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HomeMy WebLinkAbout5A - Bluffs of Shady Beach PrePlatMEETING DATE: AUGUST 5, 2013 AGENDA #: 5A PREPARED BY: JEFF MATZKE, PLANNER SENG THONGVANH, PROJECT ENGINEER AGENDA ITEM: CONTINUED DISCUSSION 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 History 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. On July 1St the Planning Commission held a public hearing. At the meeting comments were made by members of the public related to the following concerns: • A street connection to Shady Beach Trail would impact parking and traffic in the area • Impacts to storm water runoff onto Shady Beach Trail • Impacts to existing sanitary sewer service • Tree removals proposed with the site The Developer also presented a conceptual cul-de-sac design at the meeting that he stated was found in higher favor by area residents during neighborhood discussions due to the lack of street connection to Shady Beach Trail. The Planning Commission voted to table the public hearing to July 1511 and allow the Developer more time to complete a full set of plans to evaluate the developers redesign proposal. On July 151t' the Planning Commission continued the public hearing and discussion of the project. Many similar concerns identified at the July 111 public hearing were restated at the July 15th meeting be area residents. After the public hearing was closed, the developer was directed by the Planning Commission to pursue revising the development plans to indicate a looped street with two connections to Aspen Avenue and address comments as Prone 952.4479800 / Nam 952.447.4245 / Ns-�Nrv.cityofpriorl�[<e.corn indetified by City Staff including storm water comments. Current Circumstances The revised development proposal calls for a subdivision of the property into 21 lots and 2 outiots 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. Topography: 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. Vegetation: 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 the south. 2030 Comprehensive Plan Designation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zoning: The site is currently zoned R-1 (Low Density Residential). The density for the proposed plat is approximately 2.6 units per acre. PROPOSED PLAN Lots: The revised development plan calls for 21 lots to be constructed with a single family homes. The lots range in size from 12,000 square feet to 20,895 square feet with an average lot size of 14,392 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 requirement (ft.) Front 25* Side 10 Side Yard Abutting a Street 25 Rear 25 Pond (high water elevation 30 *Lots 2-5, Block 2 propose specific front yard setbacks of 30-55 ft. Impervious 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 to construct a through street connecting existing Ridgeview Trail street stubs. The through street will provide ease of maintenance and redundant access point for residential egress and ingress. Site topography dictates that segments of the proposed street will be at 8%. Although this grade is the maximum allowed, it meets the allowable slopes per the City's design guidelines. Sanitary SewerlWater 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 main stubs located on Ridgeview Trail. 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 receives no stormwater treatment before being discharged to Prior Lake. The project also proposes an infiltration basin at the southern end of the site along Shady Beach Trail. City staff has reviewed the storm water management plan for conformance to City requirements. Comments and requirements not yet addressed in the storm water management submittal are contained in the engineering memo. Tree Removal/Landscape Ian: 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 212 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. The two corner lots (Lot 1 and 7, Block 2) as proposed are below the lot area requirements, and the average proposed lot width is 16% below the standard lot width requirement for the 21 lots. 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 4-9, Block 2. City Staff believes this preservation of existing vegetation will meet the intent 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 assure compliance with the Public Work Design Manual requirements and City Ordinances prior to approval of the Preliminary Plat. However, 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, therefore City Staff recommends approval of the plat and PUD subject to the listed conditions. 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 approval of the item subject to listed MOTIONS: conditions. EXHIBITS: 1. Location Map 2, Revised Bluff of Shady Beach Development Plans 3. Community Development Dept. Memorandum dated 7-31-13 4. Engineering Memorandum dated 7-29-13 v 1 ' O WOOD ST NE Q ow AN, QIP 1 ---..----------nmmmm - HUI 7D HIM ems 10 Q ffi MUM! MM,MAP 01 AT INUMIRM 01 QW, 1 !HMHHH! 