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Home My WebLink About10A - Deerfield Ind. Park CITY COUNCIL AGENDA REPORT 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: APRIL 19, 2004 lOA JANE KANSIER, PLANNING COORDINATOR AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING THE PRELIMINARY PLAT TO BE KNOWN AS DEERFIELD INDUSTRIAL PARK DISCUSSION: History: Deerfield Development has applied for a Preliminary Plat for the property located east of Fish Point Road, on the east side of the Deerfield Development and south of Cottonwood Lane and Adelmann Street. The preliminary plat consists of 60.93 acres to be subdivided into 6 outlots for future development. On March 17, 2003, the City Council approved an amendment to the Comprehensive Land Use Plan Map redesignating 6.14 acres of this site as C-CC (General Business) and 13.35 acres as I-PI (Planned Industrial). On May 5, 2003, the Council also approved and amendment to the Comprehensive Plan Land Use Map redesignating 4.25 acres to R-HD (High Density Residential). These amendments were subsequently approved by the Metropolitan Council. On July 7, 2003, the City Council adopted an ordinance rezoning the property consistent with the Comprehensive Plan Amendment. The property is now zoned R-4 (High Density Residential), C-4 (General Business), C- 5 (Business Office Park) and 1-1 (Industrial). Under State Statutes, the size of this development triggered the preparation of an Environmental Assessment Worksheet (EA W). The City hired a consultant to prepare the EA W. The EA W was published and mailed to all of the necessary parties in November, 2003. The 2 potential impacts identified by the EA W included storm water and traffic. The City Council reviewed these impacts and determined there are measures that can be taken by the developer to mitigate the potential impacts. On January 20, 2004, the City Council reviewed the EA W and determined there was no need for further environmental review, because all potential impacts were mitigated. Current Circumstances: The Planning Commission held a public hearing on April 12, 2004 to consider this application. Mr. 1:\03 files\03 subdivisions\03 prelim plat\deerfiel~._<lp<n8rl~lt~..~ Page 1 Phone 952.447.4230 / Fax 952.447.4245 Mesenbrink was present at the hearing, but chose not to speak on the record. Since the hearing, he has submitted the attached information packet asking that it be shared with the City Council. If the Council waives the fee as requested, then the veracity of the EA W may be impacted and additional environmental work may be required, including the possibility of an Environmental Impact Statement (EIS). The Planning Commission recommended approval of the preliminary plat, without the benefit of this information. Total Site Area: The total site consists of approximately 60 acres. TOPo2raphy: Most of the site drains towards a wetland on the west side of the site. A small portion of the site drains towards the wetland along the east boundary. Vef,!etation: This property is primarily vacant pasture. There are existing trees located on the west side of the site. Wetlands: The site is subject to the provisions of the State Wetland Conservation Act. Prior to any grading on the site, the developer must submit a wetland mitigation plan for approval by the City Council. Access: Access to this property is presently from CSAH 87 along the east property line. There is also an easement on the private streets in the Deerfield development on the south side of the site that provides access to the 4.25 acre parcel. This private street and easement will be platted as part of Deer field 12th. Adjacent Land Use and Zoninf,!: To the north of this property is the Norex property, zoned C-5 (Business Office Park). West and south of this property is the Deerfield development, zoned R-2. To the east is an industrial building, zoned 1-1 (Rural Industrial) on the Scott County Zoning Map. PROPOSED PLAN: Lots: The preliminary plat consists of 60.93 acres to be subdivided into 6 outlots. Outlot A is zoned C-4 (General Business) and is intended for future commercial uses. Outlots B and D are zoned C-5 (Business Office Park), and are intended for future business office park uses. Outlot C is zoned R-4 (High Density Residential) and is intended for future residential use. Outlot E is zoned 1-1 (Industrial) and is intended for future industrial development. Outlot F is primarily wetland area, located south and west of the rest of the preliminary plat. This outlot is zoned A (Agricultural). There are no specific development plans for any of the lots. In order to be developed, the outlots must be platted as lots. 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 2 Streets: This plan proposes three new public streets. Adelmann Street is extended 2,700 feet from CSAH 87 to the north boundary of this property. As proposed, Adelmann Street is designed with an 80' wide right-of-way and a 36' wide surface. In order to connect this new street with the existing Adelmann Street, an additional 300' of street must be constructed over City property from Cottonwood Lane to the north boundary of the Deerfield property. The second street is a 260' long cul-de-sac located on the south side of Adelmann Street. This cul-de-sac is designed with a 66' wide right-of way and a 32' wide surface. This street serves land zoned 1-1. The City Engineer notes that the design of the cul-de-sac must be reviewed in order to ensure there is enough room for trucks to turn around in the cul-de-sac. The third new street is a connection between Adelmann Street and the property in the northeast comer of this site (Prior Lake Blacktop property). This street is also designed with a 66' wide right-of-way and a 32' wide surface. The preliminary plans indicate this street will be constructed in the future. The staff believes this connection should be constructed with the other public improvements in the Deerfield Industrial Park. SidewalkslTrails: There are no sidewalks or trails proposed as part of this development. Parks: There are no parks identified within this site. The developer has proposed to dedicate Outlot F to meet the parkland dedication requirements. This outlot is primarily wetland, but there is an island located at the southeast comer. The staffhas some concerns about the use of this area for park, due mainly to the fact that there is no access to the island from either this plat or through property in the City limits. The staff will continue to investigate this proposal. In lieu of land, however, parkland dedication requirements for this site will be satisfied by a cash dedication. The amount of cash dedication is based on the net acreage multiplied by $5,000.00 per acre. In this case, the 4.25 acres zoned residential will be removed from the net acreage. The parkland dedication for the 4.25 acres will be determined on a per unit basis at the time of development. Sanitary Sewer and Water Main: Sanitary sewer and water main will be extended from the existing utilities located at Adelmann Street and Cottonwood Lane. These utilities must be extended across City land to the Deerfield property. Storm Sewer: This plan is designed to direct stormwater runoff to a series of NURP ponds throughout the site. The Engineering 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 3 .........'