HomeMy WebLinkAbout02 04 2013 pc report packet4646 Dakota Street SE
Prior Lake. MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: FEBRUARY 4, 2013
AGENDA M 4A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR
PUBLIC HEARING: YES
AGENDA ITEM: CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLAT TO
BE KNOWN AS MAPLE GLEN 5TH ADDITION
DISCUSSION: Introduction
DR Horton Inc. has submitted request for approval of a Preliminary Plat to be
known as Maple Glen 5th Addition. The property is located on. a 12.78 acre site,
south of Trunk Highway 13, north of 180th Street, and west of Wedgewood
Lane. The development plan calls for a residential development consisting of
26 single family homes.
Current Circumstances
The following paragraphs outline the physical characteristics of the existing site,
the Comprehensive Plan and zoning designations, and a description of some of
the specifics of the proposed site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 12.78 acres.
Topography: This site has a varied topography, with elevations ranging from
960' MSL at its lowest point to 994' MSL at its highest point.
Wetlands: Two wetlands exist along the western edge of the site. The site is
subject to the provisions of the State Wetland Conservation Act.
Access: Access to this property will be from the extension of existing Sunray
Boulevard from the north and access to 1801h Street to the south (a rural gravel
Township road).
Utilities: Sewer and water services will be available from the existing utilities
within Sunray Boulevard north of the site.
2030 Comprehensive Plan Designation: This property is designated for Ur-
ban Low Density Residential (R -LD) uses on the 2030 Comprehensive Plan
Land Use Map.
Zoning: The development site is zoned R-1 (Low Density Residential).
PROPOSED PLAN
The development plan calls for a residential development consisting of 26 sin-
gle family homes.
Lot Sizes: The residential lots are proposed to meet the minimum required lot
size and width of 12,000 square feet and 86 feet in width respectively.
Setbacks: The residential lots have proposed setbacks that will meet the min-
imum required 25 foot front yard, 10 foot side yard, 25 foot rear yard, and 25
foot side yard abutting a street as well as minimum 30 foot wetland setback.
Density: Density of the residential development is based on the residential net
area of the site, which is 9.32,acres. The density of the residential area of the
development is 2.8 units 1 acre.
Parks: No parkland dedication is proposed with this Preliminary Plat. The
parkland required by City Ordinance is proposed to be satisfied through a cash
payment into the City park fund.
Streets: Sunray Boulevard is proposed to continue to function as the main
north -south street throughout the development as it does through other Maple
Glen subdivisions to the north. Other local streets proposed include a cul de
sacs, James Court, and temporary cul de sac, Winfield Way. One future street
stub is planned to the east opposite of James Court to serve possible develop-
ment, if annexation were to occur in this area. Sidewalks and trails are both
located on Sunray.
Sunray Boulevard was originally proposed for a construction alignment that in-
tersected 180th Street further west of the newly proposed intersection. Safety
concerns with this intersection location were identified earlier in relation to poor
sightlines with the existing hill (the high point of 180th is near the southeast cor-
ner of the plat). As a result, city staff worked with Spring Lake to propose an
intersection closer to the top of the hill along the eastern property line of the
site. The developer has also increased tree screening along the eastern edge
of Sunray Boulevard.
Sanitary SewerlWater Mains/Storm Sewer: The majority of utilities are pro-
posed to be located within the public right of way. Outlots are proposed to be
dedicated to the City for the storm water utility line placed along the western
property line as well as the sanitary sewer and water lines placed between Lot
5, Block 1, and Lot 4, Block 2.
Tree Replacement/Landscaping: There are many significant trees on the
site. The tree inventory identified 2,972 significant caliper inches of trees. Up
to 35% of the significant caliper inches may be removed for house pads and
driveways. Any removal above these amounts requires tree replacement at a
rate of/2 caliper inches for each inch removed. The tree inventory pian indenti-
fies 28.23% of the total significant inches to be removed for the housing pads
and driveways.
Fees and Assessment: The development will be subject to all development
fees including trunk utility, park dedication, utility connection fees, a City admin-
istration fee, and a Construction Observation fee at the time Final Plat.
ISSUES: City Staff believes the overall proposed development layout appears appropri-
ate. Since the January 10'" Engineering Dept, memorandum was created the
developer has submitted that attached revised plans and as of the writing of
this report, another formal memorandum has yet t be finalized. However, none
of these revisions will likely impact the overall general design of the proposed
plat. For that reason, if the Planning Commission finds it appropriate, the plat
can be recommend, subject to the following conditions of approval:
1. The developer must obtain the required permits from any other state or lo-
cal agency prior to any work on the site.
2. Revise the plans to address all of the comments in the City Engineering
Staff memorandum dated January 10, 2013.
3. All grading, hydrology and storm water comments must be addressed prior
to any grading on the site.
