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4646 Dakota Street SE
Prior Lake. MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
PUBLIC HEARING:
AGENDA ITEM:
JULY 15, 2013
5A
JEFF MATZKE, PLANNER
LARRY POPPLER, CITY ENGINEER
NO
CONSIDER A REQUEST FOR A PRELIMINARY PLAT TO BE KNOWN AS
COPPER COVE
DISCUSSION: Introduction
K Hovnanian Homes has submitted request for approval of a Preliminary Plat to
be known as Copper Cove. The property is located on a 45 acre site located at
a site south of County Highway 42 west of Ferndale Avenue. The development
plan calls for a residential development consisting of 68 Low Density single fam-
ily residential lots. The area encompasses two parcels of land with wooded ar-
eas to the north, open field areas in the center, and one residential home site to
the south near the shoreline of Prior Lake.
Histo
The Planning Commission held a public hearing regarding this plat application
on June 17, 2013. Public comments were taken and included concerns about
street connections to Ferndale Avenue, impacts to current traffic, and tree im-
pacts. At the meeting City Staff identified the remaining critical issues regarding
streets, utilities, trails, and storm water.
The Planning Commission voted to table discussion of the preliminary plat to
the July 15th Planning Commission meeting and advised the developer to con-
sider changes to the trail network near the wetland, consider revisions to ad-
dress street and utility concerns of City Staff, attempt to coordinate with the ad-
jacent property owner to the west to develop an overall plat design that may uti-
lize joint infrastructure needs, and revise the hydrology to meet City standards.
City Staff has since meet with the developer on June 26th at which the devel-
oper submitted revised plan exhibits in response to the major comments out-
lined by City Staff. These revised plan exhibits are included with this report and
City Staff has updated the trails, streets, utilities, and storm water sections of
this report to reflect these revised exhibits.
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 45.6 acres.
Topography: This site has a varied topography, with elevations ranging from
900 MSL at its lowest point along the shores of Prior Lake to 990' MSL at its
highest point in the northern part of the site.
Vegetation: There are a large number of significant trees located on the north
end of the site.
Wetlands: Wetlands exist along the northern edge of the site and at the center
of the site. The site is subject to the provisions of the State Wetland Conservation
Act.
Access: Access to this property is currently from County Highway 42 to the
north. Proposed access to the development is indicated from existing Ferndale
Avenue, Carriage Hills Parkway, and Shore Trail.
2030 Comprehensive Plan Designation: This property is designated for Urban
Low Density Residential (R -LD) uses on the 2030 Comprehensive Plan Land Use
Map.
Zoning: The site is zoned R -1 (Low Density Residential).
Shoreland: The southern portion of this property is located within the Shoreland
District for Lower Prior Lake. As such, the southern area 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 68 single
family homes.
Lot Sizes: The residential lots are proposed with a minimum lot size and width
of 12,000 square feet and 86 feet in width respectively. The proposed lots will
meet the minimum lot size and width requirements of the R -1 (Low Density Res-
idential) Zoning District.
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.
Impervious Surface: The maximum impervious surface coverage for each indi-
vidual residential lot within the Lower Prior Lake Shoreland District is 30% of the
total lot area as required by the Shoreland Ordinance.
Density: Density of the residential development is based on the residential net
area of the site, which is 23.0 acres. The density of the residential area of the
development is 2.95 units / acre.
Parks: No parkland dedication is proposed with the development. An existing
park is located immediately east of the site. Therefore the parkland dedication
required by City Ordinance is proposed to be satisfied thru a fee payment into the
City park fund.
Trails: Trails and /or sidewalks are proposed on the plans along the Ferndale
Avenue, Carriage Hills Pkwy, and Street 2, 3, and 4 corridors. Also a trail is
proposed west of the large wetland to connect the northern and southern resi-
dential areas. The large wetland within the center of the development is a unique
and high quality wetland. This is one of the most high quality wetlands within the
City. Considering the nearby park, there is an opportunity to provide a trail con-
nection from the park toward and possibly encompassing the wetland to allow
trail users an opportunity to view this unique City feature. Designed correctly to
minimize impact, a trail could be proposed surrounding this feature and connect
to City park and other trails including the CSAH 42 trail system. The City has
completed trail connections around wetland features in many plats over the years.
