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Home My WebLink About10A Copper Cove Prelim Plat Deny 4� p ��1P ti � v � 4646 Dakota Street SE Prior Lake, MN 55372 �SO� CITY COUNCIL AGENDA REPORT MEETING DATE: AUGUST 12, 2013 AGENDA #: 10A PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR PRESENTED BY: DAN ROGNESS AND LARRY POPPLER AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION ADOPTING FINDINGS OF FACT IN SUPPORT OF DENYING THE PRELIMINARY PLAT KNOWN AS COPPER COVE DISCUSSION: I ntroduction The purpose of this item is to review the proposed Preliminary Plat known as Copper Cove as submitted to the City from K. Hovnanian Homes in relationship to City Code, City Staff comments, and the Planning Commission's recommen- dation. The property is located on a 45-acre site located south of County High- way 42 and west of Ferndale Avenue. The plat shows a residential develop- ment consisting of 65 Low Density single family conforming residential lots. The area encompasses two parcels of land with wooded areas to the north, a unique wetland, open field areas in the center, and one existing residential � home site to the south near the shoreline of Lower Prior Lake. • Hi StOry 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 regard- ing streets, utilities, trails, and storm water. The Planning Commission voted to table discussion of the preliminary plat to the July 15th meeting and advised the developer to consider changes to the trail nefinrork near the wetland, con- sider revisions to address street and utility concerns of City Staff, attempt to coordinate with the adjacent property owner to the west to develop an overall plat design that may utilize joint infrastructure needs, and revise the hydrology to meet City standards. On July 15th the Planning Commission continued discussion of the project, yet major utility and street concerns remained for the City Staff and the Commis- sion. Therefore, the Commission directed the applicant and City Staff to con- tinue conversations to alter plans to address these major issues; the item was tabled to the August 5th meeting. City Staff has since meet with the developer on July 24th; correspondence is attached regarding this meeting and follow-up after that meeting. On August 5, the Planning Commission unanimously (4-0) recommended de- nial of the preliminary plat based on issues raised by City Staff noted below. Current Circumstances The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, a description of the proposed site, and staff comments about the proposed plat. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total site consists of 45.6 acres. Toao�raahv: 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. Vepetation: 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 Conser- vation 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: This property is designated for Urban Low Den- sity Residential (R-LD) uses on the 2030 Comprehensive Plan Land Use Map. Zonin�: 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 requirements listed in Section 1104, Shoreland, of the Zoning Ordinance. PROPOSED PLAN The development plan catls for a residential development consisting of 68 sin- gle 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 Residential) Zoning District. Setbacks: The residential lots have proposed setbacks that will meet the min- imum 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 individual residential lot within the Lower Prior Lake Shoreland District is 30% of the total lot area as required by the Shoreland Ordinance. Densi : 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 2.83 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, one of the most high quality wetlands within the City. Considering the nearby park, there is an opportunity to provide a trail connection 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 fea- ture and connect to City park and other trails including the CSAH 42 trail sys- tem. 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. The trail also offers a way to demarcate the property surrounding the wetland which re- duces the potential of dumping of yard waste. Plat changes may be neces- • sary 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 added a short trail segment which overlooks the wetland on the east side. The Comprehensive Plan states, "Trails will link together public parks, com- mercial and industrial areas, regional trails and schools. Trail needs are based on the need to provide trails to serve new growth and to connect new development with the rest of the community, and to interconnect Prior Lake trails with adjacent community trails. Internal access trails within neighbor- hood parks are well received, and looped trails within a park provide accessi- bility as well as an excellent opportunity for exercise and casual strolls". Streets: A number of important street connections are planned for this prop- erty and the adjacent property to the west. Carriage Hills Parkway is a major collector street which will eventually carry approximately 3,500-4,500 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 minor 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 devel- ops. This north/south roadway would include a full access intersection at its intersection with CSAH 42 approximately 800 feet west of Ferndale Avenue. Preliminary conclusions from the County Highway 42 Study Area Plan would appear to support this full access location. Adding signals to this intersection would be done if/when traffic counts warranted their ins�allation. 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 conditions. 