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Home My WebLink About4A Markley Lake Woods Preliminary Plat4646 Dakota Street SE Prior Lake. MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MARCH 18, 2013 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: A PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLAT TO BE KNOWN AS MARKLEY LAKE WOODS DISCUSSION: Introduction Peter Knaeble has submitted request for approval of a Preliminary Plat to be known as Markley Lake Woods. The property is located on a 23.5 acre site located northeast of the intersection of CSAH 21 and Fish Point Road, south of the Cardinal Ridge residential development area, east of the proposed Eagle Creek Estates Plat. The development plan calls for a residential development consisting of 38 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 23.5 acres. Topociraphy: This site has a varied topography, with elevations ranging from 893' MSL at its lowest point to 930' MSL at its highest point. Vegetation: The site is primarily wooded with a number of significant trees. Wetlands: Two wetlands exist along the western edge of the site with the sou- theastern wetland connected to Markley Lake. The site is subject to the provi- sions of the State Wetland Conservation Act. Access: Access to this property will be through the proposed Eagle Creek Es- tates development from extensions of two proposed streets, Markley Lake Drive and Mount Curve Boulevard. Utilities: Sewer services will be available from the existing lift station, south- west of the site. Water services will be available from the extended proposed services in Markley Lake Drive and Mount Curve Boulevard. 2030 Comprehensive Plan Designation: This majority of the property is des- ignated for Urban Low Density Residential (R -LD) uses on the 2030 Compre- hensive Plan Land Use Map. A 3.58 acre area south of Markley Lake is desig- nated for Planned Industrial (I -PI) uses. Zoning: Separate areas of the development site are zoned R-1 (Low Density Residential) and 1-1 (General Industrial). Shoreland: The entire site is located within the Shoreland District for Markley Lake, a Recreational Environment Lake. As such, the property is subject to the Shoreland requirements listed in Section 1104 of the Zoning Ordinance. PROPOSED PLAN The development plan calls for a residential development consisting of 38 sin- gle family homes and 3.58 acres of industrial designated property. Lot Sizes: The residential lots are proposed with an average lot size of 17,562 square feet and a minimum lot size and width of 12,000 square feet and 86 feet in width respectively with the exception of Lots 10-12, Block 1 (see alternate cul-de-sac category). The proposed lots will meet the minimum lot size and width requirements of the R-1 (Low Density Residential) Zoning District. The industrial area is being proposed as an outlot which, in the future, will likely be added to other industrial areas which front along Welcome Avenue. 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. The minimum required setbacks for the future platted industrial lots is 30 foot front yard, 10 foot side yard, 15 foot rear yard, and 30 foot side yard abutting a street. Impervious Surface: The maximum impervious surface coverage for each individual residential lot within the Markely Lake Shoreland District is 30% of the total lot area as required by the Shoreland Ordinance. The maximum imper- vious surface for the future industrial lots is 75% of total lot area. Density: Density of the residential development is based on the residential net area of the site, which is 14.57 acres. The density of the residential area of the development is 2.6 units 1 acre. Parks/Trails: The developer proposes to dedicate approximately 0.25 acres of parkland into the City's public park system. Any remaining parkland dedication required by City Ordinance (10% of net acreage) that is not satisfied through land dedication is proposed to be satisfied with a cash payment into the City park fund. As identified in the City comment memorandums, the City has expressed a de- sire to create a trail along the northern shores of Markley Lake. This desire was outlined in the City's Master Park Plan as part of the 2030 Comprehensive Plan. Rather than propose a trail system along the north shore of Markley Lake at the rear of the lakeshore lots, the Developer proposes trail connections to the both at the north and south ends of the residential area to connect to the City's envisioned trail system The Developer cites the impact that public trail along the lake would have on property values as the reason for this proposal. In accor- dance with the 2030 Comprehensive Plan, City Staff supports this trail as needed in order to satisfy the intent of the City's community trail system plans. Streets: The Developer proposes construction of Markley Lake Drive, Mark- ley Lake Court, and Mount Curve Boulevard as 28 foot public streets. Grading: Significant grading is required for the project. The Developer has revised the original proposed plans to address a large number of the grading issues for the site; however, as identified in the Engineering Staff memoran- dum, additional grading comments will need to be addressed prior to construc- tion. Sanitary SewerfWater Mains/Storm Sewer: The hydrology and storm water design of the site is challenging given the site is located within the Markley Lake watershed area, a landlocked basin. The developer