....,.",.... ., ....'"~"','...._,~,.*,. e_"~"".,,'~' O_~" ,_.._...... .~..~"____...'~',""_,,'m.. ..,.,.. ____'_A'__~_""'~..__.,.....~.___ .,~. Department has reviewed the stormwater management plan submitted by the developer. The plan will require some additional calculations prior to grading the site. Wetlands: There are approximately 3.5 acres of wetland scattered throughout this site. The applicant has requested an exemption for about 1.7 acres of these wetlands, based on past history of drainage and other incidental recreation of these wetlands. This exemption has been approved by the Technical Evaluation Panel. Of the remaining wetlands, slightly less than 1 acre is proposed to be impacted by roads and fillings. The applicant is proposing to mitigate these impacts on site and by use of wetland credits. Prior to any grading on the site, the City Council must approve a wetland mitigation plan. Tree Replacement: The developer has submitted a Tree Preservation Plan which identifies 943 caliper inches of significant trees on the site. The plan indicates that 281 caliper inches, or 30%, will be removed for site development. The Zoning Ordinance allows a total of 25% of the caliper inches of significant trees to be removed for the development of roads, utilities and drainageways. The ordinance also allows an additional 25% of the significant caliper inches to be removed for building pads and driveways. The plan submitted by the developer does not include a breakdown of what will be removed for initial development and for building site development. The plan must be revised to include this breakdown, and, if necessary, a tree replacement plan must be submitted. Landscape Plan: The Subdivision Ordinance requires two subdivision trees per lot. As each lot is developed, additional landscaping may be required to meet other provisions of the Zoning Ordinance. These plans will be required at the building permit stage. The developer has not submitted a landscaping plan for this project. Lots: The preliminary plat consists of 12.25 acres to be subdivided into 25 lots for single family residential development, and 1 outlot. The proposed lot areas range from 11,997 square feet to over 21,000 square feet (net area). Finance/Assessment Fee Review: This development is subject to a collector street fee, a storm water management fee, a parkland dedication fee, and a trunk sewer and water charge in addition to the escrow amount for the CSAH 21 improvements. These fees are outlined in the attached memorandum from the Finance Director. Fees are collected as part of the Development Contract, and are only collected on platted lots, not outlots. If the final plat consists only of outlots, as shown on the preliminary plat, no fees would be collected on these outlots until they are replatted as lots. The fees collected at that time will be those in effect at the time each outlot is replatted. 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 4 "'_'_~'''''.+<..''e,_'''', _~_..N,.__".,__..h._'" ,......",....... .....',,~~">._._ ,.,.. ",'_,'<. _, ,"'".._........~...~,"_"'.._.~___---..'-" EA W Findin2s: The major issues identified in the EA W and in the comments submitted pertain to the runoff generated by this development, specifically, the impact on Markley Lake, and the impacts of the traffic generated by the development. The infrastructure needs, storm water management needs and wetland mitigation were all analyzed and determined based on the maximum build-out of the site, per the City of Prior Lake Zoning Ordinance. Any further subdividing of the project site would not create any additional infrastructure needs, impervious surfaces or additional storm water management needs. Therefore, all cumulative impacts have been analyzed. The storm water management of the project site has been designed to hold any runoff to levels consistent with predevelopment. The storm water management plan and the site drainage plan for the site meet or exceed the requirements of the City of Prior Lake including: · Storage capacity to accommodate all runoff from the I-year, 24- hour rainfall event and have capacity to infiltrate all runoff from said event within 72 hours. · No increase in runoff volume from the site for the 100-year event. · All runoff treated prior to discharge into infiltration area. · Utilize conservation infiltration rates in the design that will reflect infiltration rate reductions over the lifetime of the basin. · The Developer and City will enter into a monitoring agreement and implement a monitoring program to demonstrate that the infiltration basins continue to provide adequate infiltration capacity in the future, monitoring results will be submitted and reviewed annually by the City, and the Developer will enter into a maintenance agreement with the City that outlines their responsibilities for monitoring and maintenance with regard to the operation of the storm water management system. These provisions are required of all development within the Markley Lake drainage area prior to final approval. The other major issue identified by the EA W is the impact of the traffic generated by the development. The EA W has determined the potential traffic generated as a result of this development will impact the turning movements on CSAH 21. Specifically, the turning movements from CSAH 21 onto CSAH 87 as a result of this development will pose safety issues and generate the need for a left- turn lane at this location. Scott County was provided