HomeMy WebLinkAbout4A Bluffs of Shady Beach D�t I'R lp,�'
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cj � 4646 Dakota Street SE
Prior Lake, MN 55372
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PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JULY 1, 2013
AGENDA #: 4A
PREPARED BY: JEFF MATZKE, PLANNER
AGENDA ITEM: A PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A
PRELIMINARY PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAT
TO BE KNOWN AS THE BLUFFS OF SHADY BEACH
DISCUSSION: Introduction
Copper Creek Development has applied for approval of a preliminary Planned
Unit Development (PUD) and approval of a Preliminary Plat to be known as the
Bluffs of Shady Beach. The property is located south of County Highway 42
between Shady Beach Trail and Aspen Ave. The applications include the
following requests
• Request for approval of a Planned Unit Development
• Request for approval of a Preliminary Plat to be known as the Bluffs of
Shady Beach
Hi StOry
On May 20, 2013 the Planning Commission authorized City Staff to accept a
Planned Unit Development application for consideration on this site in
accordance with Section 1106.601 of the Zoning Ordinance.
Current Circumstances
The proposal calls for a subdivision of the property into 22 lots and 2 outlots for
the development of single family homes sites.
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 site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site area consists of 8.01 acres.
Toaos�raahv: This site has varied topography, with elevations ranging from
980' MSL near northeast corner of the property to 824' MSL at the southeast
corner of the property near Shady Beach Trail.
Ves�etation: The site is primarily wooded. The project is subject to the Tree
Preservation Section of the Zoning Ordinance.
Wetlands: No wetlands exist within the site.
Access: Access to the site can be gained from Aspen Avenue and Ridgeview
Trail to the north, Meadow Avenue to the east, and from Shady Beach Trail to
Phone 952.447.9800 / Fax 932.447.4245 / www.cityofpriorlake.com
the south.
2030 Comarehensive Plan Desis�nation: This property is designated for Low
Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zonins�: The site is currently zoned R-1 (Low Density Residential). The
density for the proposed plat is approximately 2.7 units per acre.
PROPOSED PLAN
Lots: The plan calls for 22 lots to be constructed with a single family homes.
The lots range in size from 8,750 square feet to 31,027 square feet with an
average lot size of 12,996 square feet.
Setbacks: The plat proposal meets the R-1 Zoning District structure setbacks
as shown on the following table:
Structure Setbacks Standard
R-1 re uirement
Front 25'
Side 10'
Side Yard Abuttin a Street 25'
Rear 25'
Imaervious Surface: The impervious surface maximum coverage of 30% of
the total lot area would be applicable for the single family lots.
Streets: The plat proposes street connections, including a northwesterly
connection to Ridgeview Trail and Aspen Avenue, and a southeasterly
connection to Shady Beach Trail; a cul de sac extends northeasterly into the
site. The City prefers a full street connection between Shady Beach Trail and
Aspen Avenue for the following reasons: 1. Ridegeview Trail provides another
connection for emergency services (Police, Fire, and Medical) which can affect
response time. 2. Shady Beach Trail is a long street with only two points of
ingress and egress. These ingress and egress points are almost s/4 of a mile
apart. This connection provides for traffic dispersion from the neighborhood.
3. Provides another option for traffic during road repair or other roadway
closures. 4. Street maintenance is more easily perFormed with through street
connections. 5. Typical roadway grid includes connections between 500 —
800 feet apart.
In addition, the second connection to the Ridgeview Trail (north) should also be
made for many of the same reasons. The grades would facilitate the
connection.
Sanitary Sewer/Water Mains: Sanitary sewer service for the development is
proposed to connect to the existing sanitary sewer main under Shady Beach
Trail right-of-way. Water main connections are proposed to the existing water
mains in the Shady Beach and Ridgeview Trail right-of-way under the
proposed street connections. A connection to Ridgeview (north) is
recommended to provide looping of the system.
Stormwater: Two main stormwater features are planned with the
development. An infiltration basin is proposed at the northern end of the site to
take drainage from a portion of the development site as well as uphill areas
that currently receive no stormwater treatment before being discharged to Prior
Lake. The project also proposes a future pond area at the southern end of the
site along Shady Beach Trail which would not only capture drainage from a
portion of the proposed development, but also could be sized to allow for future
stormwater utilization when Shady Beach Trail is reconstructed. The developer
should provide additional calculations showing how the outlet pipe from the
future pond will be routed and how much stormwater capacity will be provided
to the City in the future pond.
