HomeMy WebLinkAbout4B Scannell Properties
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: February 28, 2023 Tentative City Council Meeting: March 21, 2023
AGENDA ITEM: Request by Scannell Properties #637, LLC for approval of a Final Plat for an outlot that will contain road right-of-way for an east/west road extending from Conley Avenue to Driver Avenue.
AGENDA SECTION: Consent
PREPARED BY: Julia Hogan, Planner AGENDA NO. 4B
ATTACHMENTS: Site Location; Final Plat; City Engineer’s Memo dated February 21, 2023;
Stormwater Memo dated January 19,
2023
APPROVED BY: AK
RECOMMENDED ACTION: 1. Motion to recommend the City Council approve the Final Plat for Rich Valley Second Addition, subject to the following conditions: a. Conformance with all the requirements of the City Engineer as detailed in the attached memorandum dated February 21, 2023, and associated stormwater
memorandum dated January 19, 2023. b. Incorporation of any easements necessary to accommodate drainage, ponding trails, underpasses, conservation areas, streets and utilities.
SUMMARY Applicant/Property Owner: Scannell Properties #637, LLC Site Location: 14005 Driver Ave
Site Area in Acres: 36.5-acres Comp. Guide Plan Designation: BP – Business Park
Current Zoning: AG – Agricultural The Planning Commission is being asked to consider a request by Scannell Properties #637, LLC for
approval of a Final Plat which would create a new outlot that will contain road right-of-way for a new
east/west road that will connect Conley Ave to Driver Ave. The final plat, Rich Valley Second Addition, is
the replatting of Outlot C, Rich Valley First Addition and a portion of Outlot A, Rich Valley Industrial
Park Second Addition. These two outlots are being combined to provide road right-of-way for the
proposed east/west connection road.
BACKGROUND In 2021, the City Council approved the FedEx warehouse and distribution facility project at the former
Rich Valley Golf Course site. A condition of approval with the project was the inclusion of an east/west
road to connect Conley Avenue with Driver Avenue which will be located along the eastern boundary of
the former golf course that would connect County Road 42 and 140th Street East. This east/west road is
required due to the planned removal of the connection of Conley Avenue to County Road 42 that will
occur when the 42/52 interchange is reconstructed.
2
A minor subdivision for the site was approved by the City Council in September 2022. The applicant was
looking to acquire land to accommodate the required east/west connection road but because the outlot of
the Rich Valley Industrial Park plat separates the golf course site from Conley Avenue, the applicant did
not wish to acquire the entire outlot. The minor subdivision allowed the applicant to split the portion of
the outlot that they were acquiring, which was needed for the creation of the required east/west
connection road.
ISSUE ANALYSIS Legal Authority. The final plat application is Quasi-Judicial because the City has a set of standards and
requirements for reviewing this type of application that is described in detail below. Generally, if the final
plat meets the ordinance requirements it must be approved.
Plat
The proposed Rich Valley Second Addition plat shows the platting of the right-of-way for 143rd Street placing the remaining area of the plat in an outlot, which will be replatted and rezoned upon development.
The right-of-way for 143rd street extends between Conley Avenue and Drive Avenue, which will be the future connection of Conley Avenue to County Road 42 upon the development of the interchange at
County Road 42 and Highway 52. The proposed 143rd Street will extend straight between the two roads until the interchange is constructed, at which time Conley Avenue south of the 143rd Street intersection
will be closed and the west end of 143rd Street will be reconstructed as a continuous street with a curved alignment as it ties into Conley Avenue. The road right-of-way for the future street alignment is being
platted with this addition.
Engineering The request was reviewed by the City Engineer, with comments provided in a memorandum included
with the attachments. The memorandum notes that the drainage from County Road 42 extends across proposed Outlot A. Also noted is that the outlot must have a drainage and utility easement placed over
the entire outlot for the conveyance of the drainage or the construction plans for 143rd Street needs to extend storm sewer to County Road 42 and place the storm sewer within a drainage and utility
easement.
CONCLUSION AND RECOMMENDATION Staff is recommending approval of the Final Plat to create an outlot in the Rich Valley Industrial Park 2nd Addition which will contain road right-of-way for an east/west road that will connect Conley Avenue to
Driver Avenue.