A few examples include: Jeffers Pond, Hickory Shores, Wilds North, Northwood
Meadows, and Markley Lake. These trails provide value to the region by provid-
ing a tranquil setting for hiking. The trail also offers a way to demarcate the prop-
erty surrounding the wetland which reduces the potential of dumping of yard
waste. Yard waste can degrade this unique wetland over time. Plat changes
may be necessary to build this trail yet minimize impact to the wetland itself. For
example, the lots could be shifted to allow the trail around this wetland. The
developer is not showing a trail surrounding the wetland; rather, they show trail
along the western side of the wetland and have now added a short trail segment
which overlooks the wetland on the east side.
Streets: A number of important street connections are planned for this property
and the adjacent property to the west. Carriage Hills Parkway is a major collector
street which will eventually carry approximately 3500 to 4500 vehicle trips per
day. Another north /south minor collector roadway is planned in this area as well
that would connect CSAH 42 with Carriage Hills Parkway. These major and mi-
nor collector roadways will provide a local supporting roadway network to CSAH
21 and CSAH 42.
The minor north /south collector street is proposed on the adjacent parcel to the
west and is designed for future construction when the parcel to the west develops.
This north /south roadway would include a full access intersection at its intersec-
tion with CSAH 42 approximately 800 feet west of Ferndale Avenue. Preliminary
conclusions from the County Highway 42 Study Area Plan would appear to sup-
port this full access location. Possibly adding signals to this intersection would
be done if /when traffic counts warranted their installation. The county would also
prefer no direct lot access onto that future minor collector street within proximity
of the County Highway 42 intersection due to turn lane and car stacking condi-
tions.
Ferndale Avenue is currently a full access intersection, but would be converted
to a right in /right out intersection. Due to the added traffic proposed with the
Copper Cove Development, City Staff and Scott County recommend the conver-
sion of Ferndale Avenue in conjunction with the Copper Cove Development.
A portion of Carriage Hills Parkway (700 feet) would be built with the Copper
Cove project; however, a remaining 600 foot segment gap of Carriage Hills Park-
way would remain unbuilt between the Knob Hills Neighborhood and the Sand
Point Neighborhood on the adjacent parcel to the west. Scott County has com-
mented that this gap should be completed in connection with this plat. The City
Council has preliminarily discussed adding the remaining segment of Carriage
Hills Parkway to the Capital Improvement Plan for construction in 2014. It is im-
portant on a major collector street roadway to reduce conflict points including
driveway accesses. As such no driveways are proposed off Carriage Hills Park-
way through this development. The design of Carriage Hills Parkway would fol-
low the design of Knob Hill to the west and include a center median and left turn
lanes.
The Copper Cove Plat includes three connections to Ferndale including an ex-
tension of Ferndale Avenue which curves in an east/west manner. This east/west
extension of Ferndale would terminate at the Copper Cove western property line
and would be extended with further development to the west. Street 2 off of
Ferndale Avenue would intersect with Ash Circle and terminate to the west at the
property line. With development to the west, Street 2 would intersect with the
future north /south minor collector roadway. Street 1 intersects with Hampton
Street and connects to Street 2.
The plat also includes four roadway connections onto Carriage Hills Parkway.
City Staff believe two of these connections are unnecessary. The proposed short
Street 6 cul -de -sac south of Carriage Hills Parkway does not meet City Standards
and proposes additional City Street that the City would need to maintain in per-
petuity.
Street 6 is proposed to be approximately 200 feet away from Ferndale to the east.
This separation distance is less than any other intersection separation east or
west on Carriage Hills. The shortest distance already constructed on this road-
way is approximately 300 feet. The City's Public Works Design Manual (last
adopted in 2007) is a document adopted by reference by the City Council. The
City Code was last changed in 2001 relating to Design Standard Section 1004.
Section 6.4 (page 24) of the Public Works Design Manual and Section 1004.406
of City Code states the following:
"Streets shall be laid out so as to intersect as nearly as possible at right angles,
except where topography or other conditions justify variations. The minimum an-
gle of intersection of streets shall be eighty (80) degrees. Local street intersec-
tions must have a centerline offset of at least 280 feet. Local streets intersect-
ing with a collector or higher order street must have a centerline offset of
at least 660 feet unless topographic or other conditions render the requirements
of this provision unreasonable."