Tree Removal/Landscaae alan: The tree inventory identifies over 7,700
caliper inches of significant trees on the site. The developer is allowed to
remove up the 35% of the significant trees without a replacement requirement
for the private lot development. Removals in excess of this percentage for
private lot development do require replacement at a 50% ratio of each inch
removed. The tree preservation plan identifies 692 inches of replacement
required for the project. In addition, the Subdivision Ordinance requires two
front yard subdivision trees per lot (4 for corner lots). The developer is
required to submit a landscape plan design which satisfies both the tree
replacement and landscape ordinance requirements.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication, trunk street and utility service
charges, and utility connection charges.
ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and
standards allowed under a PUD. The PUD provisions offer maximum flexibility
in many areas, some of which include such aspects as setbacks, building
heights, and densities. In return additional public benefits to the community
must be presented that a standard development would not require. Such
benefits may include but are not limited to the following:
(1) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance;
(2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses;
(3) Create a sense of place and provide more interaction among people;
(4) Increase economic vitality and expand market opportunities;
(5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
(6) Increase transportation options, such as walking, biking or bussing;
(7) Provide opportunities for life cycle housing to all ages;
(8) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost;
(9) Enhanced incorporation of recreational, public and open space components
in the development which may be made more useable and be more suitably
located than would otherwise be provided under conventional development
procedures. The PUD district also encourages the developer to convey
property to the public, over and above required dedications, by allowing a
portion of the density to be transferred to other parts of the site;
(10) Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to,
steep slopes, wetlands, and trees. Where applicable, the PUD should also
encourage historic preservation, re-use and redevelopment of existing
buildings;
(11) High quality of design compatible with surrounding land uses, including both
existing and planned.
The developer is requesting modifications to the minimum lot width (86 feet
standard) and minimum lot areas (12,000 sq. ft. is standard) for the single
family lots, as well as minimum lot depth for double frontage lots. The corner
lot standard requirements are 20% larger than the minimum lot width and size
requirements. 18 of the 22 lots would require PUD approval of modifications
below the lot size requirement, and the average proposed lot is 15% below the
standard lot size requirement.
Also, the subdivision ordinance requires lots which have front and rear frontage
on a street to have increased depth of 160 feet. The purpose of this
requirement as stated in Subdivision Ordinance 1104.309 is "to allow space for
screen plantings and/or buffering along the back of the lot." In this case, the
developer is proposing to preserve the existing trees and vegetative slope
along Shady Beach Trail at the back of Lots 11-18. City Staff believes this
preservation of existing vegetation will meet the intenf of this double frontage
buffering provision.
The PUD benefits which the developer is proposing include additional storm
water features in the construction of an infiltration basin to not only
accommodate the storm water drainage from the project site but also currently
untreated storm water drainage from uphill areas north of the site. Also the
developer is proposing a pond to be located at the south end of the site which
will allow for storm water rentetion storage for a future reconstruction of the
Shady Beach Trail roadway corridor. The City would otherwise be required to
provide storm water ponding along the corridor through possible acquisition of
easement areas on private property at the time of the street reconstruction.
The Developer has met with City staff to discuss comments identified during
the City Staff review of the project plans. As noted in the attached staff
memorandums from the Engineering and Community & Economic
Development Departments, the developer must refine the plans to asswre
compliance with the Public Work Design Manual requirements and City
Ordinances. City Staff requests that additional information be submitted to
evaluate the amount of storm water benefit which is being proposed over and
above the storm water requirements for the site. Therefore, the staff would
recommend tabling the discussion of the item to a future Planning Commission
meeting.
The developer is submitting a revised development layout to City Staff for
discussion at the meeting. City Staff intends to provide brief comments
regarding the revised development layout at the meeting.
ALTERNATIVES: The Planning Commission has the following alternatives:
1. Recommend approval of the PUD and the Preliminary Plat subject to the
conditions 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 1. A motion and second to recommend tabling discussion of the item to a
MOTIONS: future Planning Commission meeting.
EXHIBITS: 1. Location Map
2. Bluff of Shady Beach Development Plans
3. Engineering Dept. Memorandum dated 6-13-13
4. Community Development Dept. Memorandum dated 6-13-13
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Memo
Date: June 13� 2013
To: Community and Economic Development
From: Engineering Department — Larry Poppler, City Engineer
Public Works Department — Pete Young, Water Resources Engineer
Subject: Bluffs of Shady Beach — DEV-2013-0007B
'The Engineering and Public Works Departments have reviewed the Preliminary Plat plans for the
subject project with a plan date of May 31, 2013 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 Developer must obtain a11 regulatory agency permits and approvals prior to
construction, including but not limited to those from the MPCA, DNA, Army Corps of
Engineer, Prior Lake/Spring Lake Watershed District, Met Council, MN Department of
Health, and etc.