is working with the proper- ty owners of the Eagle Creek Estates development to the east on a common storm water plan to help achieve an overall more efficient design of the storm water system for development of the entire area east of Markley Lake. The de- veloper has been in constant contact with City Staff regarding their design of the system. Alternative Cul-de-sac: The Developer is recommending a separate cul-de- sac design at the northeast corner of the development (see attached alternative cul-de-sac design plan). Under the alternative design the cul-de-sac of Markley Lake Drive would be shortened to decrease unnecessary grading and imper- vious surface in the street, reduce tree impacts, and increase the lake setback for the potential building pad of Lot 12. While change in the overall number of lots or residential density would occur as a result of the alternative design, the lot width for Lots 10, 11, and 12 of Block 1 would be reduced to 32 feet, 48 feet, and 74 feet respectively. If the Planning Commission believes the alternative design is desired, direction to the Developer should be given to pursue a possi- ble variance approval through a separate process. City Staff would then rec- ommend that the condition of approval of the lot width variances be added as a condition of approval of the Preliminary Plat if the alternative cul-de-sac design is pursued. Tree Replacement/Landscapinn: There are many significant trees on the site. The tree inventory identified 11,600 significant caliper inches of trees on the site including 554 inches of significant heritage trees. Up to 35% of the non-exempt significant caliper inches may be removed for house pads and driveways. Any removal above these amounts requires tree replacement at a rate of Y2 caliper inches for each inch removed. The Developer proposes to remove 45% of the non-exempt trees located on-site; however, due to the sav- ing of a large number of heritage trees the developer will require no tree re- placement per the Tree Preservation Ordinance. The Developer still proposes two front yard trees per residential lot in accordance with the City's Landscap- ing Ordinance. 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: The developer has met with City staff to address the comments as outlined in the City Staff memorandums. City Staff believes the overall proposed devel- opment layout appears appropriate, and recommends approval of the Prelimi- nary Plat 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 February 22, 2013. 3. Revise the plans to address all of the comments in the City Community & Economic Development Department memorandum dated February 21, 2012. 4. All grading, hydrology and storm water comments must be addressed prior to any grading on the site. 5. As part of the park development, the developer is responsible for any grad- ing, topsoil, turf establishment and construction of any proposed trails to the specifications provided by the City. 6. If the alternative cul-de-sac design of Markley Lake Drive is pursued by the Developer, variances from the minimum lot width of Lots 10-12, Block 1 must be acquired through a separate variance approval process. 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. RECOMMENDED City Staff recommends Alternative #1. MOTION: EXHIBITS: 1. Location Map 2. Preliminary Plat Plans dated February 12, 2013 3. City Trail Master Park Plan 4. Alternative Cul-de-sac design drawing 5. City Engineering Staff Memorandum dated February 22, 2012 6. 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LOT 12 CAN BE 20' FURTHER FROM LAKE EDGE ALLOWS GRADING A 3s1 SLOPE VS. A 2s1 SLOPE NO INCREASE IN LOT COUNT DISADVANTAGES: 3 MIN. LOT WIDTH VARIANCES Date: February 22, 2013 To: Community Development and Natural Resources Department From: Engineering Department — Larry Poppler, City Engineer Public Works I Natural Resources Department — Pete Young, Water Resources Engineer Subject: Markley Lake Woods (Project #13-103) The Engineering Department and Public Works/Natural Resources Department have reviewed the preliminary plat for the subject project with a draft plan date of February 11, 2013 and we have the following comments. Comments highlighted in bold text are of particular concern: General 1. The final plat plans should follow the requirements of the Public Works Design Manual. 2. Permits from the Met Council, Minnesota Pollution Control Agency, and Department of Health are needed. 3. Show approximate location of all existing private utilities and public utilities. 4. Show front/side/rear yard casements on all plata sheets. 5. All plans should be drafted according to the City of Prior Lake layer system. A digital copy of the plans in pdf or of format is required prior to construction. All drawings should use the Scott County Coordinate System. 6. Provide survey sheet that includes all spot elevations shot for this project. Include datum information on the sheet. 7. A trail around Markley Lake has been envisioned by the community. Trail should be shown accordingly on the plans. 8. The street connections for this plat require that the adjacent Eagle Creek Estates be constructed first. 9. The street frontage of Lot 10, block 1 does not look to be of sufficient width. Gradin 1. Due to EOF elevations, several home sites should be elevated to provide the required 2 feet separation from the EOF elevation. These lots include: Lot 11 blockl, Lot 12, block 1, lot 26, block 1. It is undetermined if additional home sites require elevation as the information for wet basin F is not provided. 