the opportunity to review both the EA W and the preliminary plat. In a letter dated January 7, 2004, the Scott County Highway Department notes the turn lane is necessary to alleviate the safety impacts. In order to mitigate 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 5 this impact, the developer will be required to escrow funds for the construction of left-turn lane at CSAH 21 and CSAH 87. This was included as part of the City Council findings for the negative declaration on the need for additional environmental review. However, the County does not feel the developer should be responsible for the full cost of this improvement. Scott County is therefore requesting the developer place in escrow $125,000 for this improvement. This amount is equal to one-half the cost of the improvement. The escrow will be collected as part of the development contract. This project is also subject to permit review and approval from several other agencies, including the Minnesota Pollution Control Agency, Scott County Highway Department and the Minnesota Department of Health. These permits will assess the impacts of the project based on current statutes. These permits will only be issued after a negative declaration on the EA W, and after City approval of the development. The Issues: In general, the proposed preliminary plat meets the standards of the Subdivision Ordinance and Zoning Ordinance. The issues raised by the EA W are addressed in both the plat and the development contract. Any changes to either document could necessitate an EIS. In addition to the issues raised by the EA W, there are some engineering and ordinance requirements which still must be addressed prior to approval of this preliminary plat. The first issue is the extension of Adelmann Street, sewer and water across City property from Cottonwood Lane to the north property line of the Deerfield property. The City developed the Waterfront Passage Business Park in 1993. Even though the City's Subdivision Ordinance required the extension of streets and utilities to the adjacent property boundary, the City chose not to extend Adelmann to the south at that time, probably because the property was not within the City limits. In 1998, the developer discussed the options for extending Adelmann to the Deerfield property boundary with the City Council. The Council at that time agreed to pay 50% of the cost of the construction of this infrastructure, up to $38,036.00. In order to build the Deerfield Industrial Park, Adelmann Street, and the corresponding utilities must be extended across City property. The City staff believes this extension should be completed with this development, and the City should participate in the cost. The level of City participation is ultimately determined by the City Council. Conclusion: The Planning Commission concluded the proposal met the requirements for a preliminary plat, subject to the following conditions: 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 6 1. Adelmann Street and the corresponding utilities must be extended across City property to the north property boundary as part of this development. 2. The minimum right-ofway dedication for CSAH 87 must be 60' from the centerline. Left and right turn lanes must also be constructed on CSAH 87. 3. The developer must provide $125,000 for the construction of a left turn lane on CSAH 87. This amount will be placed in escrow as part of the development contract with the final plat. 4. A wetland mitigation plan must be approved by the City Council prior to any grading on the site. 5. The developer must submit revised stormwater runoff calculations to the City for review and approval prior to any grading on the site. 6. Revise the Tree Preservation Plan to include a breakdown of the percentage of caliper inches removed for roads, utilities and drainageways, and for building pads and driveways, and if necessary, submit a tree replacement plan. This work must be completed prior to any grading on the site. 7. Provide a landscaping plan for the subdivision trees with the final plat application. Separate landscaping plans will be required as part of the development application for each individual lot. 8. Submit all of the necessary permits and approvals from other agencies, including Minnesota Department of Health review for wa term a ins, MPCA permits for sanitary sewer, and Scott County permits for construction activity in the Scott County right-of-way. 9. The following comments in the memorandum from Larry Poppler, Assistant City Engineer, dated Apri/5, 2004 (see attached) must be addressed as part of the final plat application: General (a) Provide a geotechnical report and pavement section calculations. b) Design plans shall follow the requirements of the Public Works Design Manual. c) Plan sheets should be sized to be 22" x 34". d) The line types are too similar to each other. Revise line types. Utilities e) A 12" watermain located at the north end of Deerfield 12th must be connected to the watermain on Adelmann Street. f) Use 8" sanitary sewer stubs out of manholes. 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 7 g) Provide sewer and water to the lot at the northeast corner (RLS 98). h) Use environmental manholes, 3' sumps, at the last structure which is road accessible prior to discharge into any water body. i) Use RCP for all storm sewer, since it is future parking is not yet determined. j) Show gate valves at Adelmann and CSAH 87. k) Provide 8" watermain to the property to the northeast. I) Provide water service to the property south of the Prior Lake Maintenance Center. Streets m) Provide a 36' wide street width face of curb to face of curb and 80 feet of right of way. n) Show typical section for the roadway, including B618 curb and gutter, right of way line, and trail. The thickness of the pavement section may need to be increased due to the proposed commercial loading. 