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J d7� ?foo Vk r' uVy �T O �-I M�M �MO'YlOSSSZ alli 9NLMYY4 YL09SSZ—lff �ON l.'13Mdd —'°N 'beb ew " �'�` 01Z 3AVl NOINd 30 Allo HOV38 AOVHS d0 S3dfll8 W Cfl � U n au1 sa7azaoss� �apya� �;; a'w�oNVId .y m Hweo Ravev i N011V1S3NOd3N panssl r a a "� a ^ m � a " F read J a rca r d "� Date: July 31, 2013 To: Greg Schweich, Copper Creek Development Ftorn: Jeff Matzke, Planner Community & Economic Development Department Subject: Bluffs of Shady Beach Preiiminaiy 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 July 9, 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 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. PreliminaLy Plat 1. Identify specific proposed setbacks for Lots 2-5, Block 2. 2. Revise lot width indicated for lots adjacent to outlots to not include outlot width. Tree Preseii�ation Plan / Landscape PIan 1. Indicate tree species for proposed replacement trees. Plan should indicate minimum 2 trees per front yard and 4 per corner lot 2. City Staff recommends a conservation easement area be indicated for saved tree areas along Shady Beach corridor to ensure Riture preservation of these trees. Indicate conservation easement area on plans. Pliont 952.447.9800 / Fax 952.447.4245 / w%v%v.cityofpriorlal:e.com Date: July 29, 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 July 25, 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 all 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 mote on plans stating working hours are M -F 7am-7pm and 8am-5pm Saturdays. Grading Plan 1. Show EOF, EOF elevation, and flow path on the grading plan for street low point. 2. Provide house style details with the grading plan. 3. Show construction limits. 4. Show lot corner elevations on the grading plan. 5. Maximum slopes for maintained areas shall be 4:1. 3:1 slopes are allowed for unmaintaitied areas. Areas proposed to be greater than 3:1 will need approval of City Engineer. Numerous backyard and sideyard areas seem to be greater than 4:1 (maintained), please verify and/or revise. 6. Connect proposed contours at street. 7. 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). 8. Provide driveway slopes on the grading plan. Slopes shall be between 2-10%. Phone 952.447.9800 / Fax 952.447.4245 /i+,N �, �.cityofprioriake.com 9. Provide additional contour/existing topo information for property west of infiltration basin 2 and along proposed storm sewer alignment along Shady Beach Trail. Low floor/low openings for adjacent property should be provided and verified. 10. Maintenance access is required for inlets/outlets of both infiltration basins. Steep grades within Outlot A may present a challenge, Accesses must be maximum of 8% grade, 2% cross slope, and 10' wide. Access easements shall be dedicated at the time of final platting. 11. Shed for adjacent property is located within property line of Lot 7 Blk 1, please coordinate shed relocation with property owner. Grading work is proposed for this area as well. The same situation is located at Lot 1 Blk 2. Easement will be required for grading beyond property line. 12. Proposed grading may impact additional trees on Lot 2 Blk 2. Utilities 1. Detailed utility review will take place during final plat submittal when plan and profile sheets are provided. 2. Provide outlot for storm sewer from basin 1 to Shady Beach Trail. 3. Storm server size and grade shall be greater than 15" ID and 0.5% slope. 4. Provide more information for storm sewer design so that potential drainage area boundary changes can be evaluated for the 100 -yr rainfall event, Capacity of inlets (assuming they can receive a maximum of 3 efs) may limit ability to drain all runoff to infiltration basin 1 during larger events. Multiple catch basins may be required. 5. Please note pre and post televising of sanitary sewer impacted by grading will be required. 6. Utility note for sanitary service should be revised to 4" instead of 6". 7. Watermain sizing should be revised to 8" DIP, 8. Utility note for water service should be revised to be 1" Type K copper. 9. Service connections are not allowed in sanitary sewer structures. Services missing for Lots 1 Blk 1, Lots 1-4, 10 Blk 2. 10. Environmental manholes with a 3' sump that is road accessible shall be required prior to discharge to any water body. 11. Proposing to add a new stormwater outfall to Prior Lake will require additional details. Is the storm sewer pipe to Prior Lake along Shady Beach Trail proposed to be installed on private property? The alignment should be located within the public right of way or easement should be provided. Additional existing topographic information and design details are required to determine the potential impacts of this route and outfall. 