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Memorandum
To: Anthony Nemcek, Senior Planner
Brian Erickson, City Engineer
CC: Nick Egger, Director of Public Works
From: Tim Hanson PE, WSB Engineering Consultant
Date: February 21, 2023
Re: Rich Valley Second Addition
143rd Street Improvements
Construction Documents Review
WSB File Number 019220-000
SUBMITTAL:
Scannell Properties has submitted a final plat named Rich Valley Second Addition which is the
replating of Outlot C, Rich Valley First Addition and a portion of Outlot A, Rich Valley Industrial
Park Second Addition. The two parcels are being combined to provide right-of-way for 143rd
Street. Construction documents for the construction of 143rd Street within Rich Valley Second
Addition have also been submitted. The construction plan constructs 143rd Street between
Conley Ave and Driver Avenue. The plans submitted were prepared by Kimley-Horn and
Associates, Inc. Review comments were generated from Construction Documents dated 12-16-
2022. The submittal included the following:
Final Plat – Rich Valley Second Addition
Cover Sheet 1
Typical Sections and Construction Notes 2
City Standard Plates and Construction Details 3-5
Alignment Plan and Tabulation 6
Removal, Erosion Control, and Turf Establishment Plan 7-8
Street and Storm Sewer Plan and Profiles 9-12
Storm Sewer Laterals and Tabulation 33-36
Watermain and Sanitary Sewer Plan and Profile 13-16
Storm Sewer and Sanitary Sewer Laterals 17
Storm Sewer and Sanitary Sewer Tabulations 18
Intersection Details 19
Storm Water Pollution Prevention Plan 20-22
Cross Sections 23-29
EXISTING CONDITIONS
The parent parcel of Rich Valley Second Addition consist of Outlot C, Rich Valley First Addition
which has been rough graded to provide building pads within the Outlot, and Outlot A, Rich Valley
Industrial Park Second Addition which is a narrow strip of undeveloped land that contains a
pipeline. The area is partially forested with a berm extending north and south. Rich Valley
Second Addition is approximately 36.5 acres.
Anthony Nemcek
February 21, 2023
Page 2
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FINAL PLAT
Rich Valley Second Addition plats the right-of-way for 143rd Street placing the remaining area of
the plat in an Outlot, which will be replatted upon development. The right of way for 143rd Street
extends between Conley Avenue and Driver Avenue which will be the future connection of Conley
Avenue to County State Aid Highway (CSAH) 42 upon the development of an interchange at
CSAH 42 and Trunk Highway 52. 143rd Street will extend straight between the two roads until the
interchange is constructed, at which time Conley Avenue south of the 143rd street intersection will
be closed and the west end of 143rd Street will be reconstructed as a continuous street with a
curved alignment as it ties into Conley Avenue. The right-of-way for the future street alignment is
being platted with this addition.
Drainage from CSAH 42 extends across proposed Outlot A. The Outlot must have a drainage
and utility easement placed over the entire outlot for the conveyance of the drainage, or the
construction plans for 143 Street needs to extend storm sewer to CSAH 42 and place the storm
sewer within a drainage and utility easement.
1. Provide temporary Drainage and Utility easement over Outlot A.
2. Provide dedicated drainage and Utility easement over storm sewer alignment from CSAH
42. (See item 13 below.)
3. Provide Right of Way over radii at Driver Avenue. (See item 16 below.)
The construction plans, dated December 12, 2022, for 143rd Street have been submitted and
reviewed with the following comments
COVER SHEET 1.
4. Cover Sheet – Show Conley Avenue between County Road 42 and 140th Street
5. Cover Sheet – Label 143rd Street.
CITY STANDARD PLATES AND CONSTRUCTION DETAILS 2-5
6. Sheet 2 – The street location within the proposed Right of Way does not allow for
pedestrian facilities on the north side of the road. The proposed boulevard is 5 feet then
slopes to the pond.
7. Sheet 4 - Detail SD-2 needs to be modified to indicate a 3-foot sump. The plan sheet
correctly indicates the sump currently utilized.
8. Sheet 4 – Detail ST-2 is utilized when the primary curb is surmountable. It is not
applicable for this plan set.
9. Sheet 5 – CURB TAPER FOR MAINTENANCE DRIVE ACCESS detail is not required.
Place full height curb at the access drive location.
ALIGNMENT PLAN AND TABULATION 6
10. Sheet 6 – Show the future centerline alignment of 143rd Street. Does the gas main
impact the constructability of the future alignment?
STREET AND STORM SEWER PLAN AND PROFILE 9-12
11. Sheet 12 – Provide note to “Match existing pavement section on Conley Avenue”
12. Sheet 10 – Recommend removing no parking sign at station 53+55 and 56+02.
13. Sheet 10 - 9 – Extend storm sewer west and then south to connect with storm sewer at
CSAH 42.
14. Sheet 11 – Provide a storm sewer stub to the south at structure 109.
15. Sheet 11 – Recommend removing no parking sign at station 63+52 and 65+97.
16. Sheet 12 – The Radii at Driver Avenue extends over the property line. Provide roadway
easement or platted right of way at these locations. Provide 15 feet beyond the curb line
for snow storage and private utilities.