0) Build roadway to property in northeast corner (RLS 98). p) Check cul-de-sac dimensions. Larger cul-de-sacs may be necessary to accommodate trucking. Show radii for cul-de- sacs. q) Show trail or sidewalk on the south side of Adelmann. r) Show drainage and utility easement for the wetland adjacent C-5. Wetland Plan Comments s) Wetlands E, F, and H were determined to be exempt per the Wetland Conservation Act Notice of Decision dated October 16, 2003. However, Wetlands E and F are exempt provided that the drain tile within these wetlands is maintained. Based on these plans, it does not appear that they are maintaining the drain tile. If this is the case, the fill would not be allowed under the exemption permit. t) Wetland fill of non-exempt wetlands is proposed on the plans. A sequencing discussion, including avoidance and minimization alternatives, needs to be completed along with a Replacement Plan Application. Based simply on the plans, it appears that much of the wetland impact could be avoided or minimized. u) We have concerns that the 12-foot deep NURP pond (Pond II) has the potential to drain the existing adjacent Wetland G and 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 8 FISCAL IMPACT: ALTERNATIVES: a portion of Wetland D. Information regarding this potential needs to be included in the permit application. v) Wetland replacement is not shown on the plans. A replacement plan application needs to be developed discussing wetland mitigation. w) A 30-foot buffer around the existing wetlands needs to be shown on the plans in conformance with City Standards. x) Show elevations of the existing wetlands. Hydrologic/Hydraulic, Water Quality, and Grading Comments y) Please specify that slopes greater than 4:1 shall have erosion control blanket installed immediately after finished grading. Maximum grades of 4: 1 are required in maintained areas. Provide note stating the benchmarks for the site. z) A rock construction entrance must be installed on the site during construction. Show location on the plan. aa) Please include a storm sewer profile with the final plan. bb) Skimmer structures shall be installed at the outlet of all NURP ponds. Please include details of these structures with the plan. cc) All NURP ponds shall have a defined EOF that has been protected against erosion. dd) Maintenance hard surface access routes shall be defined for all treatment ponds. ee) The erosion control fence should be extended to the north of block 1 lot 1. ff) Grading plan incomplete for the northeast corner of outlot B. gg) Show calculations for a infiltration / storage system that has the storage capacity to accommodate at least all runoff from 1 year 24 hour rainfall event. This system should also have the capacity to infiltrate all runoff from the 1 year runoff event within 72 hours. Show that the infiltration rates proposed are consistent with the soil types. hh) NURP Pond II shall be a minimum of one foot higher than the HWL of the pond (show contour / spot elevation) Bud/{et Impact: The construction of new dwellings will provide additional tax base to the City. The City Council has three alternatives: 1. Adopt a resolution approving the Preliminary Plat for this development subject to the listed conditions with the finding that 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 9 RECOMMENDED MOTION: REVIEWED BY: the preliminary plat is consistent with the intent and purpose of the Zoning and Subdivision Ordinances. 2. Deny the Preliminary Plat on the basis it is inconsistent with the purpose and intent of the Zoning and Subdivision Ordinances and/or the Comprehensive Plan. In this case, the Council should direct the staff to prepare a resolution with findings of fact for the denial of this request. 3. Defer consideration of this item for specific reasons, and to a specific date. Staff recommends Alternative #1. A motion and second to approve a resolution approving the Preliminary Plat to be known as D rfield Industrial Park, subj ect to the listed 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\deerfield cc.doc Page 10 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 04-XX RESOLUTION OF THE PRIOR lAKE CITY COUNCil APPROVING THE PRELIMINARY PLAT OF "DEERFIElD INDUSTRIAL PARK" SUBJECT TO THE CONDITIONS OUTLINED HEREIN. MOTION BY: SECOND BY: WHEREAS: The Prior Lake Planning Commission conducted a public hearing on October 13, 2003 to consider an application from Deerfield Development for the preliminary plat of Deerfield Industrial Park; and WHEREAS: Notice of the public hearing on said preliminary plat has been duly published and posted in accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and WHEREAS: All persons interested in this issue were afforded the opportunity to present their views and objections related to the preliminary plat of Deerfield Industrial Park for the record at the Planning Commission hearing; and WHEREAS: The Planning Commission and City Council have reviewed the preliminary plat according to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said preliminary plat to be consistent with the provisions of said ordinances; and WHEREAS The Prior Lake City Council considered an application for preliminary plat approval of Deerfield Industrial Park on April 19, 2004; and WHEREAS: The City Council finds the preliminary plat of Deerfield Industrial Park to be consistent with the provisions of the Zoning and Subdivision Ordinance, subject to the listed conditions. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCil OF THE CITY OF PRIOR lAKE, MINNESOTA: A. The above recitals are incorporated herein as if fully set forth. B. The preliminary plat of Deerfield Industrial Park is approved subject to the following conditions: 1) Adelmann Street and the corresponding utilities must be extended across City property to the north property boundary as part of this development. 2) The minimum right-of-way dedication for CSAH 87 must be 60' from the centerline. Left and right turn lanes must also be constructed on CSAH 87. 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\platres.doc www.cityofpriorlake.