12. Should storm MH 7 include inlet grate to capture additional drainage flowing down Outlot B. Sheets 1. Detailed street review will take place during final plat submittal. Hydrolozy 1. The proposed infiltration basins provide runoff volume control to meet current City standards (0.5 inch over all new impervious surfaces). However, the new State construction stormwater permit (N4N 8100001, effective 8/112013) requires on-site retention of 1.0 inch of runoff for all new impervious surfaces must be provided. The project, as proposed, meets this new requirement. For the 2.0 acres of new impervious surface proposed for this project, 7,260 cubic feet of volume control is required. The proposal is to create a total of 10,732 cubic feet of volume control within the infiltration basins, or 3,472 cubic feet of volume control above the requirement. The volume control requirement for the off-site impervious areas routed through the project (2.15 acres) would be 7,805 cubic feet based on the new State permit requirements. The PUD benefit is therefore less than stated in the stornnwater report when the State requirements are considered. The additional volume control provided as a PUD benefit is therefore 44% of the requirement for the off-site impervious areas routed through the project. 2. A minimum of two soil borings or infiltration tests are needed within the footprint of each proposed infiltration basin to verify the design infiltration rates. 3. Submit design information for the proposed infiltration basins consistent with Minnesota Stormwater Manual recommendations and requirements. There is currently not enough information included in the plan set to adequately review the infiltration basins. The following information must be submitted (per MN Stormwater Manual): a. Native soils in the proposed infiltration area must have a minimum infiltration rate of 0.2 inches per hour. b. Infiltration practices should not be situated on fill soils. It appears that at least part of the proposed Infiltration Basin 1 would be constructed on fill. Please reconfigure the basin or submit additional design information showing how stability concerns will be addressed. c. Impervious area construction must be completed and pervious areas established with dense healthy vegetation prior to introduction of stormwater into the infiltration basins. d. Infiltration basins must be designed with a minimum vertical distance of 3 feet between the bottom of the basin and the seasonally high water table or bedrock layer. Submit soil boring information to show that the basins meet this requirement. e. Ensure that the rninirrrum setback requirements are met. f. Consider alternatives to providing a swale for the EOF from Infiltration Basin 1. At a minimum, the proposed drainage path (swale) must be evaluated to ensure that it can handle expected flows. Provide design calculations for this swale. g. Reference for requirements: li tp://storrnjNrater.pea.state.mir.us/iiidex.l)llip/Design_criteria for Infiltration trench 4. Land area used for stormwater management features and drainage routes must be dedicated as either outlots or drainage and utility easements. 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, natural area preservation, 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. No information for potential volume control credits has been submitted for this project. Considering the existing trees at the site and potential for other credits, submitting information about volume control credits is recommended. 6. Verify locations and design of all overland drainage routes for capacity and erosion potential. The potential for erosion on adjacent properties due to modified drainage patterns must be addressed. 7. Because a standard wet pool detention pond is not being used, additional information is required to show that the site meets the water quality requirements of a 60% reduction in phosphorus and a 90% reduction in total suspended solids. Documentation must be submitted based on literature values or independent laboratory work to demonstrate performance of the infiltration basins. A standard water quality model such. as P8 or WinSLAMM would also be acceptable. 8. Dikes used to create ponding areas must at maximum use 4:1 slopes and measure 10' wide at the top. A clay core should be designed in consideration of groundwater flow. Soils data is required and dike design must address dike stability. Outlet pipes through engineered dikes with head differences greater than 6' should be designed with anti -seep collars. Sand bedding shall not be used through dike section. 9. Use standard City detail for outlet control structures. 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 an equivalent soil stabilization BMP) 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. Project must meet the requirements the Minnesota General Construction Stormwater Permit (MNR100001). Note that this permit was recently reissued and the State's erosion/sediment control requirements have changed. A detailed SWPPP review will take place during final plat submittal.