17. Sheet 12 – Provide tandem catchbasins at the low point, station 71+93.
18. Sheet 12 – Remove existing 60-inch RCP back to structure 116 and extend 48-inch pipe.
19. Sheet 12 – Extend shallow pipe to structure 117 and build a 48-inch structure. Extend
48-inch pipe below the structure.
Anthony Nemcek
February 21, 2023
Page 3
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WATERMAIN AND SANITARY SEWER 13-16
20. Sheet 13, 14, 16 – Extend 12-inch watermain stubs to the property to the south.
21. Sheet 14 – Show the south leg of the sanitary sewer stub at structure 200 in the profile.
22. Sheet 13, 14, 15, 16 – Show the pipe elevation of the storm sewer crossings in the profile
view.
23. Sheet 14, 15, 16 – Eliminate structure 203. Make sanitary sewer pipe lengths between
structures 420 feet. The City has maintenance equipment which can maintain the pipe.
24. Sheet 17 – A couple of storm sewer leads across the street are 6 feet deep, why so
deep? Please shallow.
25. Sheet 17 – It is not necessary to insulate between the sanitary sewer and watermain
crossing.
26. Sheet 18 – For clarity purposes, please revise heading for sanitary sewer manholes to
“Construct Structure”.
CROSS SECTIONS 23-29
It appears the central portion of the road could be slightly lower in elevation.
EROSION CONTROL AND TURF ESTABLISHMENT PLAN
SURFACE WATER MANAGEMENT
The proposed Surface Water Management plan and storm sewer design will be detail reviewed
by others. The following are preliminary comments.
General
Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering
Guidelines and Standards. Infrastructure construction shall be completed in accordance with the
latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility
Construction.
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Memorandum
To: Brian Erickson, City Engineer
Nick Egger, Director of Public Works
Anthony Nemcek, Senior Planner
Jane Byron, Storm Water Specialist
From: Bill Alms, PE
Kendra Fallon, PE
Date: January 19, 2023
Re: 143rd Street Stormwater Review
WSB Project No. 019220-000
I have reviewed the documents provided by Kimley Horn on December 22, 2022. Documents
reviewed include:
• Rosemount 143rd Planset, dated 12/22/2022
• Rosemount Scannell Stormwater Report, dated 12/22/2022
It should be noted that there are outstanding comments on other previously submitted portions of
the development that should be addressed.
Applicant should provide responses to each comment. I offer the following comments below.
Grading, Drainage, and Erosion Control Comments:
1. General
a. Drainage from CSAH 42 and from a parcel south of CSAH 42 are shown as
routed through the Scannell property south of 143rd Street, and then through
143rd Street to the southern BMPs (6-8) on the Scannell property. Based on the
plans it is unclear if the future connection from CSAH 42 is going to connect into
the trunk line along 143rd, or if it will be a separate storm sewer system.
i. If the future connection from CSAH 42 will be a separate system, that
storm sewer crossing 143rd Street should be included on the 143rd Street
plans.
2. Ponds and Wetlands
a. The updated Scannell Stormwater Report notes that the NURP volume for 143rd
will be provided in Basins 6 and 7 however the plans show 143rd only outletting to
Basin 7. Applicant should confirm Basin 7 has the required NURP volume for
143rd.
i. Additionally, if the trunk storm sewer along 143rd will also take the future
connection from drainage areas O-4.1S and O-42, the applicant should
confirm Basin 7 has the required NURP volume for those areas as well.
3. Emergency Overflow Routes:
a. Note EOF elevation and location for low point along 143rd Street.
143rd Street Stormwater Review
January 19, 2023
Page 2
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4. Retaining Walls:
a. No comments.
5. Erosion Control:
a. Provide erosion control plans showing the location for different erosion control
BMPs (inlet protection, rock entrance, etc.).
6. Grading:
a. No comments.
Stormwater Management Plan:
1. General Storm Sewer Design
a. Drainage areas and assumed impervious for the two stubs on 143rd should be
submitted for review to confirm they account both for future private development
and for flows from CSAH 42 and south of CSAH 42, as shown in the overall
drainage area map (Figure 3).
b. Include drainage area information in the 143rd Street storm sewer sizing table.
c. Recommend additional catch basins at the low point along 143rd Street.
2. Water Quantity
a. No comments.
3. Rate/Volume Control
a. No comments.
4. Freeboard
a. No comments.
5. Water Quality
a. No comments.
6. Easements
a. No comments.