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 3) The developer must provide $125,000 for the construction of a left turn lane on CSAH 87. This amount will be placed in escrow as part of the development contract with the final plat. 4) A wetland mitigation plan must be approved by the City Council prior to any grading on the site. 5) The developer must submit revised stormwater runoff calculations to the City for review and approval prior to any grading on the site. 6) Revise the Tree Preservation Plan to include a breakdown of the percentage of caliper inches removed for roads, utilities and drainageways, and for building pads and driveways, and if necessary, submit a tree replacement plan. This work must be completed prior to any grading on the site. 7) Provide a landscaping plan for the subdivision trees with the final plat application. Separate landscaping plans will be required as part of the development application for each individual lot. 8) Submit all of the necessary permits and approvals from other agencies, including Minnesota Department of Health review for watermains, MPCA permits for sanitary sewer, and Scott County permits for construction activity in the Scott County right-of-way. 9) The following comments in the memorandum from Larry Poppler, Assistant City Engineer, dated April 5, 2004 (see attached) must be addressed as part of the final plat application: General a. Provide a geotechnical report and pavement section calculations. b. Design plans shall follow the requirements of the Public Works Design Manual. c. Plan sheets should be sized to be 22" x 34". d. The line types are too similar to each other. Revise line types. Utilities e. A 12" watermain located at the north end of Deerfield 12th must be connected to the watermain on Adelmann Street. f. Use 8" sanitary sewer stubs out of manholes. g. Provide sewer and water to the lot at the northeast corner (RLS 98). h. Use environmental manholes, 3' sumps, at the last structure which is road accessible prior to discharge into any water body. i. Use RCP for all storm sewer, since it is future parking is not yet determined. j. Show gate valves at Adelmann and CSAH 87. k. Provide 8" watermain to the property to the northeast. I. Provide water service to the property south of the Prior Lake Maintenance Center. Streets m. Provide a 36' wide street width face of curb to face of curb and 80 feet of right of way. n. Show typical section for the roadway, including 8618 curb and gutter, right of way line, and trail. The thickness of the pavement section may need to be increased due to the proposed commercial loading. 1:\03 fi1es\03 subdivisions\03 prelim plat\deerfield indus park\platres.doc Page 2 o. Build roadway to property in northeast corner (RLS 98). p. Check cul-de-sac dimensions. Larger cul-de-sacs may be necessary to accommodate trucking. Show radii for cul-de-sacs. q. Show trail or sidewalk on the south side of Adelmann. r. Show drainage and utility easement for the wetland adjacent C-5. Wetland Plan Comments s. Wetlands E, F, and H were determined to be exempt per the Wetland Conservation Act Notice of Decision dated October 16, 2003. However, Wetlands E and F are exempt provided that the drain tile within these wetlands is maintained. Based on these plans, it does not appear that they are maintaining the drain tile. If this is the case, the fill would not be allowed under the exemption permit. t. Wetland fill of non-exempt wetlands is proposed on the plans. A sequencing discussion, including avoidance and minimization alternatives, needs to be completed along with a Replacement Plan Application. Based simply on the plans, it appears that much of the wetland impact could be avoided or minimized. u. We have concerns that the 12-foot deep NURP pond (Pond II) has the potential to drain the existing adjacent Wetland G and a portion of Wetland D. Information regarding this potential needs to be included in the permit application. v. Wetland replacement is not shown on the plans. A replacement plan application needs to be developed discussing wetland mitigation. w. A 3D-foot butter around the existing wetlands needs to be shown on the plans in conformance with City Standards. x. Show elevations of the existing wetlands. Hydroloaic/Hydraulic, Water Quality, and Gradina Comments y. Please specify that slopes greater than 4:1 shall have erosion control blanket installed immediately after finished grading. Maximum grades of 4:1 are required in maintained areas. Provide note stating the benchmarks for the site. z. A rock construction entrance must be installed on the site during construction. Show location on the plan. aa. Please include a storm sewer profile with the final plan. bb. Skimmer structures shall be installed at the outlet of all NURP ponds. Please include details of these structures with the plan. cc. All NURP ponds shall have a defined EOF that has been protected against erosion. dd. Maintenance hard surface access routes shall be defined for all treatment ponds. ee, The erosion control fence should be extended to the north of block 1 lot 1. ft. Grading plan incomplete for the northeast corner of outlot B. 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\platres.doc Page 3 gg. Show calculations for a infiltration I storage system that has the storage capacity to accommodate at least all runoff from 1 year 24 hour rainfall event. This system should also have the capacity to infiltrate all runoff from the 1 year runoff event within 72 hours. Show that the infiltration rates proposed are consistent with the soil types. hh. NURP Pond" shall be a minimum of one foot higher than the HWL of the pond (show contour I spot elevation) Passed and adopted this 19th day of April, 2004. Haugen Haugen Blomberg Blomberg LeMair LeMair Petersen Petersen Zieska Zieska YES NO {Seal} Frank Boyles, City Manager 1:\03 files\03 subdivisions\03 prelim plat\deerfield indus park\platres.doc Page 4 .,..,..._,_.-.;,~.,.~.' >,...,'...._'--...-"-...,.'._~,~,..,".,.~...._...... caBlE GEEk r rY2 ~.\.).J..'j\ _.Al- ~~ . \ 1h.:..~ - r c~pJ.V <j)e,vf,L. I rm1:~&-~~~ _~"l' Ii L, 'i ; I t I (' I ' lih\, R 4m I Ii \ \\. U Ui " . ~J April 14, 2004 City of Prior Lake 16200 Eagle Creek Blvd. SE Prior Lake, MN 55372 To Whon1 It May Concern: This letter is to let our feelings known on the fee of $125,000 for the possible upgrade of the intersection of CR21 & CR87 regarding our possible development of the Deerfield Industrial Park. We have no problems doing the upgrades on CR 87 and Adelmann Street per county specifications supplied to our engineers, Rehder & Associates, to be installed at the time of cOlmection to Adelmann Street. Regarding the $125,000 fee for CR 21 & CR 87, we feel the fee is unfair for a few reasons. The study that was done was based on an assumed number of tenants in our park which could probably never be reached. The fee is paid only by Eagle Creek Development but the road and intersection is used by the City of Prior Lake with the extension of Adelmann Street from its own industrial park and the ten acres the city is annexing only has access through Adelmann to CR 87. There was no mention of a fee from them. Also we do not know of any other individuals along CR 21 that were charged fees for upgrading that county road. There also is a collection street fee that we pay as part of our final plat. Why can't a portion of that be used if the city feels this fee should be paid? Regarding the park dedication fee, we propose to exchange land in lieu of monetary payment for the fee in which there was support from the public and plmming commission at the April 1 ih meeting. . 