Since Carriage Hills is a major collector street intersections should be offset at
least 660 feet per the standards. The Copper Cove plat does not meet this stand-
ard for Street 6 or Street 4. Furthermore, the ghost plat to the west would also
introduce another street which would not meet this standard. The topography
does not present an issue for these streets, rather topography plays a role in the
housing styles created as a result of the roadway configuration. The City should
not compromise standards or add additional infrastructure because of less than
optimal housing styles as it transfers a burden of cost from the developer to the
taxpayers in the form of additional infrastructure which must be maintained or in
the form of reduced standards. Each project presents unique challenges espe-
cially in Prior Lake. On this project the location of Carriage Hills Parkway along
the high point (ridge) is presenting challenges to the housing styles. The devel-
oper must adapt their design to these site characteristics without compromising
City standards or adding unnecessary infrastructure which will cost City taxpay-
ers. City standards have changed over the years as knowledge is gained regard-
ing optimal intersection spacing. The streets constructed to the east and west
were constructed prior to 2001. It is uncertain what the standards were at the
time of these developments.
It is also recommended that the north leg of Street 6 be changed from a
north /south cul -de -sac to an east/west roadway which connects Street 4 to Car-
dinal Street NE. Cardinal Street extends west off of Fisher Avenue toward the
Copper Cove Plat. As a part of the Northshore Oaks preliminary plat in the mid -
1980s, Cardinal Street was proposed as an east/west roadway off of Fisher
Street. In 1994 as a part of Northshore Oaks 5th Addition, City staff at the time
discussed Cardinal Street as an east/west secondary local street connection to
the west. City staff at the time determined based on a site visit that no topo-
graphic, physical, nor transportation related reason that Cardinal Street could not
be built. Today the property remains a platted outlot. The City anticipates that at
some point this property would be developed. Without the connection of street 6
built to the property line, an additional cul -de -sac would be needed on the small
segment of land to the east. The creation of this cul -de -sac would reduce the
number of lots as shown in the original Northshore Oaks preliminary plat. Fur-
thermore, connecting roadways are an advantage to communities as they provide
better access for public safety personnel, easier for snow removal, and better for
resident access during street or utility construction or other roadway closures.
The reduction of these two conflict points on Carriage Hills Parkway and the con-
nection to Cardinal Street are strongly recommended. The north /south minor
collector location should also be reviewed further due to spacing criteria.
Street 7 extends Shore Trail to the west and terminates at Street 4. It is recom-
mended that Street 7 be adjusted to provide a standard "T" intersection with Fern-
dale and Shore Trail. The completion of this "T intersection should be done as
such to minimize the height of retaining wall south of the intersection. It is rec-
ommended that Street 7 be connected to Street 4 in conjunction with this plat.
Grading: The existing grades through this site vary from an elevation 988 high
point near Ferndale and CSAH 42 to a 904 elevation at the shores of Prior Lake.
In between these high and low points, the large wetland in the middle of the plat
includes a normal water level of 930. A ridge exists at the Carriage Hills roadway
location. Water drains south to Prior Lake from this ridge and north and east
north of Carriage Hills Parkway.
Mass grading is proposed for the site to facilitate roadways and house pads within
the plat. In general the grading appears appropriate for the development. Be-
cause of the way this property was originally divided north to south, the long and
narrow Copper Cove parcel required careful analysis of the grades so that the
grading links to the adjacent vacant property to the west and allows for future
development. The Developer has shown possible roadway elevations for the par-
cel to the west to show how future street connections could occur. This infor-
mation is helpful and is satisfactory in showing the future roadway connections
and ghost platting. It is undetermined how these proposed roadway grades will
affect house styles for the adjacent property. The proposed grades north of the
large wetland require redundant sanitary sewer discussed in the next section of
the report.
Sanitary Sewer/Water Mains /Storm Sewer: Sanitary sewer and water is avail-
able to the site along Ferndale Avenue. An existing trunk sanitary sewer and
watermain easement exists through the Copper Cove property and to the west
along the lake connecting the Shore Trail area to Beach Street.
The Copper Cove Plat proposes watermain connection at Hampton Street, Ash
Circle, Carriage Hills, and Shore Trail. These connections are appropriate.
The storm sewer for the plat is proposed to drain to three ponding areas created
with the plat. Pond 1 would serve the area north of the large wetland and is
placed between Street 1 and CSAH 42. This ponding system outlets to the wet-
land to the west which ultimately drains west along CSAH 42. Pond 2 is located
north of Carriage Hills Parkway south of the large wetland. It serves the street
network in these areas of the plat and includes a large infiltration cell. The outlet
for Pond 2 is to the east through a series of wetland areas. Pond 3 is located
south of Carriage Hills Parkway and north of Street 7. Pond 3 currently outlets to
the City storm sewer pipe in this area which flows to Prior Lake.
