HomeMy WebLinkAbout4A - Hickory Shores South PrePlatPLANNING COMMISSION AGENDA REPORT
MEETING DATE: AUGUST 5, 2013
AGENDA #: 4A
PREPARED BY: JEFF MATZKE, PLANNER
AGENDA ITEM: A PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A
PRELIMINARY PLAT TO BE KNOWN AS HICKORY SHORES SOUTH AND
A PRELIMINARY FLEXIBLE DEVELOPMENT PLAN
DISCUSSION: Introduction
D.R. Horton Inc. has applied for approval of a Preliminary Plat to be known as
Hickory Shores South and approval of a Flexible Development Plan. The area
of consideration is located south of Turner Drive and the Hickory Shores
Development, east of Reed Way and the Maple Glen Development, and west
of Rice Lake. The applications include the following requests:
Recommend approval of a preliminary Flexible Development Pian
Recommend approval of a Preliminary Plat to be known as Hickory
Shores South
History
In 2007, the City Council approved a Preliminary Plat known as Golden Pond
for a similar development proposal on this site. Variances were approved at
the time to allow for the plat to meet the requirements of the then soon to be
adopted Flexible Development Plan Ordinance. No Final Plat application for
the Golden Pond project was pursued and the preliminary plat has since
expired, therefore any development project proposed on the site must undergo
the development process again.
Current Circumstances
The proposal calls for a 34 single-family detached home lots to be constructed
on the site.
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 27.3 acres.
Topography: This site has varied topography, with elevations ranging from
948 MSL near Rice Lake to 990' MSL at the southern boundary of the site.
Vegetation: Natural vegetation includes a Basswood/Maple forest as well as
wetlands and open land. The project is subject to the Tree Preservation
requirements of the Zoning Ordinance.
Phone 952.4479800 I Fax 952.447.4245/%%,sv%v.cityorpriorlakc.coni
Wetlands: Two wetland bodies exist on the site. The site is subject to the
provisions of the State Wetland Conservation Act. Wetland impacts are
proposed for the construction of the roadway corridor of Golden View Lane.
Access: Access to the site is from extensions of Turner Drive (public street)
and future access is proposed to Wedgewood Lane (public street — Spring
Lake Township).
2030 Comprehensive Plan Desi nation: This property is designated for Low
Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site is presently zoned R-1 (Low Density Residential).
PROPOSED PLAN
Lots: The plan calls for 34 single-family detached home lots to be constructed
on the site. The lots range in size from 12,440 square feet to 29,460 square
feet with an average lot size of 15,458 square feet. The net density for the
development is 2.8 units/acre.
Phasing: The developer proposes to complete the development in 2 phases.
Phase 1 would include the 13 lots with frontage on Turner Drive. The lift
station and a section of Golden View Lane would also be constructed in Phase
1. The developer plans to construct this phase in the Fall 2013 while Phase 2
would likely be constructed in 2014. Phase 2 invovies construction of the
remaining 21 lots at the southern end of the site along Golden View Lane and
Wedgewood Lane. Discussions have been ongoing between the developer,
City, and Spring Lake Township to construct a connection to the existing
Wedgewood Lane with Phase 2 but not allow traffic this connection until 80-
90% of the homes in the development are constructed.
Setbacks: The typical residential required setbacks and proposed setbacks
for the development are shown on the following table:
Structure Setbacks
Typical
Requirement
Proposed
Front
25'
25'
Interior Side
10'
7.5'
Building to Building
NA
15'
Rear
25'
25'
Wetland
30'
30' min.
Cantilever/Eves/Egress
Pit Setback
Encroachments
2'
2.5' maximum
Streets: Turner Drive (public street) is proposed to connect to both of the
existing ends of Turner Drive within the Maple Glen 2n' Addition and Hickory
Shores 4t" Addition Plats. Golden View Lane is a proposed north -south road
between the major wetland bodies and terminating at the current City boundary
to the south. Wedgewood Lane is proposed as the extension of the existing
Wedgewood Lane within Spring Lake Township.
Impervious Surface: The majority of the proposed lots exist within the Rice
Lake Shoreland District and would be subject to a maximum impervious
surface of 30% of each lot area.