7765 East ~ 7,S[~ St~eet · F'....cr La~\2. \!:r-l :~~2:-: ) -, ......-,..... -'......C:-2 -:.:.~..~- -,-, '!-.-. ) - '-~~ ,;-,: ..= . "~'~ ~ . 5:~:-= 6 EagLE C~EEk , rp-c~1f - r ",1:%":.)"-" . "~ '])e-O~ I Attached for your review is a breakdown of the fees the City of Prior Lake proposes to assess Eagle Creek Development for the industrial park project. Also enclosed is a drawing of the changes the county is proposing for the CR 87 & Adelmann Street intersection. These are all essential to making the industrial park a viable project. 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June 2, 2003 A 60.93 parcel (PIN" #25912 001 0) in Section 12-114-22 is proposed to be developed' into an industrial office park. The property currently is NOT served with mumcipal sewer and water utilities. At the time municipal utilities become available the subdivision will be subject to the following ,~ity charges: Park Dedication Fee Collector Street Fee Stormwater Management Fee' Trunk Sewer'& Water Fee $2670.00/unit (R-4)/5000.00/acre (C-5) $1500.00/ acre $4856.00 (R-4)/$6092.00/acre (C-5) $3500.00/acre . Park Dedication: R-4 units @ $2670.00/unit = subject to number of units 56.2-1 acres @ $5000.00/ac = $281,050.00 . . Collector Street Fee: 60.46 acres @ $1500.00/ac = $90,690.00 Storm Water Mana2ement Fee: 4.25 acres @ $4856.00/ac = $20,638.00 56.21 acres @ $6092.00/ac = $342,431.0q Trunk Sewer & Water Char2e: 60.46 acres @ $3500.00/ac = ~211,610.00 Assuming the initial net lot area of the fInal plat does not change, the above referenced storm water, collector street, trunk and lateral sewer and water charges would be determined and collected within the context of a developer's agreement for the construction of utility improvements at the time of fmal plat approval. . There are no other outstanding special assessments currently certified against the property. Also, the tax status of the property is current with no outstanding delinquencies. 16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesotcl .55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 LOCATION rv1AP FOR DEERFIELD INDUSTRIAL PARK PRELl MI NARY PLAT (f '-.........~--.... Location of Deerfield: Industrial. 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(~..\ . \ I 1-., : , i \ '~),' , , . ,. ~:~ '0' f.. /' . \ \ ~ I 1/ f-.' I' \,. ~ , . :CX3jW"J ! I ~U I-~ 0: i::!~ ::l:l o~ ~, \ n~ , I , DATE: April 5, 2004 TO: Jane Kansier, Planning Coordinator FROM: Larry Poppler, Assistant City Engineer cc: Bud Osmundson, Public Works Director RE: Deerfield Industrial (City Project #03-40) The Engineering Department has reviewed the Preliminary Plat for the subject project and we have the following comments: General 1. Provide a geotechnical report and pavement section calculations. 2. Design plans shall follow the requirements of the Public Works Design Manual. 3. Plan sheets should be sized to be 22" x 34". 4. The line types are too similar to each other. Revise line types. Utilities 1. A 12" watermain located at the north end of Deerfield 12th must be connected to the watermain on Adelmann Street. 2. Use 8" sanitary sewer stubs out of manholes. 3. Provide sewer and water to the lot at the northeast corner (RLS 98). 4. Use environmental manholes, 3' sumps, at the last structure which is road accessible prior to discharge into any water body. 5. Use RCP for all storm sewer, since it is future parking is not yet determined. 6. Show gate valves at Adelmann and CSAH 87. 7. Provide 8" watermain to the property to the northeast. 8. Provide water service to the property south of the Prior Lake Maintenance Center. Streets 1. Provide a 36' wide street width face of curb to face of curb and 80 feet of right of way. L:\03 Files\03 Subdivisions\03 Prelim Plat\Deerfield Indus Park\review3 040504.DOC "..-..,.. '..-..,_.,,_. ....".,.,,~-'~.,."'-'...'~~-"............--- 2. Show typical section for the roadway, including B618 curb and gutter, right of way line, and trail. The thickness of the pavement section may need to be increased due to the proposed commercial loading. . 3. Build roadway to property in northeast corner (RLS 98). 4. Check cul-de-sac dimensions. Larger cul-de-sacs may be necessary to accommodate trucking. Show radii for cul-de-sacs. 5. Show trail or sidewalk on the south side of Adelmann. 6. Show drainage and utility easement for the wetland adjacent C-5. Wetland Plan Comments 1. Wetlands E, F, and H were determined to be exempt per the Wetland Conservation Act Notice of Decision dated October 16, 2003. However, Wetlands E and F are exempt provided that the drain tile within these wetlands is maintained. Based on these plans, it does not appear that they are maintaining the drain tile. If this is the case, the fill would not be allowed under the exemption permit. 2. Wetland fill of non-exempt wetlands is proposed on the plans. A sequencing discussion, including avoidance and minimization alternatives, needs to be completed along with a Replacement Plan Application. Based simply on the plans, it appears that much of the wetland impact could be avoided or minimized. 3. We have concerns that the 12-foot deep NURP pond (Pond II) has the potential to drain the existing adjacent Wetland G and a portion of Wetland D. Information regarding this potential needs to be included in the permit application. 4. Wetland replacement is not shown on the plans. A replacement plan application needs to be developed discussing wetland mitigation. 5. A 30-foot buffer around the existing wetlands needs to be shown on the plans in conformance with City Standards. 6. Show elevations of the existing wetlands. Hydrologic/Hydraulic, Water Quality, and Grading Comments 1. Please specify that slopes greater than 4: 1 shall have erosion control blanket installed immediately after finished grading. Maximum grades of 4: 1 are required in maintained areas. Provide note stating the benchmarks for the site. 2. A rock construction entrance must be installed on the site during construction. Show location on the plan. 3. Please include a storm sewer profile with the final plan. 2 4. Skimmer structures shall be installed at the outlet of all NURP ponds. Please include details of these structures with the plan. 5. All NURP ponds shall have a defined EOF that has been protected against erosion. 