The hydrology for the Copper Cove plat has several significant issues which are
not yet resolved as of the date of this report. The northern portion of the site
drains to the west and ultimately to Pike Lake. Rate control requirements are not
met by the current plan submittal, specifically for the southern portion of the site
that drains to Prior Lake; the applicant may be submitting additional information
that may satisfy the rate control requirements, but this information has not been
received as of the date of this report. To meet volume control requirements, an
infiltration basin is proposed. Required soils testing and design information show-
ing how this infiltration basin will function have also not been received.
The wetland types were reviewed as a part of the project. When routing storm -
water through existing wetlands, certain wetland types require more protection,
based on their quality and existing function. A significant error in the last submittal
regarding the wetlands will change several of the critical comments regarding
stormwater management for the wetlands, including allowable inundation peri-
ods. At the time of this report, updated information on wetland inundation re-
quirements has not been received.
A sanitary sewer connection is proposed at Shore Trail, Carriage Hills, and the
south Ash Circle and Ferndale intersection. The development proposes a sani-
tary sewer line along Ferndale between Ash Circle north and Ash Circle south.
Due to the grades proposed for the area north of the wetland, the developer can't
connect to the existing sanitary sewer system at the northern intersection at Fern-
dale and Ash. Looking at the overall sanitary sewer system and the grades pro-
posed by the developer for this area north of the wetland, the most efficient way
to serve this property would be from the west. A sanitary sewer line at Rolling
Oaks and CSAH 42 provides a more direct connection to the sewer interceptor
which flows north to the Blue Lake Wastewater Treatment Facility. However, the
property to the west and a portion of Rolling Oaks must first be served with sani-
tary sewer to extend the sanitary sewer to this portion of the Copper Cove project.
As proposed, this project would construct a 450 foot segment of redundant sani-
tary sewer that the City would need to maintain in perpetuity. The City Council
has preliminarily reviewed the Capital Improvement Plan and has proposed to
include reconstruction of Rolling Oaks which would provide sanitary sewer to the
property to the west. Once this sanitary sewer is constructed it would be available
for development of the western parcel. Without the connection on Rolling Oaks,
redundant or deep sanitary sewer would be needed to serve the property west of
Copper Cove.
The Copper Cove development proposes to maintain the existing sanitary sewer
and watermain along the north shore of Prior Lake and within backyard lots pro-
posed with the Copper Cove and the ghost plat of the adjacent parcel to the west.
The City requests the developer to relocate these facilities to be contained within
the nearest adjacent streets. These backyard utilities are difficult to maintain due
to the yard grades, trees, and future amenities built by lot owners. The City of
Prior Lake maintains many of these types of backyard utilities, however the prob-
lems associated with these easements are numerous. Lot owners find it difficult
to understand the easement restrictions and sometimes build over the easements
anyway. At some point when the City needs to maintain the utilities, these fea-
tures must be removed. The grades in this area are also a challenge to mainte-
nance crews in bringing equipment to access manholes for maintenance of the
system. The proposed right of way and depth of the trunk facilities will increase
due to the movement of the utilities into the proposed street. However, over the
long term City Staff anticipate reduced time for maintenance as well as time as-
sociated with dealing with residents on building issues within this backyard ease-
ment area. The City would pay a portion of the cost of this trunk sanitary sewer
system movement through oversizing for this development. The oversizing cal-
culation will be performed at the final plat stage after a design has been reviewed.
In general, the City pays oversizing for depth increases and pipe size increases
of trunk systems. The current plat does not show the movement of these utilities
to the street. As proposed, development to the west would perpetuate the place-
ment of sanitary sewer within backyard areas.
Tree Replacement/Landscaping: There are many significant trees on the site.
The tree inventory identified 25,689 significant caliper inches of trees on the site.
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 proposed plans currently
indicate removal of 11,317 inches for the development and 6,154 inches for pub-
lic infrastructure. Therefore, the plans indicate 1,163 inches of tree replacement.
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: As indicated in comments in this report, City Staff has still has significant con-
cerns with the overall development design, particularly in relation to street, utility,
storm water, and trail design. While the developer has continued to have discus-
sions with City Staff concerning these issues, there are differing viewpoints in
how the development design should be proposed.