ALTERNATIVES: 1. Recommend approval of the Preliminary Plat subject to any listed conditions
as identified by the Planning Commission.
2. Table this item to another Planning Commission meeting and provide the
developer with direction on the issues that have been discussed.
3. Recommend denial of the request based on findings of fact.
RECOMMENDED City Staff recommends Alternative #1.
MOTION:
EXHIBITS: 1. Location Map
2. Preliminary Plat Plans
3. City Engineering Staff Memorandum dated January 10, 2013.
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Date: January 10, 2013
To: Community Development and Natural Resources Department
Frorn: Engineering Department — Larry Poppler, City Engineer
Public Works Department — Pete Young, Water Resources Engineer
Subject: Maple GIen 5th -- City Project #12-127
The Engineering and Public Works Departments have reviewed the Preliminary Plat plans for
the subject project with a plan date of December 13, 2012 and we have the following comments.
Bold comments have potential consequence that affects preliminary plat.
General
1. The final plat plans should follow the requirements of the Public Works Design Manual.
2. The note on the grading plans indicate that the underlying topography was provided by
Scott County and field verified by Hedlund Engineering. Please show survey shots on
the existing conditions sheet C-4. Also provide datum and benclmiark information used
for the survey shots and Scott County topographical information to show that these two
sources of topographical information are operating on the same datum.
3. Benchmark information and City Project #12-127 should be shown on all plan sheets.
Platting Comments
1. An additional easement document is needed for lot 1 block, 1 for the temporary cul-de-
sac.
2. Lot numbers do not match between plat and grading plan for blk 2.
Grading Plan
1. Emergency overflow (EOF) paths for all roadway low points should be shown.
Dome elevations should be reviewed to assure that the home elevations are at least
two feet higher than the EOF. Can we reduce the street loin points to eliminate
some of these gutter EOFs?
2. The garage elevation for lot 2 block 5 should be at least 988.2.
3. Review driveway grades for lots 1-5 block 1 as they look to exceed the maximum 10%
standard.
4. Rear yard drainage swales and EOF paths should be sodded and protected prior to the
issuance of building permits. Notes on the plans specifying drainage Swale sodding and
protection should be added.
5. Drainage of lots 1-2 block 4 and lots 1-2 block 5 drain to the property to the east. The
grading plan should be adjusted to carry the drainage to the north to Maple Glen 4"'.
6. A minimum of 10 feet beyond the house pad shall have a slope less than 10:1, please
verify for lots 8 and 10 of blk 2.
Utilities
Phone 952.447.9800 1 I -ax 952.447.42451 m N%v.6tyofpriorla! c.coni
L The drainage path for the back yard areas of lots 1-10 of block 2 exceed the maximum
300 feet. An additional storm sever pipe with a catchbasin inlet should be constructed
behind lots 1,2,9 and 10 of block 2. This pipe must be within an outlot.
2. Please provide a concept plan for the properties east of Sunray Boulevard. Is it
appropriate to place services in S -unsay Boulvard for these properties to the east?
3. Waterrnain looping is important to sustain proper system pressure. Currently all of the
Maple Glen Additions are served by a single watermain connection at Sunray Boulevard
and Highway 13. This can create system pressure issues during peak water -usage times.
It was envisioned that the Golden Pond property would make the connection from
Hickory Shores to Maple Glen 2" d to provide a secondary watermain connection point for
looping. A future connection with Maple Glen 5t1' is planned once properties off
Wedgewood are developed.
Streets
1. This plat introduces a new access point on 180tt' Street. The new location of Sunray
Boulevard creates an offset intersection with Yorkshire Avenue. This offset is not ideal,
however it was a compromise with Spring Lake Township considering the previous
location of Sunray Boulevard and the roadway grade issues on 180"' Street. Since 180t"
Street has low traffic volumes, this offset should not be much of an issue.
2. Lowering the grades on 180tt' Street is part of the work for this project. Additional plan
sheets will be needed to describe the roadway profile, typical section, and impacts to
Yorkshire.
3. The entry radius for the temporary cul-de-sac at the end of Winfield way should be
enlarged as more of a "teardrop" design to provide the ability for large vehicles to
maneuver. The garage could be shifted to the other side of the lot to avoid future
disturbance when the temporary cul-de-sac is removed.
Hydrology
1. Submit a final version of the memo entitled "Maple Glen Ott' Addition: Hydrology
Updates Based on As -Built Conditions". A draft of this memo, dated 1012212012, was
submitted to Pete Young, Water Resources Engineer. The memo outlines the changes
made to the stormwater treatment basin located in this phase and how the project as a
whole will meet other hydrology requirements.
2. Submit a final HydroCAD model report showing the results that were referenced in the
10/22/2012 draft memo.