Parks: 1.45 acres of parkland is proposed with the development plan. A
neighborhood park is plan within the northwest corner of the plat. Parkland
has already been dedicated in the Hickory Shores and Maple Glen
Developments. The City Council has planned for park improvements to be
placed in this joint park area north of Turner Drive in 2014. Trails are proposed
to be constructed along the shores of Rice Lake (including a boardwalk) with a
extension to Golden View Lane. A trail is also proposed near the wetland to
the north of the site through the proposed park area north of Turner Drive. In
addition, sidewalks are proposed along the northside of Turner Drive and the
eastside of Golden View Lane. These trails and sidewalks will connect to the
existing trail and sidewalk system in the Hickory Shores and Maple Glen
Developments.
Sanitary Sewerfwater Mains: Sanitary sewer and water mains are currently
in place along Turner Drive. Proposed utility mains running under the
proposed streets will connect to these existing utilities. A lift station for the
sanitary sewer is also proposed adjacent to Golden View Lane with the first
phase of the development.
Tree Replacement/Landscaping: There are many significant trees on the
site. The tree inventory identified 7,547 significant caliper inches of trees. Up
to 35% of the significant caliper inches may be removed for house pads and
driveways. Any removal above these amounts requires tree replacement at a
rate of '/ caliper inches for each inch removed. The tree inventory plan
indentifies 35.4% of the total significant inches to be removed for the housing
pads and driveways. Fourteen heritage trees in this site are prospeod to be
preserved within the City dedicated outlot areas. In addition the Subdivision
Ordinance requires two front yard subdivision trees per lot (4 for corner lots).
The developer will be required to follow a landscape plan design which
satisfies this Ordinance requirement.
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 1106A of the Zoning Ordinance (See attached Ordinance) lists the
types of uses and standards allowed under a Flexible Development. The
Flexible Development provisions allow modifications to right-of-way and street
widths, minimum lot area, minimum lot widths, and structure setbacks. The
developer is requesting modifications to the minimum lot widths and structure
setbacks for the single family lots. Outlot areas are proposed to be dedicated
to the City for protection of the wetlands and nearby areas of the Maple
Basswood forest.
As noted in the attached staff memorandums from the Engineering and
Community & Economic Development Departments, the developer must refine
the plans to assure compliance with the Public Work Design Manual
requirements and City Zoning Ordinance. The developer was originally
considering the project under application of a PUD that also requested
impervious surface modifications. Recently, the developer has submitted the
revised plans which does not request this impervious surface modification and
addressed General comment #4 in the Community Development Department
memorandum. While the City Staff has not completed a full review of the
revised plans, it is foreseen that no other plan revisions as a result of the City
Staff comments will likely impact the general design of the proposed plat. If
any significant modifications to the plat are necessary, the developer will be
required to resubmit for Preliminary Plat consideration and a new public
hearing will be held before the Planning Commission. Therefore, if the
Planning Commission finds the PUD and preliminary plat acceptable, the staff
would recommend the following conditions be attached:
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 memorandum from
the City Engineering Department dated July 19, 2013.
3. Revise the plans to address all of the comments in the memorandum from
the City Community & Economic Development Department dated July 19,
2013.
ALTERNATIVES: The Planning Commission has the following alternatives:
1. Recommend approval of the Preliminary Plat and the Flexible Development
Plan 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 I. A motion and second to recommend approval of a preliminary Flexible
MOTIONS: Development Plan, subject to the listed conditions.
2. A motion and second to recommend approval of a Preliminary Plat known
as Hickory Shores South, subject to the listed conditions.
EXHIBITS: 1. Location Map
2. Hickory Shores South Development Plans
3. Engineering Dept. Memorandum dated 7-19-13
4. Community Development Dept. Memorandum dated 7-19-13
3
l �
V
5^ Yips a
UQC�eF
zQrn rn oo0o a
I 1� �m
W���aa o
�aa��aa a°q
�woa�o�aa�x w
wt�zz�Qzz" Awa
_ a
�x�� UN
HW�,WaWWaW�WaWwawWaWWaWd Pew
UWaaWaaaa�
--+NM V11D1 010—�V
( .--1
V o0— aF'
\ I I
=
I 1�
LL�
p®®®®®.
��wwiaaii`�I ��,Wwwwwww�wwwwwwwwwwwwwwwww
.... w w
wti �
'��
®W
Q�
�
�N_
z
ti
i'
�Z'
®®�®®�
(
B
}�jl
FOF3l
•®��{°k®fz,
ia'�j (r}
14
WS�
o
W
i
��
I�I�•
O
U
2 m�mzw$
C7
a ¢ oo U
a
z ¢wo OaF ¢v qac a
Oq
Iowa oa oa C7ao QFw a��.
o
in .1 o s tt
1
N u u.