Although the larger 95 acre site is divided in ownership, City Staff feels that many
issues can best be resolved with one combined or two coordinating preliminary
plats moving through the process together. This would allow for the coordination
and likely cost savings related to grading, storm drainage, streets and public util-
ities. While City Staff acknowledges that the current Developer may only have
the ability to propose improvements to the eastern half of the 95 acres through a
purchase agreement with the owner of the east half, City Staff sees significant
opportunities for both sides working together.
The developer has indicated in a meeting with City Staff on June 26th that they
have no intent on changing the preliminary plat to address the remaining critical
issues. In the case of no additional changes to the plat design, City staff would
recommend denial of the plat.
ALTERNATIVES: 1. Recommend approval of the Preliminary Plat subject to any listed conditions
as identified by the Planning Commission.
2. Recommend tabling discussion of the item to a future meeting and providing
the developer with specific direction.
3. Recommend denial of the request.
RECOMMENDED City Staff recommends Alternative 3.
MOTION:
EXHIBITS: 1. Location Map
2. Preliminary Plat Plans (dated 5- 10 -13)
3. Revised Plans Exhibits (dated 6- 26 -13)
4. City Engineering Staff Memorandum (dated 5- 31 -13)
5. City Community Development Staff Memorandum dated (5- 28 -13)
6. Scott County Staff Memorandum (5- 28 -13)
Copper Cove
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REVISED PLAN EXHIBIT
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Memo
Date: May 31, 2013
To: Community Development Department
Frozn: Engineering Department — Larry Poppler, City Engineer
Public Works / Natural Resources Department -- Pete Young, Water
Resources Engineer
Subject: Copper Cove (Project DEV- 2013 -005)
The Engineering Department and Public Works/Natural Resources Department have reviewed
the preliminary plat for the subject project with a draft plan date of May 10, 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 Scott County, Met Council, Minnesota Pollution Control Agency, and
Department of Health will be needed at the final plat stage.
3. Show approximate location of all existing private iilities and public utilities.
4. The wetland edge shot data should also be shown.
5. Benelunark information should be City benchmark and "City Project DEV - 2013 -005"
should be shown on all plan sheets.
6. 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.
7. Provide all City details that pertain to the project (example): hydrant, bio -roll, wetland
buffer signage, sanitary manhole, watermain service, sanitary sewer service, concrete
sidewalk, bihuninous trail, standard storm. sewer manhole, catch basin for storm sewer,
pond outlet skimmer, trash guards for concrete aprons, standard manhole for sanitary
sewer, sanitary sewer outside drop manhole, watermain insulation, street typical section,
street typical section with sidewalk, cul -de -sac, curb ramp detail for trails and sidewalks,
stop sign with street sign, sign and street light placement, street light types, standard
locations of public improvements, and etc.
8. This property is critical for City trail system connections in the area. Trails should
be provided that connect to existing trails north of North Shore Oaks Park and
along Carriage Hill Road. The preferred trail layout would encircle the unique
wetland in the northern half of the site (shown as "Wetland 2 on the plan set) with
three connection points around this Ioop:
Phone 952.447.9800 / Fax 952.447.4245 /N►,%i,%v.cityofpriorIA-e.coin
a. SE side of Wetland 2, connecting to the North Shore Oaks Park trail system
at Ferndale Avenue through Outlot C adjacent to Block 9, Lot 8.
b. North side of Wetland 2, connecting to Street 2 through Outlot C between
Block 11, Lot 1 and Block 10, Lot 1.
c. SW side of Wetland 2, connecting to the planned sidewalk. along the
proposed north -south collector street, which will connect to the existing and
planned trail /sidewalk system corridor for Carriage Hill Road NE.
Gradin
1. Slopes for maintained areas should be no more than 4:1 and unmaintained at 3:1.
Numerous areas do not meet this requirement and there are concerns regarding
proposed grades that the undeveloped parcel to the west. Proposed grades will
impede drainage on the adjacent property.
2. Backyard drainage swales need to be contained within a permanent easement. The
easement should be shown on the grading plan and the plat. Areas to be graded in the
future with development to the west should be contained within drainage and utility
easement.
3. Show wetland buffer and wetland buffer signage on the plans. Setbacks from wetlands
must be checked to verify distance requirements. Wetland buffer areas should be
hatched.
4. Proposed grading beyond property will require easements.
5. Any backyard drainage paths must be sodded and protected at the conclusion of grading
activities. Provide notes in specific areas indicating that this protection is needed. EOF
paths are of particular concern.
