates the site complies with the Shoreland Overlay District requirements with a proposed impervious surface area of 16.7%. A maximum impervious surface area of 25% is allowed unless approved by conditional use permit. j. Airlake Airport. Airlake Airport is considered a reliever airport under the management of the Metropolitan Airports Commission (MAC). The airport’s flight safety zone is managed by MAC. The eastern flight zone is located south of, but not within , the Launch Park Third Addition preliminary and final plat. Due to the site’s proximity to Airlake Airport, the Federal Aviation Administration may require an FAA permit (#7460 – Notice of Construction Form) if any construction cranes are used 6 during the construction of the building. The developer is advised to coordinate any required permit with the FAA prior to submittal of building permit and construction plans. EASEMENT VACATION All easements dedicated with the final plat of Launch Park Second Addition will be vacated and replaced with the required drainage and utility easements with the Launch Park Third Addition final plat. All utility companies with a potential interest in the easements have been notified. There was no opposition to the easement vacation. A sketch of the easements to be vacated is attached as Exhibit M. SITE PLAN ANALYSIS Old Dominium Freight Line, Inc. will develop Lot 1, Block 2 separately from Airlake Development, developer of the Launch Park Third Addition plat. The plans propose a 43,300 square foot office and cross-dock facility with plans to accommodate a future expansion of the building. The City will enter into a separate Site Improvement Performance Agreement and Stormwater Maintenance Agreement with Old Dominium outlining responsibilities and maintenance for public improvements, performance securities, and stormwater maintenance responsibilities on Lot 1, Block 2. Setbacks. The building setback requirements of the I-2 District are being met with the proposed site plans for Lot 1, Block 2 as follows: Required Setbacks Front Yard -- 40 feet Garvey Lane - 72 feet Side Yard (south) - 10 feet Side Yard (Abutting Street) - 30 feet South – 235 feet 220th St (north) 265 feet Rear Yard --30 feet 645 feet Parking. The building on Lot 1, Block 2 will be 43,300 square feet in area and will include office and warehouse/transload occupancy. The Zoning Ordinance requires a minimum of 60 parking spaces based on the proposed office and warehouse uses. The site will provide 108 vehicle parking spaces , including five ADA accessible parking spaces. 7 The number of required parking spaces is calculated as follows: Building Square Footage……………………………43,500 square feet Office – 5,700 sf (minus 10% floor area credit) …....................26 spaces Warehouse – 37,600 sf (minus 10% floor area credit)…….....34 spaces On-Site Parking (total required) .……………………….....60 spaces Parking to be Constructed….……………..………..….…108 spaces Circulation. All drive aisles and parking stalls comply with the required aisle width of 24 feet and parking stall dimensions of 9 feet in width and 18-20 feet in length. All driveways, loading dock areas and trailer parking spaces are of adequate size to accommodate two way traffic and backing and turning movements. The driveways provide adequate width and turning radii to accommodate truck turning movements and emergency vehicle access according to the circulation plan. Access. Access to Lot 2, Block 1 and Lot 1, Block 2 will be from 220th Street and Garvey Lane. The site plan for Lot 1, Block 2 (Old Dominium) will be from a single driveway access at Garvey Lane. All driveway accesses to public streets meet Zoning Ordinance requirements for location, setback and width. Street accesses to Lot 1, Block 1 (existing 150,000 square foot office/warehouse building) will remain at 222nd Street. Fueling Station and Canopy. A fuel dispensing area will be included at a location along the north boundary of the property across from the northeast side of the building. Motor fuel dispensing facilities are allowed by approval of an administrative permit and approval by the Fire Marshal. Truck Scale. A truck scale will be located on the north side of the site. Outdoor Storage. The preliminary plat plans propose no outdoor storage on the property other than semi-trucks/trailers used in the process of delivery and pick up of goods. Landscaping/Screening. The landscape plan for Lot 1, Block 2 (Old Dominium) proposes 90 overstory, evergreen, and decorative trees as noted in the table below: Landscape Materials 24 Overstory trees (2.5 inch min. diameter) 42 Conifer trees (8 foot minimum height) 14 Ornamental trees (2 inch min. diameter) Various Shrubs and perennials 8 All landscaped areas within and adjacent to the parking lot, including landscaped islands, shall be irrigated in compliance with the