-- ----------- --------I-------------------
__ I -------- _ __--------------
&__
z
o,
z ,
l
p— _
_Po.o s
m 3NV
a wa
w-
0
z J w_-----------------
----------- I�x
lo,�al------ —
IN
°
- �--®
Z
m
� �®� ��s°tea
� � ��
_ _ - —
=a m
•��
� f—
\
�
�I
I,
1
I�
fjl
\17
h
m
=a m
\
1
I�
fjl
-- ---------
10
kld;
-- ---------
I � GGS
• _ I� —: ........_. ..,mw�> —\__----— —� P- �l—sm'amb� Z=�>z �
i
I
III/w
I
_m
�o: O 'rVyJ�1
> I ^
z rcn . T0z ov
46Hm m .
n `
. .. — ��• WM o J O�
_N
"-
m
i
"ISI \ ' ✓
� s
II w o
Zoo
I� 1
I
I � ,
Q
ryy
— 1\ O p
f..
I
mw \\� -- N -
/ \ s
w>z �
u�w
<<.
On m
yrs �
N
.7
V O
O � a
O v�
F
� a x
p, U_
O m m m U
O '
m
U
ZIIg
_n" saa §�� YL
- _ <`, s� ,
L
L y a ti w Ola— H k 4
M o
w
<sH ?
a wo ,"lam �o z� m$�^
z m
z a v Y `z" o'' � � � � � � � s s s` eg a� a3 mg nr � s %€� � �. ,`~•
m w a,., ww w Uwl O U OZ as ik Ya
H 8 d o @a `<'d _ : Bk ffsE U vi - •r _�o£k�F Sa x
€£=a=
w a Jmm�sg oo ~0 a�
a z wo zo
y �
d
i
i
_ � � � \ � , �•) z V '1 \fit, v., � v "L� �. � `��
:-� 1
J
r
\0A\
N
a
� oa
o �y
wi
w o�
_ A
o nom���
W C4 -
mmm mmm 'M'0.
o y U
U
a c
m o s
z w o r w e
z w w ¢ z M W p F §
ac p a c a
O
r Q zw g B a s
wmoo <o
U Q Q m Qi W m i 3 R
a wF'^a,a
s
^
z o
z\w�"moo pasiy ao" '°g°e =a' o'i° �//9 i•i,'
z J y r zo o f we o a� Q a z
z m
m
� M w � m z
a
} z
-:
k"m mrr"� ;•
In
a ri"i o zo o Bqi 3� s3 a� a 5 a i o
3aS za 3'= X53 $i W
i�It
2
- .Z _.-.— ✓ -
1 -7-- Lr ---"
r _ — -
ti
7-1
7 \
� v
-- -.
X
I i
y
o ,
t L.
�V ��
i
� 11
w6\ngi
o-
a,
4 \ \ M ty Y h s
A,�
V� \�
_ 1
a€
Date: July 19, 2013
To: Community Development and Natural Resources Department
From: Engineering Department — Larry Poppler, City Engineer
Public Works Department -- Pete Young, Water Resources Engineer
Subject: Hickory Shores South — DEV -2013-0009B
The Engineering and Public Works Departments have reviewed the Preliminary Plat plans for the
subject project with a plan date of June 21, 2013 and we have the following continents. Bold
continents 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 all regulatory agency permits and approvals prior to
constriction.
3. City Project DEV -2013-0009B should be shown on all plan sheets.
4. Provide survey shot elevations on existing conditions sheet.
5. Provide parcel addresses for adjacent properties.
6. Provide concept plan/ghost plat for properties to the south and east. There may be potential
for additional lots east of Goldenview Lane on an aligmnent of Wedgewood.
Platting Comments
L An easement document is deeded for the temporary cul-de-sac at the end of Wedgewood
Lane.
2. Minimum outlot width for utilities is 20', please revise Outlot C and D.
Grading Plan
1. Provide legend for grading plan.
2. Sidewalk location along Goldenview Lane should be moved to the east side. A trail
connection is requested from the sidewalk on Goldenview Lane to the trail to the east.
3. Provide more details including contours for filling in the existing basin north of Turner
Drive on the west side of the plat. The DRC has reviewed locations for constriction of
park amenities. The existing basin structure location was selected as the appropriate
location for the play structure and picnic shelter once the basin is removed. Trail
connection to providing a looping of system to proposed park located at Tanner Drive
should be evaluated.
4. Driveway grades shall be between 2-10%. Grade for Lot 1 Blk 2 is shown as 11. S%, please
revise.