2. Proposed elevations at the connection points with the Eagle Creek Estates development should be evaluated. Phone 952.447.9800 1 Fax 952.447.4245 / iAAv%v.cityofprioilak-c.com I The EOF for wet basin G appears to be incorrect. 4. Contours for lots 25 and 26 place swales close to the home pads, Revise grades to move swales back at least 10 feet from the pads. 5. Show wetland buffer and wetland buffer signage on the plans. Setbacks from wetlands must be checked to verify distance requirements. 5. Wetlands will be impacted by this development. Provide wetland mitigation documentation and show wetland mitigation areas on the plans as a hatch. 7. Linetypes on the plans do not match the legend. 8. Backyard drainage swales exceeding 300 feet or draining over 8 lots require storm sewer piping and corresponding outlots. Please review backyard drainage swales throughout the plat as some could be eliminated by changing the grading or changing the house styles. 9. Any backyard drainage paths or EOF locations must be sodded and protected at the conclusion of grading activities. Provide notes indicating that this protection is needed. 10. Show top and bottom wall elevations on the grading plan. 11. Show lot corner elevations. 12. Show double row of silt fence for areas that drain to Markley Lake and wetlands. 13. Show appropriate easement for all EOF paths, 14. Show outlet elevation, emergency overflow elevation, NWL and HWL for ponds and OHWL for water bodies. 15. Provide tree plan that shows the proposed grades and significant tree locations. 16. For lots draining to sideyards, provide breakpoint (highpoint) to direct stormwater towards desired areas. 17. Provide additional proposed contours for Lots 13-18. The grading limit would need to be revised to tie into existing grades. Utilities I . Storm sewer is shown directing drainage along Markley Lake Drive and then discharging to the south on the property to the west. Coordination with the adjacent developer on the grading of the pond is required. 2. Utility linetypes should match the legend. 3. Watermain on Markley Lake Drive and on Mount Curve Blvd should be 8" watermain. Streets 1. Provide geotechnical analysis report for soil borings in the project area. Show soil boring locations on all plan sheets H_VdrologV and Storm Sewer No updated storinwater management report or supporting information has been submitted. City comments will be provided after the information is submitted. All typical PWDM requirements will apply. 2. The proposed flood storage mitigation area will need to be revised based on information contained in the updated Markley Lake Study. Requested upsizing will be the responsibility of the city. Please work with Pete Young, Water Resources Engineer, to complete the design of this feature. 3. Include additional details for Basin G, including information on the design and function of the proposed infiltration bench. Requirements and recommendations for infiltration basins laid out in the MN Stormwater Manual shall be followed. Provide information on measured infiltration rates at the location of the proposed infiltration features. SWPPP 1. An NPDES Construction site permit will be required for this project. The City must approve the associated SWPPP prior to grading permit approval. 2. No updated SWPPP information has been submitted. City comments will be provided after the information is submitted. All typical NPDES and PWDM requirements apply. Memo �`�FNNESo�A Date: February 21, 2013 To: Pete Knaeble, Terra Engineering Fioln: Jeff Matzke, Planner Subject: MARKLEY LAKE WOODS Preliminary PIat City Project #13-103 The Community & Economic Development Department has reviewed the Preliminary Plat for the subject project with a revised plan date of February 11, 2013 and we have the following comments: General 1. Along with future Final Plat application, provide City with draft warranty deeds for all outlot areas to be dedicated to the City according to Ordinance 1004.604. A recorded copy of the deeds shall be delivered to the City after recording of the final plat. 2. Outlots -- Outlots D and E should not be identified as parkland but rather as public dedicated outlots. Parks Dept, is investigating further the likelihood of a trail connection through proposed Outlot H. Otherwise this outlot could be eliminated and the area can be added to the adjacent private lots. 3. Will Outlot G be platted at a later stage under a separate Final Plat application or will it be created as a lot as part of the Markley Lake Woods plat? If the latter, indicate lot as a proposed Lot/Block #. Preffininarti Plat 1. Identify the following items in notes: a. Net Area (Net area — Gross Area minus outlots for ponding, wetlands, utilities and Fish Point Road right-of-way), Parkland dedication is 10% of net area, and development fees are based on net area. 2. Lots 10, 11, & 12, Block 1, meet standards on alternate cul-de-sac plan. The City recommends the use of this design proposal. 3. Are any subdivision monument signs proposed at this time? If so indicate location and provide spec detail rendering ofsign(s) with dimensions. Tree Preservation Plan / Landscape Plan 1. 4 trees are required per lot on corner lots (Lot 7, Block 1 & Lot 7, Block 2). 2. Specify proposed tree species for landscape trees. Phone 952.447,9800 / Fax 952.447.42451 %%,wA v.cilyofpriorlake.eom