Zoning Ordinance. All areas not planted with trees, shrubs or perennials will be seeded with a natural grass mixture as shown on the landscape plan. The landscape plan shall be amended to identify minimum eight foot tall conifer trees and the minimum required height for shrubs, not container size. A landscape security shall be submitted with final plat approval to guarantee installation of the approved landscaping on Lot 1, Block 2 (Old Dominium). The security amount will be determined prior to City Council consideration of the final plat. Building Exterior. The Old Dominium Freight Line, Inc. building will be constructed of painted two shade, pre-cast concrete wall panels with pre-cast horizontal reveals facing Garvey Lane. The north, south and east walls will include dock doors along the entire length of each wall. The north, south and east walls will include pre-finished metal wall panels above the dock doors in compliance with Zoning Ordinance requirements. The entire building will be painted two tone brown colors. Signage. One 42 square foot wall sign and a six and a half foot tall, 77 square foot monument sign will be installed on the building and property. The Zoning Ordinance allows two wall signs up to 100 square feet each and one freestanding sign with a maximum size of 100 square feet and a maximum height of 10 feet. A sign permit must be issued by the Planning Department prior to the installation of any signs. Site Lighting. An exterior lighting plan has been submitted and reviewed by staff for compliance with Zoning Ordinance requirements. All site and building wall-pack lighting fixtures are proposed as LED, downcast and cut-off light throw fixtures as required by the Zoning Ordinance. A photometric plan has been submitted indicating not more than one foot-candle- light intensity at any property line. Trash and Recycling Enclosure. A trash and recycling container enclosure is not identified on the site plan. Unless all trash and recycling containers are stored inside the building, they must be located within a six-foot tall enclosure constructed of similar materials as the building, including a durable, maintenance free gate. Snow Storage. Snow storage may not take place in required parking spaces. Dakota County Plat Commission. The Dakota County Plat Commission reviewed the preliminary and final plat at their April 14, 2021 meeting. The Plat Commission approved the preliminary and final plat at that meeting. A copy of the April 16, 2021 letter from the Plat Commission is attached as Exhibit N. 9 RECOMMENDATION Planning Department staff recommends approval of the Launch Park Third Addition preliminary plat, final plat and easement vacation subject to the following stipulations: 1. Implementation of the recommendations listed in the May 11, 2021 engineering report. 2. The site and building for Lot 1, Block 2 shall be developed in compliance with the plans approved by the City Council and Zoning Ordinance requirements. 3. Old Dominium Freight Line, Inc., shall submit a security to guarantee installation of the approved landscaping for Lot 1, Block 2 and for the stormwater and infiltration basins and drainage ways at the time of final plat approval. The security amount will be determined prior to City Council consideration of the final plat. 4. All landscaped areas adjacent to the building and the employee and visitor parking lot shall be irrigated. Trees and shrubs shall not be planted in street right-of-way. The landscape plan shall be amended to identify minimum eight foot tall conifer trees and the minimum required height for shrubs, not container size. 5. All signs shall comply with the Zoning Ordinance requirements for the I-2 District. A sign permit shall be issued by the Planning Department prior to the installation of any signs. 6. Snow storage shall not take place in required parking spaces. 7. Site lighting shall not exceed one foot candle at the property line adjacent to public right-of-way. All exterior light fixtures shall be down-cast design so as not to glare onto public right-of-way. 8. The motor fuel dispensing facility shall require approval of an administrative permit and approval by the Fire Marshal in accordance with Zoning Ordinance requirements. 