6. Maintenance hard surface access routes shall be defined for all treatment ponds. 7. The erosion control fence should be extended to the north of block 1 lot 1. 8. Grading plan incomplete for the northeast corner of outlot B. 9. Show calculations for a infiltration / storage system that has the storage capacity to accommodate at least all runoff from 1 year 24 hour rainfall event. This system should also have the capacity to infiltrate all runoff from the 1 year runoff event within 72 hours. Show that the infiltration rates proposed are consistent with the soil types. 10. NURP Pond II shall be a minimum of one foot higher than the HWL of the pond (show contour / spot elevation) 11. Replace detail 5/C2 with the City of Prior Lake standard plate #410. 12. Drainage areas for NURP Pond calculations do not match areas in the model. 3 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 INTEROFFICE MEMORANDUM TO: FROM: RE: DATE: PLANNING/ENGINEERING Ralph Teschner, Finance Director DEERFIELD INDUSTRIAL PARK - preliminary plat (assessment/fee review) April 7, 2004 A 60.93 parcel (PIN #25 912 001 0) in Section 12-114-22 is proposed to be developed into an industrial office park. The property currently is NOT served with municipal sewer and water utilities. At the time municipal utilities become available the subdivision will be subject to the following City charges: Park Dedication Fee Collector Street Fee Stormwater Management Fee Trunk Sewer & Water Fee $2670.00/unit (R-4)/5000.00/acre (C-5) $ 1500.00/acre $4856.00 (R-4)/$6092.00/acre (C-5) $7130.00/acre Park Dedication: R-4 units @ $2670.00/unit = subject to number of units 56.21 acres @ $5000.00/ac = $281,050.00 Collector Street Fee: 60.46 acres @ $1500.00/ac = $90,690.00 Storm Water Mana2ement Fee: 4.25 acres @ $4856.00/ac = $20,638.00 56.21 acres @ $6092.00/ac = $342,431.00 Trunk Sewer & Water Char2e: 60.46 acres @ $7130.00/ac = $431,080.00 CSAH 21/87 Turn Lanes (50%) Developer share = $125,000.00 Assuming the initial net lot area of the fmal plat does not change, the above referenced park dedication, storm water, collector street, trunk sewer and water charges and turn lane improvement share would collected within the context of a developer's agreement for the construction of utility improvements at the time of fmal plat approval. These estimated fees would be collected upon phasing of the development. The cost of the turn lanes could be prorated based upon the phasing stages of the development as well but would be subject to a requirement that they are fully paid at the time the CSAH 21 turn lane improvements are constructed. www.cityofpriorlake.com H: \SP LlTS\Deerfiel di ndustriaJ. doc Phone 952.447.4230 / Fax 952.447.4245 SCOTT COUNTY PUBLIC WORKS DIVISION HIGHW A Y DEPARTMENT, 600 COUNTRY TRAIL EAST. JORDAN, MN 55352-9339 (952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn.us LEZLlE A. VERMILLION PUBLIC WORKS DIRECTOR BRADLEY J. LARSON COUNTY HIGHWAY ENGINEER December 19, 2003 Jane Kansier City of Prior Lake 16200 Eagle Creek Avenue Prior Lake, MN 55372 RE: Deerfield Industrial Park EA W / Updated Plat Comments CSAH 21 and CR 87 Dear Jane: We have reviewed the EA W for the Deerfiela Industrial Park, and the traffic study that was completed for the development, and offer the following comments: General 1. The City and County are in the process of studying CSAH 21 from CSAH 82 through CR 87 to ultimately define the future conceptual design of CSAH 21. The results of that study will have an impact on the roadway system in the area. This study however is not expected to be complete until the summer of 2004. 2. Has the City looked at extending right-of-way to the southern property line to preserve a future local street connection? Even though the City may not currently have plans to develop to the south, preserving options for developing an interconnected system of local streets is critical in ultimately developing a safe and efficient system of roadways. 3. The minimum right-of-way dedication for CR 87 shall be 60 feet from centerline. This is not reflected on the proposed preliminary plat. Traffic 4. A County access permit shall be required for the proposed Adelman Street onto CR 87. All other access to the property shall be removed from the County right-of-way. A right turn lane and a left turn lane will be required to be installed as a condition of the permit to ensure turning traffic generated by this development is safely accommodated. A left turn lane and right turn lane on CR 87 were not mentioned in the EA W. 5. The study recommends that traffic signal control be installed at the CSAH 21/CR 87 intersection in conjunction with the proposed development. This recommendation is based on the 2010 analysis. Just as with all County intersections, a traffic signal here will not be installed until traffic conditions throughout the day indicate that a signal will improve the overall operation of the intersection and the road system. This intersection will therefore be monitored as this development adds trips to this intersection, and as traffic on CSAH 21 increases. We would not install a signal at this location without first resolving the issue of the proximity of the 170th Street intersection to CR 87. This issue will be dealt with as part of the CSAH 21 study currently underway. We also would not install a signal at this location without left turn lanes being installed on CSAH 21. C:\Documents and SettingsVane\Local Settings\Temporary Internet Files\OLK4\PLdeerfield1.doc "'"". ...~.".,.. '""'-''''''''''''''"'--~'.'