3. Please show survey shots and spot elevations on the existing conditions sheet.
4. Benchmark information and City Project #DEV-2013-0007B should be shown on all plan
sheets.
5. Provide note on plans stating working hours are M-F 7am-7pm and 8am-Spm Saturdays.
Plat
1. Provide outlot for storm sewer alignment from basin to Shady Beach Trail.
Gradin� Plan
1. Show EOF, EOF elevation, and flow path on the grading plan.
2. Provide house style details with the grading plan.
3. Show rock construction entrances on the plans.
4. Show construction limits.
5. Show lot corner elevations on the grading plan.
6. Maximum slopes for maintained areas shall be 4:1. 3:1 slopes are allowed for
unmaintained areas. Areas proposed to be greater than 3:1 will need approval of City
Engineer. Numerous backyard areas are shown greater than 4:1 (maintained), please
revise.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
7. Delete "future pond" label for pond on Shady Beach Trail as this pond is being used by
this development.
8. Connect proposed contours at street.
9. Provide top and bottom elevations for retaining wall at Lot 11 Blk 2. Walls 4' or greater
in height shall be designed by a MN PE, need a building permit, and contain a fence. Please
see additional requirements in Public Works Design Manua1
10. Swale located behind Lots 2-4 Blk 1 should be contained within an easement. Rear yard
drainage swales 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 (label
areas).
11. Provide 10' pad that that has a slope of 10:1 for Lot 9 Blk 1.
12. Provide driveway slopes on the grading plan. Slopes shall be between 2-10%.
13. Provide additional contour/e�sting topo information for property west of "future pond".
14. Show the outlet elevations, HWL for ponds and OHWL for water bodies based upon the
hydrology of the site as analyzed following the requirements of "Hydrology Rules".
15. Maintenance access will be needed for basins, steep grades within Outlot A would propose
a challenge.
16. Proposed grades for Lots 11-18 Blk 2 would concentrate drainage flows between house
pads and direct the concentrated flows down to Shady Beach Trail. This may cause slope
erosion issues that will impact downstream properties. It is recommended that grades
should be revised to direct storm water to drain towards Shady Beach Circle and revised
grades between lots and backyards to promote sheet flow.
Utilities
1. Detailed utility review will take place during final plat submittal when plan and profile
sheets are provided.
2. Provide connection to existing watermain on eastern stub street located off of Aspen
Avenue.
3. Please note pre and post televising of sanitary sewer impacted by grading will be required.
4. Utility note for sanitary service should be revised to 4" instead of 6".
5. Utility note for water service should be revised to be 1" Type K copper.
6. Service connections are not allowed in sanitary sewer structures.
7. Additional storm water should be routed to "future pond" to eliminate depth of storm
sewer and structure in cul-de-sac. The storm sewer structure is currently show with
a depth of 22', please reduce depth (12' or less would be preferred).
8. Environmental manholes with a 3' sump that is road accessible shall be required prior to
discharge to any water body.
9. Minimum storm sewer pipe shall be 15".
Streets
1. Detailed street review will take place during final plat submittal.
2. Provide connection to eastern stub street on Aspen Avenue to provide a thru street.
Hvdrolo�v
1. More information is needed to determine how the "future pond" will function. It must
be designed to prevent adverse downstream impacts. The application states that this
pond could provide capacity for future stormwater management projects, but there
is not enough information to determine if this pond will provide future capacity.
Considering the PUD benefits, this information is critical.
2. Additional information is needed for the outlet structure/pipe and outlet pipe routing
beyond the property.
3. A minimum of two soil borings or infiltration tests are needed within the footprint of the
proposed infiltration basin so that the proposed infiltration rate can be verified.
4. Submit design information for the infiltration basin consistent with Minnesota Stormwater
Manual recommendations and requirements.
5. All sites must consider the use of curve number reductions as a portion of the volume
control requirement. Methods include tree plantings, native grass buffers, porous
pavements, impervious disconnections, green roofs, constructed wetlands, and soil
amendments. Credits are given on an area basis and are outlined in the PWDM, PIII.4.
Erosion control and SWPPP
1. Steep slopes adjacent to the infiltration basin are cause for concern. Additional
erosion and sediment control measures must be noted on the plans. Double row silt
fence should be shown down gradient of slopes 4:1 or greater. Erosion control blanket
(or other soil stabilization BMPs) must be installed on all slopes 4:1 or greater. Soil
stabilization/erosion control practices shall be installed immediately after grading in
an area ceases so that disturbed soils on steep slopes do not remain exposed and
construction must be phased in these areas.