9. All trash and recycling containers shall be stored inside the building or within a six- foot tall enclosure constructed of similar materials as the building, including a durable, maintenance free gate. 10. The Old Dominium Freight Line, Inc. shall sign a site improvement performance agreement for work related to public improvements and landscaping and a private 10 maintenance agreement for the stormwater basins prior to City Council consideration of the Launch Park Third Addition final plat. 11. Prior to commencing building construction, the developer shall contact the Federal Aviation Administration (FAA) to determine if a permit is required for any crane of similar construction equipment on the property. C-2 I-2 I-2 I-2 I-2 I-2 I-2 I-2 P/OS P/OS I-2 215TH ST W GRENADA AVE218TH ST W 220TH ST W CEDAR AVEHANOVER AVE222ND ST W 220TH ST W LAUNCH PARK THIRD ADDITION ZONING MAP ¹ LAKEVILLE EUREKA TWP FARMINGTONEXHIBIT A EXHIBIT B 44 TRAILER SPACES44 TRAILER SPACES10 DOCK DOORS10 DOCK DOORSBUILDING 3226,800 SFBUILDING 2550,000 SFBUILDING 4248,300 SFBUILDING 5245,700 SF1100.0'260.0'BUILDING 1286,000 SFFUTURE C O UNTY RD 70 R O W 222ND STREET R.O.W.RIGHT OF WAYBUILDING 678,750 SFBUILDING 7157,500 SFBUILDING 8200,200 SFBUILDING 9149,100 SFRIGHT-INRIGHT-OUTEXISTING GAS EASEMENTEXISTING GAS EASEMENTCEDAR AVE.POTENTIALWETLANDMITIGATIONAREACEDAR AVE. 185.0' 489.0'1125.0'1080.0'210.0'955.0'260.0'1170.0'210.0'375.0'210.0'750.0'210.0'710.0'210.0'770.0'260.0'PUBLIC R.O.W.220TH STREET R.O.W.100' SHORELAND OVERLAY100' SHORELAND OVERLAYEXISTING TROUT STREAMLEGENDPROPERTY LINEPROPOSED STORMWATER MANAGEMENTEXISTING WETLAND 2017 KIMLEY-HORN AND ASSOCIATES, INC.2550 UNIVERSITY AVENUE WEST, SUITE 238N, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COM©PRELIMINARY - NOT FOR CONSTRUCTIONLAKEVILLE, MNNORTHScenario 1DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECTDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.EX-1BUILDING SUMMARYBUILDING AREABUILDING 1 (NOT PART OFAUAR STUDY AREA)286,000 SFBUILDING 2550,000 SFBUILDING 3226,800 SFBUILDING 4248,300 SFBUILDING 5245,700 SFBUILDING 678,750 SFBUILDING 7157,500 SFBUILDING 8200,200 SFBUILDING 9149,100 SFOUTLOTS / ROW--TOTAL AUAR BUILDING AREA(EXCLUDES BUILDING 1)1,856,350 SFAUAR STUDY AREAAUAR STUDY AREAEXHIBIT C EXHIBIT D EXHIBIT M Dakota County Surveyor’s Office Western Service Center  14955 Galaxie Avenue  Apple Valley, MN 55124 952.891 -7087  Fax 952.8 91-7127  www.co.dakota.mn.us April 16, 2021 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: LAUNCH PARK 3RD ADDITION The Dakota County Plat Commission met on April 14, 2021, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 23 (Cedar Ave.) and is therefore subject to the Dakota County Contiguous Plat Ordinance. The site plan was revised to include property from 220th Street and south. The plat includes a replat of Outlots A and B, LAUNCH PARK SECOND ADDITION along with a metes and bounds parcel. The site is located along a transition from a future 4-lane divided roadway (75 feet of half right of way) to a 3-lane roadway (60 feet of half right of way). The plat shows the proper right of way with one access along CSAH 23 at 220th Street. Restricted access should be shown along all of CSAH 23 except for the one access opening. Restricted access is shown along most of CSAH 23 per doc.3408746. A quit claim deed to Dakota County for restricted access is required for the remaining access control where the new dedication area of 75 feet is shown (Outlot A). The Plat Commission has approved the preliminary and final plat, provided that the described conditions are met, and will recommend approval to the County Board of Commissioners on May 4, 2021. Traffic volumes on CSAH 23 are 12,400 ADT and are anticipated to be 20,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. EXHIBIT N Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Christina Orlowsky, Project Engineer McKenzie L. Cafferty, Environmental Resources Manager Copy: Zach Johnson, City Engineer Daryl Morey, Planning Director Dave Olson, Community and Economic Development Director John Hennen, Parks and Recreation Director Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: May 11, 2021 Subject: Launch Park Third Addition • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Site Plan Review BBAACCKKGGRROOUUNNDD Launch Properties has submitted a preliminary and final plat to be known as Launch Park Third Addition. The proposed development is located north of and adjacent to 222nd Street and east of and adjacent to Cedar Avenue (CSAH 23). The parent parcels consist of Lot 1, Block 1, Outlots A and B, Launch Park Second Addition, and PID 2200340050011, zoned I-2, General Industrial District. The preliminary and final plat consists of three lots within two blocks and two outlots on 73.67 acres. The Developer is dedicating 0.58 acres as Cedar Avenue (CSAH 23) right-of-way. The proposed development will be completed by: LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 22 OOFF 88 Developer: Launch Properties Engineer/Surveyor: Kimley-Horn and Associates, Inc./ Egan, Field, & Nowak, Inc. The outlots created with the preliminary and final plats shall have the following use: Outlot A: Wetlands and buffer area; to be deeded to the City (1.75 acres) Outlot B: Future Development; to be retained by the Developer (20.89 acres) SSIITTEE CCOONNDDIITTIIOONNSS The existing parent parcels consist of Lot 1, Block 1, Outlots A and B, Launch Park Second Addition, and PID 2200340050011. An existing 150,000 square foot warehouse, parking lot and privately-owned stormwater management basin are located on Lot 1, Block 1, Launch Park Second Addition. Outlots A and B, Launch Park Second Addition and PID 2200340050011 are undeveloped cultivated agricultural land. The land generally slopes from the southwest to northeast. The site is located east of the existing Airlake Airport. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Launch Park Third Addition is located east of and adjacent to Cedar Avenue. Cedar Avenue is a low density minor arterial County roadway as identified in the City’s Transportation Plan. It is currently constructed as a two-lane rural roadway that transitions to a four-lane, rural section roadway adjacent to the plat. The proposed improvements include the construction of one access along Cedar Avenue at 220th Street and associated dedicated right and left-turn lanes from Cedar Avenue onto proposed 220th Street east of Cedar Avenue. The preliminary and final plats were reviewed and recommended for approval by the Dakota County Plat Commission at its April 14, 2021 meeting. The Developer is dedicating the required east half right-of-way adjacent to the plat consistent with Dakota County Plat Commission recommendations, as shown on the final plat. Restricted access is shown along all of Cedar Avenue, consistent with Dakota County’s Access Spacing Guidelines. The Developer is required to construct any necessary improvements as required by Dakota County. 220th Street Launch Park Third Addition includes the construction of 220th Street, a Minor Collector roadway. 220th Street will be constructed as a rural section roadway to promote infiltration and stormwater treatment. The street will be constructed as a 40-foot wide paved section with two- foot gravel sho ulders within an 80-foot right-of-way. A dedicated right turn lane and a shared thru/left turn lane will be constructed along 220th Street at the Cedar Avenue intersection. 220th Street will terminate east of the intersection with Garvey Lane, a local roadway to be constructed LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 33 OOFF 88 with Launch Park Third Addition south of and perpendicular to 220th Street. The Developer shall install future street extension signs and barricades at the east end of 220th Street until it is extended in the future. Garvey Lane Launch Park Third Addition includes the construction of Garvey Lane, a local roadway. Garvey Lane will be constructed as a rural section roadway to promote infiltration and stormwater treatment. The street will be constructed as a 40-foot wide paved section with two-foot gravel shoulders within an 80-foot right-of-way. Garvey Lane will be constructed from 220th Street proposed with Launch Park Third Addition to 222nd Street west of the existing cul-de-sac. SITE PLAN REVIEW A site plan was submitted by Old Dominion Freight Line, Inc. for Lot 1, Block 2, Launch Park Third Addition. The site plan consists of a 143,300 square foot warehouse, above ground fueling station, parking lot, utilities and stormwater management systems. Public improvements necessary to serve the development of Lot 1, Block 2, Launch Park Third Addition include the construction of 220th Street and Garvey Lane and associated utilities. One access drive from Garvey Lane serves Lot 1, Block 2, Launch Park Third Addition. Parking includes stalls for automobiles and truck trailers, including 5 de signated handicapped spaces, have been provided in the paved parking lot. Automobile parking spaces are 18’-20’ deep and 9’ wide. Truck trailer parking spaces are 55’ deep and 12’ wide. SSPPEECCIIAALL AASSSSEESSSSMMEENNTT AAGGRREEEEMMEENNTT At its April 17, 2017 meeting, the City Council approved a resolution accepting a petition from the Developer requesting the City construct the required public improvements associated with Launch Park First Addition and be assessed for the entire cost of the project. At its same meeting, the Council approved a resolution approving a feasibility report, ordering improvements and declaring intent to bond for the 222nd Street and Utility Improvement Project, City Project 17-07. The project is completed and included the construction of 222nd Street, watermain, sanitary sewer, storm sewer, and turn lane improvements along Cedar Avenue. Prior to recording the final plat, the Developer shall pay off the remaining portion of the special assessments on Lot 1, Block 1, and Lot 1, Block 2, Launch Park Third Addition and Outlot A, Launch Park Second Addition. The City will reallocate the remainder of the special assessment to Outlot B, Launch Park Third Addition. LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 44 OOFF 88 CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from one access along 220th Street, by way of Cedar Avenue. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS No future park or trail needs within this development are indicated in the City’s Parks, Trails, and Open Space Plan. The Park Dedication Fee was collected for Lot 1, Block 1, Launch Park Second Addition, but has not been collected for the remaining parent parcels. The Park Dedication Fee for the remaining parent parcels and the additional 1.35 acres being platted with Lot 1, Block 1 Launch Park Third Addition will be satisfied through a cash contribution with the final plat at the rate in effect at the time of final plat approval. Park dedication will be satisfied with cash fees determined by calculating a rate of $4,558 per acre for industrial zoned property for the net area of the lot being final platted. The park dedication cash fee is payable at the time of final plat approval. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Launch Park Third Addition is located south of the sub-district SC-10100 of the South Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. The parcels can be served by s ewer within sub-district SC-10100. The wastewater from the proposed site will be conveyed by privately-owned and City-owned sanitary sewer facilities to the Elko/New Market interceptor and then to the Empire Wastewater Treatment Plant. The existing MCES-owned downstream facilities are adequate to convey the wastewater generated by the proposed development. Development of Lot 1, Block 2, Launch Park Third Addition includes the extension of private sanitary sewer from the MCES interceptor to the site to serve Lot 1, Block 2, Launch Park Third Addition . A direct connection permit from the M CES will be required prior to connection to the interceptor. The Sanitary Sewer Availability Charge was collected for Lot 1, Block 1, Launch Park Second Addition, but has not been collected for the remaining parent parcels. Lot 1, Block 2, Launch Park Third Addition shall be paid for with the Buildin g Permit Application. The Sanitary Sewer Availability Charge will be calculated at the rate in effect at the time of approval of the Building Permit Application, as determined by the City’s Building Official. LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 55 OOFF 88 WWAATTEERRMMAAIINN Construction of 220th Street and Garvey Lane include the extension of 12-inch public watermain. The public watermain will be extended from existing watermain north of 222nd Street and will connect to existing watermain along the east side of Cedar Avenue (CSAH 23). Development of Lot 1, Block 2, Launch Park Third Addition includes the extension of private watermain. A 10-inch watermain will be extended to the site from a proposed stub along Garvey Lane. The watermain constructed with Lot 1, Block 2, Launch Park Third Addition is to be privately owned and maintained. Final locations and size s of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Launch Park Third Addition is located within subdistrict SC-204, of the South Creek District of the City’s Comprehensive Water Resources Management Plan. The land use on the site is currently agriculture. Drainage on the existing site generally flows from the southwest to the northeast and eventually to an existing creek. The western portion of the site drains west to Cedar Avenue (CSAH 23). Construction of 220th Street and Garvey Lane includes the grading of roadway ditches and a publicly owned and maintained stormwater management basin to manage the proposed drainage of the roadways. The proposed stormwater management design must meet the City’s requirements for rate and quality control. Changes must be incorporated into the final plans prior to issuance of a grading permit or City Council consideration of the final plat. The Developer shall sign a maintenance agreement for the stormwater management basin prior to City Council consideration of the final plat. Development of Lot 1, Block 2, Launch Park Third Addition includes the construction of two privately owned and maintained stormwater management basins which will manage the proposed drainage of the site and outlet via storm sewer and a stormwater ditch to an existing creek north of the site. The proposed stormwater management design must meet the City’s requirements for rate and quality control. Changes must be incorporated into the final plans prior to issuance of a grading permit or City Council consideration of the final plat. The Developer shall sign a private maintenance agreement for the stormwater management basins prior to City Council consideration of the final plat. A security of $10,000.00 was collected with Launch Park First Addition for the removal of the basin located north of 222nd Street at the time development occurred north of and adjacent to 222nd Street or at the time Outlot A, Launch Park First Addition is final platted into lots and LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 66 OOFF 88 blocks, therefore the security of $10,000.00 will not be released until Outlot A, Launch Park First Addition is final platted into lots and blocks and the grading improvements are completed providing pre-treatment and stormwater management for the platted parcel. The grading specificat ions shall indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that footings placed on fill material are appropriately constructed. A building permit will not be issued until a soils report and an as-built certified building pad survey have been submitted and approved by City staff. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required by the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Lot 1, Block 2, Launch Park Third Addition includes the construction of privately owned and maintained storm sewer systems, which will collect and convey stormwater runoff generated from within the development to the privately-owned and maintained stormwater management basins. The Trunk Storm Sewer Area Charge was collected for Lot 1, Block 1, Launch Park Second Addition, but has not been collected for the remaining parent parcels. The Trunk Storm Sewer Area Charge for the remaining parent parcels and the additional 1.35 acres being platted with Lot 1, Block 1 Launch Park Third Addition must be paid with the final plat, at the rate in effect at the time of final plat approval. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS Portions of the Launch Park Third Addition site are shown on the Flood Insurance Rate Map (FIRM) as Zone A by the Federal Emergency Management Agency (FEMA). Based on this designation, there are areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. The proposed roadway improvements impact a portion of the mapped floodplain near the 220th Street Extension. Launch Properties and Kimley-Horn have engaged the City regarding the specific floodplain impacts p ermitting process as well. Kimley-Horn is currently conducting a “no-rise” analysis and these results will be submitted to the City when the evaluation is LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 77 OOFF 88 completed. The City Council will not consider the final plat and grading/impacts to the floodplain will not be permitted until the no-rise certification has been submitted and approved by the City. Additionally, the final plat must be revised so that the entire area of the floodplain is included within the right-of-way or Outlot A and is located out of Lot 1, Block 2, Launch Park Third Addition. WWEETTLLAANNDDSS The wetland delineation for the site was approved on July 31, 2018. The wetland delineation was completed by Kimley-Horn. Based on the information provided in the report dated July 24, 2018 and site visit by City staff, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. A wetland replacement plan was submitted and sent out for review and comment to local, state and federal agencies. A total of 0.59 acres of wetland will be permanently impacted by the construction of the proposed development. The applicant will provide 1.18 acres of wetland mitigation to meet the 2:1 replacement ratio in the form of wetland bank credits. No adverse comments were received. Based on the information provided in the report, the wetland mitigation plan for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no trees within the site. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. The Developer must obtain permit coverage prior to construction. Redundant silt fence is required along all wetlands that do not have a 50-foot buffer. The location of the silt fence will be staked in the field and reviewed by city staff prior to installation. The Developer is responsible for the establishment of native vegetation within the ponding and infiltration areas. A schedule must be developed for the first 2 years for the pond and infiltration areas. This must include mowing 2 to 3 times, 30 days apart during the first year with the mower deck set about 6-8 inches off the ground. The second year, the pond areas must be mowed once before weeds set their seeds. This will reduce weed establishment and help stimulate the desirable vegetation. Spot spaying and over seeding may also be required during the establishment window. LLAAUUNNCCHH PPAARRKK TTHHIIRRDD AADDDDIITTIIOONN PPRREELLIIMMII NNAARRYY PPLLAATT MMAAYY 1111,, 22002211 PPAAGGEE 88 OOFF 88 The site drains to a DNR trout stream. Additional best management practices are required to protect the trout stream. 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, grading and erosion control plan, utility plan, and site plan for Launch Park Third Addition, subject to the requirements and stipulations within this report.