5. Rear yard drainage swales and EOF paths should be sodded and protected prior to the
issuance of building permits. Notes on the plans specifying drainage Swale sodding and
protection should be added.
6. EOF labeled 959.5 near Rice Lake appears inaccurate.
Phone 952.447.9800 1 Fax 952.447.4245 /-,Nx%,%v.cil),ofpriorlake.coni
7. The EOF elevation for the wetland basin in Outlot B appears to be 959.4 instead of 958.9.
8. Show EOF from all low points on Turner Drive. Provide elevation of high point and flow
arrows along EOF route.
9. Portions of Outlot A do not meet minimum 2% grade, please revise contours.
10. There are numerous areas where proposed contours meet or where jagged edges are shown
please revise. Use spline line type for proposed contours.
It. 966 contour at backyard of Lot 1 Blk 2 does not tie into existing.
12. Contours should tie into proposed contours for Hickory Shores Ott' Addition.
13. Connect 972 contour at Lot 5 Blk 7.
14. Proposed grades for Lots 1-4 Blk 6 in side/backyard areas are 3:1. Are these areas proposed
to be unmaintained? Slopes greater than or equal to 3:1 shall have approved erosion control
BMP installed immediately after finish grading activities.
15. Provide low opening/low floor elevations for properties adjacent (existing) to ponding
areas to ensure requirements are met.
16. Revise Lowest Floor to 957.3 for Wetland Basin on Sheet 8.
17. Wetland Basin west of Outlot A shows bottom elevation at 962.5 but other elevations are
below bottom ( HWL), please revise.
18. Designated park areas will need to be inspected by the City's Parks Maintenance Division
prior to topsoil placement and final grading operations. Park areas shall be seeded as
outline in Exhibit P of PWDM.
Utilities
1. Lift station design shall follow the City's Sanitary Sewer Lift Station Standardization
Policy dated December 2005 (City will provide). Lift station components will need to be
obtained by the City and installed by the Developer's contractor. These components
include the pumps, panel, interior fittings/rails and etc. Specific components should be
discussed with Public Works staff. Design of the lift station will be completed by the City's
consultant.
2. Detailed utility review will take place during final plat submittal when plan and profile
sheets are provided.
3. Overlapping text and notes will need to be revised.
4. Rim for sanitary sewer stub at end of Golden View Lane should be deleted or grade
elevation provided.
5. Environmental manholes with a 3' sump shall be constructed as the last structure prior to
discharge to a waterbody.
6. Evaluation of existing properties to the south would require deeper sanitary sewer on
Golden View Lane.
Streets
1. Detailed street review will take place during final plat submittal when plan and profile
sheets are provided.
2. As a part of the plat. The existing temporary cul-de-sac on Turner Drive will need to be
removed.
3. The temporary cul-de-sac at the end of Wedgewood Lane will need to be designed in
accordance with City requirements (allowance of larger vehicle turnaround). Concrete
curb and gutter will be required around cul-de-sac. Please see comment 3.
4. A discussion should be held with Spring Lake Township for connection to Wedgewood
Lane, This would also eliminate the temporary cul-de-sac and necessary easements.
Hytiroloey
1. This site is not located within Prior Lake's Stormwater Management Overlay District 41
as stated in the stormwater management plan. Standard rate control requirements apply,
and are correctly outlined in Section III of the report.
2. It is difficult to compare existing and proposed rates for the 100 -year rainfall event, and
the rates do not appear to match the table in Section IV of the report. Please clarify and
ensure that the proposed runoff rates leaving the site do not exceed existing rates.
3. The filtration basins and ponds should be modeled separately to differentiate between areas
with dead storage and areas that will have an underdrain.
4. Volume control calculations must consider all new impervious created for the entire site.
It appears that the calculations were done by discharge point (to pond areas) and may not
reflect the actual total new impervious areas of the site.
5. The proposed filtration basins must meet all design requirements and recommendations in
the Minnesota Stormwater Manual. There is a very detailed design section for filtration
basins that should be reviewed, and additional details for these basins must be provided in
the plan set. Reference http://storinNvater.l)ca.state.iiin.us/iiidex.php/Main Page
6. Provide calculations for the proposed detention ponds, to demonstrate that they meet the
required water quality treatment standard and design criteria. The permanent pool volume
for water quality ponds shall be calculated using the Design Calculations for Wet Detention
Ponds by Dr. William W. Walker (1987). See PWDM, P11I.7.
7. Label storm ponds and filtration basins to correspond with the stormwater management
report.