2. Provide note on the plans specifying that perimeter/downstream sediment control BMPs
shall be insta.11ed and inspected by the City prior to commencement of site work.
3. Provide name of company, contact person, and emergency number for personnel
responsible for erosion and sediment control plan preparation, implementation and
maintenance.
4. Location of temporary erosion and sediment control BMPs must be shown on the plans,
including rock construction entrances, inlet protection, erosion control blanket (for steep
slopes), and
5. Project must meet the requirements the Minnesota General Construction Stormwater
Permit (MNR100001). The following Permit provisions must be added to the plan set:
a. Identify a person knowledgeable and experienced in the application of erosion
prevention and sediment control BMPs who will oversee the implementation of the
SWPPP, and the installation, inspection and maintenance of the erosion prevention
and sediment control BMPs before and during construction. [PIII.A.1]
b. Permittee(s) must comply with the training requirements of the Pernut. [PIII.A.2]
c. Estimated preliminary quantities tabulation anticipated at the start of the proj ect for
the life of the project must be included for all erosion prevention and sediment
control BMPs in the SWPPP. [PIII.A.3.b]
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.l.c]
e. Vehicle tracking of sediment from the construction site (or onto streets within the
site) must be minimized by BMPs such as stone pads, concrete or steel wash racks,
or equivalent systems. Street sweeping must be used if such BMPs are not adequate
to prevent sediment from being tracked onto the street. [PIII.C.6]
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 nonfunctional BMPs must be repaired, replaced, or supplemented with
functional 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 1/2 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 a11 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]
i. 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.fJ
j. Solid waste must be disposed of properly and must comply with MPCA disposal
requirements. [PIII.F.1 ]
k. Hazardous Materials (such as oil, gasoline, paint and any hazardous substances)
must be properly stored, including secondary containment, to prevent spills, leaks
or other dischaxge. 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]
1. 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]
o� p �O�P
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�
Memo
��o��
Date: June 13, 2013
To: Greg Schweich, Copper Creek Development
From: Jeff Matzke, Planner
Community & Economic Development Department
Subject: Bluffs of Shady Beach Preliminary Plat and PUD
Project DEV-2013-007B
The Community & Economic Development Department has reviewed the Preliminary Plat and
PUD for the subject project with a plan date of May 31, 2013 and we have the following
comments:
General
1. Estimated development fees for this project are based on proposed plan net acres. These
fees include Park Land Dedication, Street Oversize Charge, Trunk Sewer Charge, Trunk
Water Charge, Trunk Storm Water Charge, and Utility Connection Chaxge. Additional
4% Administration Fee and 5% Construction Observation Fee based on your engineer's
final construction estimate will also be charged. Detailed fee information will be
established in the Final Development Agreement at the time of Final Plat.
2. At time of Final Plat 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.
3. Before final plat is signed the Developer shall submit a security in the amount of 125% of
the cost of public improvements, grading, erosion control, tree replacement/landscaping,
monumenta.tion, as-builts/record drawings. Grading of site can begin following
Preliminary Plat approval once grading, erosion control, and tree replacement/
landscaping security is established.
4. PUD Benefit — Critical to the PUD aspect of the project is the weight of PUD
benefits vs. requested modification from City Standards (in this case lot width and
size reductions). From the information submitted it is difficult to determine but at
this time City Staff is concerned that the level of City benefits currently being
offered does not justify a 15% average reduction of lot sizes below the minimum
standards. (See engineering memo for more details).
Preliminarv Plat
1. Identify width of properties at setback lines for corner lots similar to lots in the cul-de-
sac. It's difficult to determine exact width of property lines at front setback for radius
curve lots.
2. Include all area behind inf'iltration basin within drainage and utility easement.
Phone 952.447.9800 / Fex 952.447.4245 / www.cityofpriorlake.com
3. Building setbacks from the high water mark of a storm water pond shall be 30 feet.
Please note this as an additional setback requirement on the preliminary plat.
4. According to the Subdivision Ordinance (1004.309) double frontage lots (lots 12-18)
shall have a minimum of 160 feet lot depth to accommodate additional buffering and
planting along the back property lines. Since you propose to save the existing trees in
this area and this is a proposed PUD development this could be considered another PUD
modification from City Standards.
Tree Preservation Plan / Landscane Plan
1. Landscape Plan identifying proposed replacement trees species and locations is required
for review and approval with the plat. Plan should indicate minimum 2 trees per front
yard and 4 trees per corner lot (two front yards).
2. Identify construction limits/ silt fence to indicate areas of no grading and saved trees.