3. Revise the plan to show all changes to the infiltration basin that were proposed in a
sketch submitted by Randy Hedlund to the City on 1012512012. The basin should be
labeled as a "filtration basin" and additional information for this basin such as planting
medium specifications, sand trench details, pipe inverts, a typical cross section detail, and
final planting plan must be included.
Erosion control and SWPPP
1. Project must meet the requirements the Minnesota General Construction Stormwater
Permit (MNR100001). The following Permit provisions should be added to the plan:
a. Estimated preliminary quantities tabulation anticipated at the start of the project
for the life of the project must be included for all erosion prevention and sediment
control BMPs in the SWPPP. [PIII.A.3.b]
b. The normal wetted perimeter of any temporary or permanent drainage ditch or
swale that drains water from any portion of the construction site, or diverts water
around the site, must be stabilized within 200 lineal feet from the property edge,
or from the point of discharge into any surface water. Stabilization of the last 200
lineal feet must be completed within 24 hours after connecting to a surface water.
[PIII.B.3]
c. Pipe outlets must be provided with temporary or permanent energy dissipation
within 24 hours after connection to a surface water. [PIII.B.4]
d. There shall be no unbroken slope length of greater than 75 feet for slopes with a
grade of 3:1 or steeper. [PIII.C.I.c]
e. Temporary soil stockpiles must have silt fence or other effective sediment
controls, and cannot be placed in surface waters, including stormwater
conveyances such as curb and gutter systems, or conduits and ditches unless there
is a bypass in place for the stormwater. [PIII.C,5]
f. All water from dewatering or basin draining activities must be discharged in a
manner that does not cause nuisance conditions, erosion in receiving channels or
on downslope properties, or inundation in wetlands causing significant adverse
impact to the wetland. [PIII.D.2]
g. All nonfiinctional BMPs must be repaired, replaced, or supplemented with
fhhnctional BMPs within 24 hours after discovery, or as soon as field conditions
allow access. All silt fences must be repaired, replaced, or supplemented when
they become nonfunctional or the sediment reaches 1/3 of the height of the fence.
Temporary and permanent sedimentation basins must be drained and the sediment
removed when the depth of sediment collected in the basin reaches 112 the storage
volume. Drainage and removal must be completed within 72 hours of discovery,
or as soon as field conditions allow access. [PIII.E.4]
h. The Permittee(s) must remove all deltas and sediment deposited in surface waters,
including drainage ways, catch basins, and other drainage systems, and restabilize
the areas where sediment removal results in exposed soil. The removal and
stabilization must take place within seven (7) days of discovery unless precluded
by legal, regulatory, or physical access constraints. The Permittee shall use all
reasonable efforts to obtain access. If precluded, removal and stabilization must
take place within seven (7) calendar days of obtaining access. [PIII.E.4.c]
L If sediment escapes the construction site, off-site accumulations of sediment must
be removed in a manner and at a frequency sufficient to minimize off-site
impacts. [PIII.E.4.f]
j. All infiltration areas must be inspected to ensure that no sediment from ongoing
construction activity is reaching the infiltration area and these areas are protected
from compaction due to construction equipment driving across the infiltration
area. [PIII.E.5]
k. Solid waste must be disposed of properly and must comply with MPCA disposal
requirements. [PIII.F.1]
1. Hazardous Materials (such as oil, gasoline, paint and any hazardous substances)
must be properly stored, including secondary containment, to prevent spills, leaks
or other discharge. Restricted access to storage areas must be provided to prevent
vandalism. Storage and disposal of hazardous waste must be in compliance with
MPCA regulations. [PIII.F.2]
in. External washing of trucks and other construction vehicles must be limited to a
defined area of the site. Runoff must be contained and waste properly disposed
of. No engine degreasing is allowed on site. [PIII.F.3]
n. All liquid and solid wastes generated by concrete washout operations must be
contained in a leak -proof containment facility or impermeable Iiner. A compacted
clay liner that does not allow washout liquids to enter ground water is considered
an impermeable liner. The liquid and solid wastes must not contact the ground,
and there must not be runoff from the concrete washout operations or areas.
Liquid and solid wastes must be disposed of properly and in compliance with
MPCA regulations. A sign must be installed adjacent to each washout facility to
inform concrete equipment operators to utilize the proper facilities. [PIILF.4]
2. Minimum grade for drainage swales and lot grading shall be 2% or greater. Maximum
length for drainage swales shall be 300 feet or a total of eight lots draining to a point, or
as approved by the City Engineer. Backyard drainage structures should be avoided.
Drainage swales shall be graded and stabilized (drainage blanket, seed and mulch, or sod)
prior to the issuance of Building Permits [PWDM PIII.3]. The drainage swale proposed
between Winfield Way and James Court appears to be about 500 feet Iong and partially
drains 10 lots.