HomeMy WebLinkAbout10A Prelim Plat Markley Lake Woods O� p ��+P
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v � 4646 Dakota Street SE
Prior Lake, MN 55372
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CITY COUNCIL AGENDA REPORT
MEETING DATE: JUNE 24, 2013
AGENDA #: 10A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
PLAT TO BE KNOWN AS MARKLEY LAKE WOODS
DISCUSSION: Introduction
Peter Knaeble has submitted a request for approval of a Preliminary Plat to be
known as Markley Lake Woods. The property is located on a 23.5 acre site lo-
cated northeast of the intersection of CSAH 21 and Fish Point Road, south of
the Cardinal Ridge residential development area, and east of the proposed Ea-
gle Creek Estates Plat. The development plan calls for a residential develop-
ment 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.
Topoqraphv: This site has a varied topography, with elevations ranging from
893' MSL at its lowest point to 930' MSL at its highest point.
Veqetation: The site is primarily wooded with a number of significant trees.
Wetlands: Two wetlands exist along the western edge of the site with the south-
eastern wetland connected to Markley Lake. The site is subject to the provisions
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, southwest
of the site. Water services will be available from the extended proposed services
in Markley Lake Drive and Mount Curve Boulevard.
2030 Comprehensive Plan Desianation: This majority of the property is desig-
nated for Urban Low Density Residential (R-LD) uses on the 2030 Comprehen-
sive Plan Land Use Map. A 3.58 acre area south of Markley Lake is designated
for Planned Industrial (I-PI) uses.
Zonin : Separate areas of the development site are zoned R-1 (Low Density
Residential) and I-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 single
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 two outlots, one for flood storage of the lake and one
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 mini-
mum 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.
Imaervious Surface: The maximum impervious surface coverage for each indi-
vidual residential lot within the Markley Lake Shoreland District is 30% of the total
lot area as required by the Shoreland Ordinance. The maximum impervious sur-
face for the future industrial lots is 75% of total lot area.
Densitv: 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 / 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, staff has expressed a desire to
create a public trail along the northern shores of Markley Lake. This desire was
outlined in the City's Master Park Plan in 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 into the street area
at the north and south ends of the residential area to connect to the City's envi-
sioned trail system. The Developer cites the impact that a public trail along the
lake would have on property values and grading impacts as the reasons for this
proposal. City staff supports a trail near the shores of Markley Lake in order to
satisfy the intent of the City's community trail system plans.
2
The Planning Commission and Parks Advisory Committee view the location of
this trail location near the shoreline as challenging; however, as is representative
of other trails in the community, an 8 foot bituminous trail could be placed to min-
imize significant tree impacts and grading modifications.
Streets: The Developer proposes construction of Markley Lake Drive, Markley
Lake Court, and Mount Curve Boulevard as 28 foot public streets.
Gradinq: Significant grading is required for the project. The Developer has re-
vised the original proposed plans to address a large number of the grading issues
for the site; however, as identified in the Engineering Staff memorandum, addi-
tional grading comments will need to be addressed prior to construction.
Sanitarv Sewer/Water 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 property
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 developer
has been in contact with City Staff regarding their design of the system.
In addition, the Developer proposes construction of a pond area south of Markley
Lake which would provide additional flood storage capacity for the lake. Markley
Lake is a landlocked basin which has a higher fluctuation in water elevation de-
pending on seasonal conditions. As a result the City believes ponding areas de-
signed to accommodate the potential flood waters for the lake would ensure bet-
ter flood protection for other lakeshore properties particularly in the low level ar-
eas east of Markley Lake. Similar to the nearby Welcome Avenue future storm
water ponding site, this area, designated for industrial zoning, has little potential
for development and grading of the area would require a variance to allow grading
within a bluff impact zone.
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 impervious sur-
face in the street, reduce tree impacts, and increase the lake setback for the po-
tential building pad of Lot 12. While no 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. In April 2013, the Planning Commission approved lot width
variances to allow this possible plat modification conditioned upon approval of
the preliminary plat.