6. Proposed retaining walls are over 4' in height, Requirements for retaining include
obtaining a building permit, fencing, and must be designed by a MN registered
professional engineer. Retaining wails should be constructed on private property unless
approved by City Engineer. Detailed plans and specifications will be required for review
by City staff.
7. Show lot corner elevations.
8. Show construction limits on the plans.
9. Provide tree plan that shows the proposed grades and significant tree locations. Heritage
trees should be highlighted.
10. Low opening elevations shall be at least 2' above EOF. Lot 1 block 3 garage elevation
needs to be raised by 0.5 feet.
11. The EOF locations for all low points, ponding and �vetlands should be shown on the
grading plan. Please show EOF for the Ferndale low point north of Ash Circle.
12. Existing survey shot data should be shown on the grading plan and existing conditions
sheet at all street intersections.
13. Contour 946 at the intersection of Ash Circle does not tie into an existing contour.
14. The existing 950 Contour west of Outlot F does not tie to a proposed contour within the
plat.
15. The 960 contour west of lot 2 block 4 does not tie into the existing 960 contour to the
west,
16. Several rear lot elevations are missing on the grading plans throughout the plat.
17. Provide name and contact information for person responsible for erosion and sediment
control maintenance.
18. Provide note on the grading plan stating that perimeter / downstream sediment control
best management practices should be installed by the contractor and inspected by the City
prior to any site work.
19. Provide note on the grading plan stating that slopes greater than or equal to 3:1 shall have
approved turf establishment and erosion control best management practices installed
immediately after finished grading.
Utilities
1. The sanitary sewer Iayout for the northern portion of the development should be
reevaluated. There is currently sanitary sewer located on CR 42 to tine west that
directly connects to MCES interceptor that would provide optimal service for this
area. The proposed plat adds additional redundant sanitary sewer pipe which the
City must maintain in perpetuity. The City is not interested in adding additional
length of pipe when it is not necessary. Based on the design of the sanitary sewer
this northern section of the plat may be premature. Furthermore, pipe should be
located on street centerline.
2. The proposed development maintains an existing 15" RCP sanitary sewer pipe
within the proposed backyards of three residential lots. Tire ghost plat to the west
also shows the sanitary sewer in backyard areas. Due to the terrain and access
issues, the City would prefer to relocate the sanitary sewer as well as fire watermain
into the street network. The City could then vacate the easement. Due to the depth,
the right of way width may need to be evaluated. An outlot would be needed on the
western side of the plat to tie into the existing manhole. Dry pipe would need to be
installed on street 7 to street 4 for future connection. The City would pay oversizing
for the movement of these trunk facilities.
3. Provide analysis to show that watermain and sanitary sewer pipe sizes are sufficient to
handle the demands of the development.
4. Please note that different type and class of sanitary sewer pipe will be required dependent
on depth. Please use chart in PWDM.
Streets
1. Street 7 should continue west to intersect with Street 4 as a part of this plat. It is
difficult to determine if this plat proposes this street connection.
2. Eliminate the short "Street 6 cul -de -sac south of Carriage Hills Drive. This area
can be served by "Street 7 11 . This cul -de -sac is not necessary considering these
streets can be accessed off of Street 7. This design adds unnecessary City street
length which the City must maintain in perpetuity. The City is not interested in
adding additional street length when another option exists to serve this area. In
addition, adding this cul-de-sac, provides another conflict point on the Collector
Street. This cul -de -sac does not appear to meet City standards.
3. "Street 6" north of Carriage Hills Parkway should be relocated off of Carriage Hills
Parkway and onto Sheet 4. Street 6 should connect in an east -west manner to the
short stub street off of Fisher Avenue. This removes a conflict point on Carriage
Hills Parkway and extends Street 6 to the eastern property line for future
development eventually eliminating two cul -de -sacs. In general for maintenance
and emergency access purposes, the City prefers street connections versus cul-de-
sacs.
4. The traffic impact study was reviewed. The assumption on the percentage of vehicles
using Carriage Hills Parkway to the west appears low.
5. Access restriction on CSAH 42 at Ferndale should be shown as apart of this plat, so
that the public is aware and can comment at the public hearing.
6. Provide geoteclnical analysis report for soil borings in the project area. Show soil boring
locations on all plan sheets. Include street typical section recommendations in excess of
City minimum requirements. Carriage Hills Parkway is to be a 9 -ton collector.