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 con- version of Ferndale Avenue in conjunction with the Copper Cove Development. 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 inter- sects with Hampton Street and connects to Street 2. 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 Parkway would remain unbuilt between the Knob Hills Neighborhood and the Sand Point Neighborhood on the adjacent parcel to the west. Scott County has commented that this gap should be completed in connection with this plat. The City Council has preliminarily discussed adding the remaining segment of Car- • riage Hills Parkway to the Capital Improvement Plan for construction in 2014. It is important on a major collector street roadway to reduce conflict points in- cluding driveway accesses. The design of Carriage Hills Parkway would follow the design of Knob Hill to the west and include a center median and left turn lanes. The plat now includes three roadway connections onto Carriage Hills Parkway instead of four; the developer is now showing north leg of Street 6(now street 8) connecting from Cardinal Street to Street 4. The developer continues to propose a short Street 6 cul-de-sac south off Carriage Hills Parkway, which does not meet City Standards. Street 6 is proposed to be approximately 200 feet away from Ferndale to the east. The developer is now showing this con- nection as a right in / right out, thereby avoiding a turn-lane within the center median. This separation distance is less than any other intersection separation east or west on Carriage Hills. The shortest distance already constructed on this roadway is approximately 300 feet. The City's Public Works Design Man- ual (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 /aid out so as to intersect as near/y as possib/e at right ang/es, except where topography or other conditions justify variations. The minimum ang/e of intersection of streets shall be eighty (80) degrees. Loca/ street inter- sections must have a centerline offset of at /east 280 feet. Local streets in- tersecting with a co//ector or higher order street must have a centerline ofifset of at /east 660 feet unless topographic or other conditions render the requirements of this provision unreasonab/e." 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 standard 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 topog- raphy 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 development project presents unique challenges, especially in Prior Lake. On this project, the loca- tion of Carriage Hills Parkway along the high point (ridge) is presenting chal- lenges to the housing styles. The developer must adapt their design to these site characteristics without compromising City standards or adding unneces- sary infrastructure at the cost City taxpayers. City standards have changed over the years as knowledge is gained regarding 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. The reduction of the Street 6 conflict point on Carriage Hills Parkway is strongly recommended. The overall siting of a north/south minor collector location should also be reviewed further due to spacing criteria. Gradins�: 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 develop- ment. Because 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 parcel to the west to show how future street connections could occur. This information is helpful and is satisfactory in showing the future roadway connections and ghost platting. It is undetermined how these proposed road- way grades will affect house styles for the adjacent property. The proposed grades no�th of the large wetland require redundant sanitary sewer discussed in the next section of the report. Sanitarv Sewer/Water Mains/Storm Sewer: Sanitary sewer and water is available 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. This plat proposes a 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 within 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 wetland 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 cur- rently 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 de- sign information showing 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 sub- mittal regarding the wetlands will change several of the critical comments re- garding stormwater management for the wetlands, including allowable inunda- tion periods. At the time of this report, updated information on wetland inunda- tion requirements 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 san- itary 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 Ferndale and Ash. Looking at the overall sanitary sewer system and the grades proposed 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 sanitary sewer to extend the sanitary sewer to this portion of the Copper Cove project. As proposed, this project would construct a 200 foot segment of redundant sanitary sewer that the City would need to maintain in perpetuity. The City Council has preliminarily reviewed the Capital Improve- ment 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 par- cel. Without the connection on Rolling Oaks, redundant or deep sanitary sewer would be needed to serve the property west of Copper Cove. Since the north- ern portion of the plat is proposed to be a second phase of construction, the developer is proposing to connect to the west if the pipe is available. If it is not available, the developer suggests a one-time contribution to the City for the perpetual maintenance for this redundant pipe segment. The Copper Cove development proposes to maintain the existing sanitary sewer and watermain along the north shore of Prior Lake and within backyard lots proposed 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 dif- ficult 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 problems associated with these easements are numer- ous. 