Tree Replacement/Landscapinq: 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'h caliper
inches for each inch removed. The Developer proposes to remove 45% of the
non-exempt trees located on-site; however, due to the saving of a large number
of heritage trees the developer will require no tree replacement per the Tree
3
Preservation Ordinance. The Developer does propose two front yard trees per
residential lot in accordance with the City's Landscaping Ordinance.
Fees and Assessment: The development will be subject to all development fees
including trunk utility, park dedication, utility connection fees, a City administration
fee, and a Construction Observation fee at the time Final Plat.
ISSUES: The developer has met with City staff to discuss the comments as outlined in
the City Staff memorandums. City Staff believes the overall proposed develop-
ment layout appears appropriate, and recommends approval of the Preliminary
Plat subject to the following conditions of approval:
1. The developer must obtain the required permits from any other state or local
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 June 14, 2013.
3. Revise the plans to address all of the comments in the City Community &
Economic Development Department memorandum dated June 17, 2013.
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 grading,
topsoil, turf establishment and construction of any proposed trails to the spec-
ifications provided by the City.
6. Include a public trail along the shoreline of Markley Lake.
ALTERNATIVES: 1. Approve the Preliminary Plat subject to any listed conditions as identified by
the City Council.
2. Table this item to another City Council 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 May 29, 2013.
3. City Trail Master Park Plan
4. City Engineering Staff Memorandum dated June 14, 2013
5. City Community Development Staff Memorandum dated June 17, 2013
4
O � PRIp�
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4646 Dakota Street SE
'�INxsso'� Prior Lake, MN 55372
RESOLUTION 13-xxx
A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS MARKLEY LAKE WOODS
Motion By: Second By:
WHEREAS, Peter Knaeble, developer, has submitted an application for a Preliminary Plat to be known
as Markley Lake Woods; and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on March 18, 2013 to
consider the proposed Preliminary Plat; 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 Ordinance; and
WHEREAS, All persons interested in the proposed Preliminary Plat were afforded the opportunity to
present their views and objections related to Markley Lake Woods for the record at the
public hearing conducted by the Planning Commission; and
WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat
on June 24, 2013; 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 City Council has the authority to impose reasonable conditions on a Preliminary Plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporatetl herein.
2. The Preliminary Plat is hereby approved subject to the following conditions:
a) The developer must obtain the required permits from any other state or local agency prior to any
work on the site.
b) Revise the plans to address all of the comments in the memorandum from the City Engineering
Department dated June 14, 2013.
c) Revise the plans to address all of the comments in the memorandum from the City Community &
Economic Development Department dated June 17, 2013.
d) All grading, hydrology and storm water comments must be addressed prior to approval of a grading
permit for the site.
e) As part of the park development, the developer is responsible for any grading, topsoil, turf
establishment and construction of any proposed trails to the specifications provided by the City.
fl A public trail shall be added near the shoreline of Markley Lake within an easement or outlot.
1
PASSED AND ADOPTED THIS 24TH DAY OF JUNE, 2013.
YES NO
Hedber Hedber
Keene Keene
McGuire McGuire
Morton Morton
Souku Souku
Frank Boyles, City Manager
2
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Memo
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Date: June 14, 2013
To: Community and Economic Development
From: Engineering Department — Larry Poppler, City Engineer
Public Works / 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 plan revision date of May 22, 2013 and we have the
following comments. Comments highlighted in bold text are of particular concern:
General
1. Provide survey sheet that includes all spot elevations shot for this project.
2. A trail around Markley Lake has been envisioned by the community as shown in the
Comprehensive Plan. Trail should be shown accordingly on the plans.
3. The street connections for this plat require that the adjacent Eagle Creek Estates be
constructed first.
Grading
1. Plan sheets should show construction limits/property limits. It is difficult to decipher the
endpoints of this project. Tie in points with Eagle Creek Estates Development should show
the true grades as these are the grades onsite. The plans right now did not show the
proposed tying into anything.
2. Show wetland buffer and wetland buffer signage on the plans. Setbacks from wetlands
must be checked to verify distance requirements.
3. Provide house style detail drawings. Additional details are required in accordance with
SWPPP, please see Erosion section of comments.