-'''--~'- Deerfield EA W Page 2 6. The study identified a level of service problem at the Adelman Street intersection, and recommends two options for dealing with this issue. This intersection again will be evaluated as part of the CSAH 21 study. We do not believe the options are limited to those recommended in the study. A full-access unsignalized intersection will also be considered. Because the local street system here will be interconnected to both CR 87 and Fish Point Road, traffic will have options based on traffic conditions throughout the day. 7. The study includes capacity and signal warrant analyses, but does not include any intersection safety analyses. To safely accommodate turning traffic at the new intersection proposed on CR 87, left and right turn lanes will need to be installed. At the CSAH 21 & CR 87 intersection, the 2010 projections show major left turning impacts due to the development. In the am peak hour, left turns increase from 8 vehicles to 254. In the pm peak hour, left turns increase from 46 to 136. Without left turn lanes at this intersection, these movements will have a major impact on the safety of this intersection. We would like to work cooperatively with the City and the developer to develop a plan for making the improvements necessary to ensure a safe intersection. It is critical that this be done before the plat is approved and the development moves forward. Thank you for the opportunity to comment. We look forward to meeting with you to discuss the CSAH 21 / CR 87 turn lane issues. If you have any questions, please feel free to contact me. Sincerely, Brian K. Sorenson, PE Transportation Engineer Email: Craig Jenson, County Transportation Planner Randy Ronning, County Right-of-way Agent Sue McDermott, City of Prior Lake "'''''''''''_l<>>" '--,' -.. "~'_"~"''''m "h ._....,., _..-........,.,4',..,_...... ."~.qh,,,.....'..........,_ SCOTT COUNTY PUBLIC WORKS DIVISION HIGHW A Y DEPARTMENT. 600 COUNTRY TRAIL EAST. JORDAN, MN 55352-9339 (952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn.us LEZLIE A. VERMILLION PUBLIC WORKS DIRECTOR BRADLEY J. LARSON COUNTY HIGHWAY ENGINEER January 7, 2003 Jane Kansier City of Prior Lake 16200 Eagle Creek Avenue Prior Lake, MN 55372 RE: Deerfield Industrial Park Preliminary Plat CSAH 21 and CR 87 Dear Jane: Thank you for meeting with us regarding our concerns with the traffic impacts related to the Deerfield Industrial Park development. We are writing to further clarify our request noted in comment #7 of our December 19 letter for this development. In our December 19 letter, we noted that at the CSAH 21 & CR 87 intersection, the 2010 projections show major left turning impacts due to the development. Without turn lanes at this intersection, these movements will have a major impact on the safety of this intersection. We do acknowledge however that it would not be fail'to require the developer to be responsible for the full cost of such improvements. We also feel it would be premature to design and construct such improvements until the CSAH 21 Corridor Study is completed and its recommendations can be incorporated into these intersection improvements. Weare therefore requesting that the city require the developer to escrow half the amount of these improvements. Our current estimate for constructing left and right turn lanes at this intersection is $280,000, so the escrow amount would be $140,000. We would anticipate such improvements to be part ofa project currently in our 5-Year Capital Improvement Program for 2008. If you have any questions, please feel free to contact me. Sincerely, Brian K. Sorenson, PE Transportation Engineer Email: Craig Jenson, County Transportation Planner Lezlie Vermillion, Public Works Director Sue McDermott, City Engineer C:\Documents and SettingsVane\Local Settings\Temporary Internet Files\OLK4\PLdeerfield-escrow.doc Jane Kansier From: Sent: To: Cc: Subject: Sorenson, Brian [BSorenson@co.scott.mn.us] Wednesday, March 17, 2004 9:53 AM 'Jane Kansier' Jenson, Craig; IIkka, Gregory; Goblirsch, Greg Deerfield Industrial Park t & Lt Turn Rough Est.xls (30... Jane- I'm writing to follow-up to our January 7 comment letter and to our February 20th meeting with the developer. We have now developed a more detailed cost estimate for the intersection improvements for the CSAH 21 & CR 87 intersection that are in part necessary due to the expected traffic impacts of the Deerfield Industrial Park development. Our earlier cost estimate for this intersection was $280,000, however, this was a general estimate and was not specific to the CSAH 21 & CR 87 intersection itself. Attached is a cost estimate specific to the installation of right and left turn lanes at the CSAH 21 & CR 87 intersection which takes into account the specific items and quantities necessary to complete such work at this particular intersection. The total estimate now comes to $250,000. As you recall, we are requesting that the developer be required to set aside 50% ($125,000) of the intersection improvement costs. As we indicated in our January 7 letter, this intersection improvement project should be coordinated with the implementation of the CH 21 Study recommendations. Please call or email me if you have any questions regarding this estimate. Brian K. Sorenson P.E., P.T.O.E. Transportation Engineer Scott County Public Works 600 Country Trail East Jordan,~~ 55352 Phone: 952-496-8060 Fax: 952-496-8365 <<Rt & Lt Turn Rough Est.xIs>> 1 CSAH 21 and Co Rd 87 INTERSECTION IMPROVEMENTS TOTAL SPEC. UNIT ESrO EST'O NO. ITEM UNIT PRICE QUANT. AMOUNT 2021.501 MOBILIZATION LUMP SUM 7,500.00 1 7,500.00 2104.501 REMOVE CONCRETE CURB & GUTTER L1N FT 2.00 4,584 9,168.00 2105,501 COMMON EXCAVATION (P) CUYD 2.00 4,000 8,000.00 2123.509 DOZER HOUR 110.00 40 4,400.00 2123.601 STREET SWEEPER (WITH PICKUP BROOM) HOUR 100.00 36 3,600.00 2211,503 AGGREGATE BASE (CV) CLASS 5 MODIFIED (P) CUYD 16.00 3,276 52,410.67 2232.501 MILL BITUMINOUS SURFACE SQYD 10.00 509 5,093,33 2350.501 TYPE MV 3 WEARING COURSE MIXTURE (C) TON 32.00 476 15,246.59 2350.502 TYPE MV 3 NON WEARING COURSE MIXTURE ( C ) TON 30,00 635 19,058,23 2350.502 TYPE LV 3 NON WEARING COURSE MIXTURE (B) TON 27,50 953 26,205.07 2501/2503 STORM SEWER REVISIONS LUMP SUM 40,000.00 1 40,000.00 2521.511 3" BITUMINOUS WALK SQFT 1.30 8,261 10,739.30 2573.502 SILT FENCE HEAVY DUTY L1N FT 2,00 4,430 8,860.00 2573.520 SEDIMENT REMOVAL BACKHOE HOUR 175.00 9 1,575,00 2573.602 TEMPORARY ROCK CONSTRUCTION ENTRANCE EACH 600.00 4 2,400.00 2575.501 SEEDING (P) ACRE 150,00 2.95 443.22 2575.502 SEED MIXTURE 250 POUND 3.00 207 620,51 2575,505 SODDING TYPE LAWN SQYD 2.25 14,302 32,179,13 2575,511 MULCH MATERIAL TYPE I TON 150.00 6 900,00 2575,519 DISK ANCHORING (P) ACRE 50.00 2.95 147.74 2575.532 COMMERCIAL FERTILIZER ANALYSIS 22-5-10 POUND 0,18 2,068 372,24 TOTAL $ 248,919.02 TOTAL COSTS FOR ESTIMATING PURPOSES $ 250,000.00 C:\Docurnents and Settings\JanelLocal SettingslTernporary Internet FileslOLK41Rt Lt Turn Rough Est.xls 3/17/2004