7. The north -south collector on the ghost plat should connect to Beach Street. Extension of
Rolling Oaks to the collector street should also be shown.
8. The retaining wall south of Street 7 could be reduced in height or eliminated by shifting
this roadway to the north. The City is not interested in maintenance and liability of
additional retaining wall within City right of way.
Hydrology and Storm Sewer
The City's PWDM allows for volume reduction credits based on various BMPs such as
tree plantings, native grass buffers, impervious disconnection, and others. These credits
will help to reduce the required size of other volume control BMPs such as infiltration
basins. The current submittal does not include volume reduction credit calculations. The
applicant is encouraged to consider incorporating BMPs and tabulating volume control
credits to improve stormwater management at the proposed site. More information can be
found in Part III, Sections 4 and 9 of the PWDM (under Volume Control).
2. According to the PWDM, this site includes an area within Stormwater Management.
Overlay District #1 (SMOD #1) and has alternate rate control requirements. The site is
split approximately in half, with the northern portion draining to the Prior Lake Outlet
Channel (located in SMOD #1) and the southern portion draining to Prior Lake.
Cumulative discharge totals are needed for each rate control area (SMOD #1 and General
Standard, to Prior Lake) as well as for the entire site. The stormwater report should
contain data for both existing and proposed conditions (current submittal contained only
proposed conditions). The following stormwater requirements must be met:
a. Northern portion (SMOD #1): Rate control for areas tributary to the Prior
Lake Outlet Channel shall hold total offsite peak runoff at or below the
following schedule: 2 -year: 0.25 cfs per net acre; 10 -year: 0.25 cfs per net
acre; 100 -year: 0.25 cfs per net acre. For the northern portion of the site,
with a total of 9.83 net acres, this equates to a maximum discharge of 2.46 cfs
for each critical event. According to the current submittal, this requirement
is met for the 2 -year event but not for the 10 -year or 100 -year events. The
requirements for this area of the site are correctly outlined in the text of the
submitted stormwater report (under "RATE CONTROL ") but the tables
within this section show that the requirements are not met.
b. Southern portion (General Standard, to Prior Lake): Rate control shall hold
total offsite peak runoff at or below the following schedule: 2 -year: 0.05 cfs
per net acre; 10 -year: 0.30 cfs per net acre; 100-year : Existing peak flow.
According to the current submittal, these requirements are met for the 10-
year and 100 -year events but not for the 2 -year event. The requirements for
this area of the site are correctly outlined in the text of the submitted
stormwater report (under "RATE CONTROL ") but the tables within this
section show that one of the requirements is not met. The requirement for the
2 -year event is 2.06 efs and proposed conditions show 3.60 cfs.
3. According to submitted MnRAM results, Existing Wetland 1 is highly susceptible for
stormwater impacts and Wetland 2 is moderately susceptible. Where stormwater
requirements of the PWDM are different (in this case, wetlands vs. rate control), the more
restrictive requirment applies. Applicable requirements from the PWDM based on
MnRAM results:
a. The 100 -year storm bounce must match existing conditions for Wetland 1.
(Requirement is not met by the current submittal)
b. The 1, 2, and 10 -year NRCS event inundation must match existing conditions
for Wetland 1. The 1 and 2 -year NRCS event inundation must match existing
conditions plus 1 clay for Wetland 2. The 10 -year NRCS event inundation
must match existing conditions plus 7 days for Wetland 2. (Please submit
information detailing how these requirements will be met)
4. More detail and design information is needed for the proposed infiltration basin,
including a cross section detail and installation procedures. The typical infiltration
rate for type B soil is 0.3 inches/hour, not 1.0 inches /hour as assumed; two soil
borings within the area of the proposed basin are required to verify the assumed
infiltration rate. The current plan set shows no proposed soil borings within the
proposed infiltration basin. The size and /or configuration of the proposed
infiltration basin may need to be changed significantly based on the results of the
soil borings. The design of the infiltration basin must follow the recommendations
and requirements of the Minnesota Stormwater Manual.
5. The required dead storage in ponds is calculated for each pot }d, not cumulatively, so that
each pond is sized correctly for its individual drainage area. Please revise Pond 2 so that
it meets the required dead storage volume (1.23 ac -ft).
G. Show wetland buffers as hatched areas and note the no -grade zone for all wetlands on the
relevant plan sheets. A conservation easement is required over all buffers.