4. Please verify that proposed grades for Lot 10 Blk 1 will contain stormwater between
property lines and not direct flow into neighboring property (front yard). If flow is into
adjacent property, easement will be required. Provide driveway grades for Lots 10-11
Blkl. It appears that these lots can be raised to promote drainage and a different house
style.
5. Extend 908 contour at Lot 19 Blk 1 to tie into existing.
6. Grading plan shows numerous areas that are 2:1 or 3:1. Maintained areas should be 4:1
and unmaintained allowed to be 3:1. Slopes greater than 3:1 will need to be approved by
City Engineer. Example areas include end of cul-de-sac of Markley Lake Drive, Lots 24
Phone 952.447.9800 / Fa�c 952.447.4245 / www.cityofpriorlake.com
& 26 Blk 1, Lots 3-7 Blk 1. If these area are to be unmaintained, please note on the plans.
Sideyards with greater slopes should also be verified they will work in the field.
7. Wetlands will be impacted by this development. Provide wetland mitigation
documentation and show wetland mitigation areas on the plans as a hatch. Show wetland
buffer area as hatch.
8. Linetype for silt fence/grading limit does not match those used on the plans.
9. Revise location of drainage swale within Blk 2 to be placed along back lot lines. What is
the intent of rectangular shape for lot 4? If an easement is to be placed between the two
areas, this would be impractical and not ideal. Also, can this area be revised to provide
legibility of grading plans? There seems to be a cluster of lines that makes timely review
difficult.
10. Grading notes calls for drainage paths to be sodded and protected after grading activities.
These areas should be called out on the plans. Same for EOFs. Please also provide flow
arrow/directions for all EOF paths.
11. The lowest opening for lot 26 block 1 should be 908 or two feet above the 906 EOF
elevation.
Utilities
1. Revisions to storm sewer for Eagle Creek Estates should also be updated for Markley
Lake Woods plans.
2. Storm sewers are shown approaching or crossing property lines, please revise.
3. Utility notes calls for 6" sanitary sewer service, City standard requires only 4" for
residential service.
4. All watermain should be 8" ductile iron pipe.
Streets
1. Provide geotechnical analysis report for soil borings in the project area. Show soil boring
locations on all plan sheets
Hvdrologv and Storm Sewer
1. The applicant has stated that certain landlocked basins should not be classified as
landlocked. Please submit information supporting this statement. The supporting
information should be in the form of a report with enough detail to definitively prove that
certain existing basins are either landlocked or directly connected to Markley Lake.
2. The proposed flood storage mitigation area will need to be revised based on information
contained in the updated Markley Lake Study. A variance is required for work in this
area. Requested upsizing will be the responsibility of the city. The applicant is currently
working 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
construction of the proposed infiltration bench. Requirements and recommendations for
infiltration basins laid out in the Minnesota Stormwater Manual shall be followed. This
information should be included in the plan sets for this development and Eagle Creek
Estates. The installation of Basin G must be coordinated with the development of Eagle
Creek Estates.
Erosion and Sediment Control (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. All NPDES and PWDM erosion and sediment control requirements apply to this project.
Some required SWPPP elements are included in the plan set. Notes reference a"detail
sheet" that includes general grading notes and SWPPP notes, but this sheet was not
included with the plan set. Please update the plans or provide a separate SWPPP
document that includes the standard NPDES SWPPP information (a list of these
requirements was provided with the previous review memo).
O � PRIp�
E+� � u �,
Memo
�a,�s��'
Date: June 17, 2013
To: Pete Knaeble, Terra Engineering
From: Jeff Matzke, Planner
Subject: MARKLEY LAKE WOODS Preliminary Plat
City Project #13-103
The Community & Economic Development Department has reviewed the Preliminary Plat for
the subject project with a revised plan date of May 22, 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.
Preliminarv Plat
1. Lots 10, 11, & 12, Block 1 received approval for a variance from lot width requirements
with resolution 13-03PC. Note this on plans.
Tree Preservation Plan / Landscape Plan
1. Indicate potential proposed location of 321" of replacement trees on site.
Phone 952.447.9800 / Fax 952.447.4245 / www.ciryofpriorlake.com