8. Standard details for pond/basica outlet structures, pipe energy dissipation, and all
erosion/sediment control BMPs should be added to the plan set,
9. All required wetland buffers and no -grade zones should be shown as ]latched areas on all
plan sheets,
10. Provide rational method calculations for storm sewer sizing.
11. Show maintenance access for all stormwater structures (inlets/outlets/pipes). Accesses do
not need to be paved.
12. Wetland impacts will be reviewed through the standard Wetland Conservation Act (WCA)
process. Any wetland impacts must be mitigated. A TEP meeting should be scheduled to
review the proposed impacts.
13. The wetland basin in Outlot A appears to be landlocked. The back to back 100 year storm
elevations should be shown.
Erosion control and SWPPP
I. Provide note on the plans specifying that perimeter/downstream sediment control best
management practices should be installed by the Contractor and inspected by the City
prior to any site work.
2. Show rock construction entrance for Turner Drive connection to Hickory Shores 4t11
3. Project must meet the requirements the Minnesota General Construction Stormwater
Permit (MNR10000I). Detailed SWPPP review will take place when additional
information is provided. Note that a ne-%v construction stormwater permit will be active
starting on August 1, 2013. Any projects that apply for coverage after that date will need
to comply with the new State requirements. Reference
lift ://Nvww. ca.state,rnn.us/index. h /water/watgrA 7 es-and-
pro2rams/storrnwater/construction-stornrwater/rnyea-to-re„-issue-construction-
stormwater- eneral- ermit.html
Date: July 19, 2013
To: Ron Mullenbach, DR Horton
Nick Polta, Pioneer Engineering
From: Jeff Matzke, Planner
Community & Economic Development Department
Subject: Hickory Shores South Preliminary Plat and PUD
Project DEV -2013-009
The Community & Economic Development Department has reviewed the Preliminary Plat and
PUD for the subject project with a plan date of June 21, 2013 and we have the following
comments;
General
1. Estimated development fees for this project are based on proposed plan net acres on
15.35 ac. (total lot area and local street R/W). These fees include Park Land Dedication,
Street Oversize Charge, Trunk Sewer Charge, Trunk Water Charge, Trunk 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.
4. PUD — Shoreland PUDs which require modifications to impervious surface
calculations by use of tiering require each individual tier to not exceed 25% total
impervious surface (Section 1104.505 (3)). Proposal indicates tiers with 30% imp
surface. Also 50% of total area within shorcland District (1000 foot from lake
OHXV) must be preserved as Open Space (1104.805 (2a)). Proposal indicates 43%
open space but this includes areas outside of 1,000 foot buffer from Rice Lake at
southwest corner of site. Developer could request lot width, lot area, and setback
modifications through Flexible Development Ordinance (Section 1106A).
Impervious surface requirements listed above would not be applicable under
Section 1106A but are applicable under PUD Ordinance; however, impervious
surface modifications above 30% lot coverage per lot as proposed could not be
Phone 952.447.9800 / Fax 952.447.4245 / mrN%,%v.cityofpriorlake.com
considered under Flexible Development Ord. (Sect. 1106A). (See memo comment
under Tree preservation Plan category).
Preffi inary Plat
1. Identify Outlot A as Park in intended to deed area as parkland.
2. Indicate all drainage and utility easements on Preliminary Plat.
3. Setback table labels 7.5 foot side yard setbacks but plans are labeled with 10 foot typical
setbacks. It appears that 10 foot setbacks would work for nearly all building pads as
proposed.
4. Building pads for lot 1; block 7 and lots 7-8, block 5 are in side setbacks as proposed.
Revise accordingly.
5. Remove bluff setback info from setback table. No bluff areas are located on site.
Tree Preservation Plan 1 Landscape Plan
1. Indicate total heritage tree inches with total heritage tree inches removed/saved. Credits
are given for heritage tree inches preserved. (Section 1107.2103 (3))
2. Previous plat submittal (Golden Pond) from 2006 indicated significant tree preservation
of unique environment (Maple/Basswood forest areas) and wetland
protection/preservations. This Hickory Shores South proposal indicates similar
preservation. Developer could consider application of project under the Flexible
Development Ordinance (Section 1106A) rather than PUD Ordinance.
3. Landscape Plan identifying proposed replacement trees species and locations is required
for review and approval with the plat. City Staff would recommend Maple and
Basswood species proposed in tree planting list since these species are proposed for
removal with project.
4. Lot 6, Block 5 requires 4 trees for a corner lot. 3 trees are indicated; revise accordingly.