7. Provide profile information for all storm sewer pipes and structures. Minimum storm
sewer size is 15" in diameter.
8. Environmental manholes with 3' sump must be constructed at the last structure which is
road accessible prior to discharge to any water body.
9. Pond 3 shows an outlet to the existing City storm sewer system. Updated HydroCAD
calculations must be provided to prove that the existing pipe network downstream
of the proposed connection point can handle all expected flows from Pond 3 in
addition to the existing drainage. Alternatively, if the existing system is found to be
inadequate, please provide details for the potential new outlet pipe. The pond should
be re- designed to eliminate the retaining wall within the pond area. The City is not
interested in the long term maintenance and Iiability associated with retaining wall
in this area. Changes to the plat and grading design can be made to eliminate this
retaining wall. Considering comment #2 under streets, the pond location should be
evaluated and possibly moved further west.
Erosion & Sediment Control (SWPPP)
An NPDES Construction site permit will be required for this project. The City must
approve the associated SWPPP prior to grading permit approval. Please review the
individual provisions for temporary and permanent erosion control measures and
permanent water quality measures that are required for the NPDES permit and submit the
SWPPP to the City for review. The current plan set contains a few notes relating to
erosion control on Sheets 7 -11 but it is missing many of the requirements of a standard
SWPPP. The SWPPP submittal should meet all City PWDM and NPDES requirements.
Memo
Date: May 28, 2013
To: Kevin Clark, K Hovnanian Homes
From: Jeff Matzke, Planner
Community & Economic Development Department
Subject: Copper Cove Preliminary Plat
Project DEV- 2013 -005
The Community & Economic Development Department has reviewed the Preliminary Plat for
the subject project with a plan revision date of May 8, 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, Think Storm Water Charge, and Utility Connection Charge. 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,
monumentation, as- builts /record drawings. Grading of site can begin following
Preliminary Plat approval once grading, erosion control, and tree replacement/
landscaping security is established.
Overall Site Plan
1. Indicate a preferred public trail through Outlot C around wetland with connection
points as indicated in Engineering comment memorandum (General comment #8)
2. Location of existing utility easements in Lot 1, Block 1 (lake lot) creates a limited
building pad area for the potential lake home, deck, major landscape features, etc.
Abandoning the existing utility lines, vacating the existing easements, and relocating
services to the street in this location would provide for more opportunity for lake lot
development (See Engineering memorandum, Utility comment #2).
Phonc 952.447.9800 / Fax 952.447.4245 / %tinvw.cilyofpriorlakc.com
Tree Preservation Plan / Landscape Plan
1. Consider revisions to grading to save more trees in eastern portion of OutIot E area and
rear lots areas of Lots 3 -4, Block S.
2. Placing utilities adjacent to west side of Ferndale Avenue impacts more trees. Placing
these utilities under street would save these existing trees in the corridor.
SCOTT COUNTY COMM SERVICES DIVISION
COUNTRY TRAIL EAST JORDAN, MN 55352 -9339
(9595 2) 496 -8346 •Fax: (9952) 496 -8365 • www.co.scott.mn.us
May 28, 2013
Jeff Matzke
City of Prior Lake
4646 Dakota Street SE
Prior Lake, MN 55372
RE: Preliminary Plat, Copper Cove
CH 42 and Ferndale
Dear Jeff.
We have reviewed the revised preliminary plat at Ferndale and County Highway (CH) 42. We offer the
following comments on the proposed plat:
1. CH 42 is designated as a future principal arterial and access is managed to principal arterial
standards. The County will require an access modification of Ferndale to a right - in/right -out
access and should be a condition of their plat approval.
2. The County strongly recommends the City make a full connection Carriage Hills Parkway to
support the CH 42 corridor with this development. We also ask the City consider a connection be
made with this development to the designated full access location along CH 42 on the property to
the west.
3. The minimum ROW dedication for a future principal arterial is 100 feet from the centerline of CH
42. The plans do not call out the dedication from the centerline but it does not appear to meet the
this dedication.
4. Noise levels may increase as traffic volumes rise along CH 42. Any noise attenuation is the
responsibility of the City /developer.
5. No ponding, berming, landscaping, or signage shall be permitted within the County right -of -way.
6. Any new trail connection to the existing CH 42 trail, or any work in the right -of -way impacting the
existing trail, shall require the trail to be brought into ADA compliance.
7. Any work within the County right -of -way shall require a permit.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
Craig Jenson
Transportation Planner