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 features must be removed. The grades in this area are also a challenge to maintenance 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, staff anticipates reduced time for maintenance as well as time associated with dealing with residents on building issues within this backyard easement area. The City would pay a por- tion of the cost of this trunk sanitary sewer system movement through oversiz- ing for this development. The oversizing calculation 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 placement of sanitary sewer within backyard areas. Tree Replacement/Landscapins�: 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 replace- ment 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 public 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 ad- ministration fee, and a Construction Observation fee at the time Final Plat. Conclusion As indicated in comments in this report, City Staff has concerns with the overall development design, particularly in relation to street, utility, stormwater, and trail design. While the developer has continued to have discussions with City Staff concerning these issues, there are differing viewpoints in the development design. The City and developer met on July 24th. As a result of the meeting, K. Hovna- nian has proposed additional changes to the plat to address some of the sig- nificant issues. Correspondence regarding the meeting items is attached to the report. The plans depicting the changes proposed were received on July 31 St, 2013. Staff has not had an opportunity to fully review these plans to un- derstand the ramifications of the proposed changes. At first glance, a number of the critical comments remain unchanged as described above. Therefore, staff would recommend denial of the plat at this time. 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 pre- liminary plats moving through the process together. This would allow for the coordination and likely cost savings related to grading, storm drainage, streets and public utilities. While City Staff acknowledges that the current De- veloper 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. ISSUES: The City Council must adopt Findings of Fact in support of denial, as included in the proposed resolution. The Council can add or change these findings as well. If the Council wants to approve the Copper Cove preliminary plat, it should direct staff to return to the August 26th meeting with a revised resolu- tion and findings in support of the plat. FINANCIAL Long-term costs associated with the city's maintenance of redundant sanitary IMPACT: sewer and/or sewer located along lakeshore property, and the unnecessary maintenance of a cul-de-sac within the proposed plat. ALTERNATIVES: 1. Motion and a second to approve a resolution adopting findings in support of denial of a preliminary plat known as Copper Cove, or as may be amended by the City Council 2. Motion and a second to direct staff to return with a resolution in support of the preliminary plat known as Copper Cove. 3. Motion and second to table action and request staff to provide additional information as directed by the City Council. RECOMMENDED Staff recommends Alternative #1 MOTION: ATTACHMENTS: 1. Location Map 2. Preliminary Plat Plans (7/31/13) 3. Email correspondence befinreen Developer & City Staff (8/1/13) 4. Planning Commission Minutes O � PRIp � U er� 4646 Dakota Street SE '��Nnrss��' Prior Lake, NIN 55372 RESOLUTION 13-�ooc A RESOLUTION ADOPTING FINDINGS OF FACT IN SUPPORT OF DENYING A PRELIMINARY PLAT KNOWN AS COPPER COVE Motion By: Second By: WHEREAS, An application for a Preliminary Plat was received by K. Hovnanian Homes (the "Developer") for a proposed single family housing subdivision known as Copper Cove (the "Plat") on property owned by Lot 1 Partnership; and WHEREAS, The City of Prior Lake (the "City") issued a letter noting a complete submission on March 15, 2013 with a 120-day review period identified as ending July 15, 2013, which was further extended by the Developer to August 31, 2013; and WHEREAS, A Public Hearing was held by the Planning Commission on Monday, June 17, 2013 with further discussion held by the Commission on July 15, 2013 and August 5, 2013; and WHEREAS, The Developer has submitted two revisions to the Plat dated May 9, 2013 and July 26, 2013; and WHEREAS, Minnesota Statute Section 462.358 permits cities to adopt subdivision regulations including regulations relating to streets, storm sewer, water and sanitary sewer improvements. Preliminary plats must meet all such regulations adopted by the City; and WHEREAS, The Planning commission unanimously recommended denial of the Copper Cove Preliminary Plat on August 5, 2013 based on factors including, but not limited to, City staff's recommendation for denial, noncompliance with certain City Subdivision Ordinance and Public Works Design Manual standards, lack of hydrology approval, and public infrastructure issues. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The City Council of Prior Lake hereby adopts the following Findings of Fact in support of denying the Preliminary Plat known as Copper Cove: a) The Plat does not meet the street intersection spacing standards of a minimum of 660 feet on collector streets (Carriage Hills Parkway) as identified in City Code Subsection 1004.406 of the Subdivision Ordinance, Design Standards; and b) The Plat causes the City to accept a redundant sewer system pipe in Ferndale unless the northern part of the Plat can connect to a future sanitary sewer pipe extending to the Plat from the west. City Code Subsection 1005.500 requires that all sewer and water facilities be installed in accordance with City standards and specifications and are subject to City approval; and c) The Plat does not support the City's recommendation to relocate an existing sewer pipe from its location in close proximity to Lower Prior Lake to the Plat's street right-of-way. The Public Works Design Manual Section 4.12 prohibits the installation of public utilities on private property, and it includes a standard locations plate (#104) directing sanitary sewer in public right-of-way; and d) The Plat does not include City staff's recommendation to propose a pedestrian trail system around the unique wetland located within the Plat. City Code Subsection 1004.501 allows the City to make final determinations regarding sidewalk and trailway placement; and e) The Plat raises concerns about overall design and off-site impacts to undeveloped land directly to the west in relationship to stormwater drainage, the location of a future north/south minor collector street, a complete connection of Carriage Hills Parkway as an important east/west major collector street, and the efficient design of public infrastructure; and fl The latest set of revised plans for the Plat, dated July 27, 2013 was received by the City on July 31, 2013, thereby not giving City staff sufficient time to review and make a full evaluation report on items including, but not limited to, grading, hydrology and public infrastructure; and g) City staff recommended denial of the Plat as identified in the Planning Commission Agenda Report for the August 5, 2013 meeting. PASSED AND ADOPTED THIS 12"� DAY OF August, 2013. 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Call to Order: Acting Chairman Roszak called the June 17, 2013 Planning Commission meeting to order at 6:00 p.m. Those present were Commissioners, Roszalt, Blahnik, Spieler, Hite, Pianner Jeff Matz(ce, Community and Economic Devalopment Director �an Rogness, City Engineer Larry Poppler and Community Development Assistant Peter Aldritt. 2. Approval of Agenda: MOTION BY ROSZAK, SECONDED BY SPIELER TO APPROVE THE JUNE 17, 2013 MEETING AGENDA VOTE: Ayes, Blahnik, Spieler, Hite, and Roszak. The Motian carried. , 3. Consider Approval of June 3, 2013 Meeting Minutes: MOTION BY HITE, SECONDED BY BLAHNfK TO APPROVE THE JUNE 3, 2013 MEETING MINUTES. VOTE: Ayes, Spieler, Hite, Blahnik, and Roszak. The Mation carried. 4. public Hearings: A. DEV-2013-0005 Copper Cove Preliminary Plat. K. Hovnanian Homes is proposing a residential subdivision of approximately 68 single family Iots fo be known as Copper Cove. The subject property is Iocated south of CounEy Road 42, ort the north side of Lower Prior Lake, east of Blue Bird Trail and west of Sand Point Beach. Planner Matzke presented K. Hovnanian HQmes has submitted request for approval of a Preliminary P1at to be known as Copper Cove. The property is located on a 45 acre site located at a sife south of Caunty Highway 42 west of Ferndale Avenue. The development plan cails for a residential development consisting af 68 L.ow Densify single family residential lots. The area encompasses two parcels of Iand with wooded areas fo fhe north, open field areas in the center, and one residential homes site to the south near the shoreline of Prior Lake. ' Engineer Poppler presented on the ufilifies and the road connections related to the plat, There wilf be connections to our major collector roads and minor collector roads in the area. It i is impo�tanf thaf these conrtections are in place correctly. Once the vacant land to the west is � devefoped, it will allow traffic to flow to these roads smoothly. He discussed the grading on the j site as well as the wetlands and a trail Iocation araund the wetland. 1 � � 1 I I � i June 17th Planning Commission Minutes Planner Matzke stated there are stilf some comments thaf have not been addressed. Due to state statutes, there is time limit that expires on July 15; that is why the Pianning Commission is reviewing it tonight. Matzlce did receive notifica#ion that K. Hovnanian is planning on extending the deadiine. Commissioner Questions: Blahnik asked whether fhe north cul-de-sac compiiss wifh city standards? Engineer Poppler responded yes. Blahnik asked about the sewer line along Ferndale; would there be a lift station? Engineer Popper responded no because it is a gravity sysfem. Spieler asked about fhe sewer system and the difference in (ine lengths; why would it need to go all the way around a neighborhood? Engineer Popp(er responded this is the interceptor line that flaws to the water treatment facility; the future line needs to connect to that existing ane. Spieler asked how development to the east flaws7 Engineer Poppler responded that it flows to the south. Spieler asked how the proposed soufh cul-de-sac design is different than the city standard? Engineer Poppler responded that #he shape does not have a long throat tear drop shape. Staff feets that the cul-de-sac is unnecessary. With some modifications, it could be eliminated. Spieler asked about the cost to mainfain the proposed retaining wall around a pand? � � Engineer Poppler responded about $20.00 per #oot; the wall is about 4 feef tall and nearfy � surrounds the pond. Spieler asked how much maintenance is involved for a retaining wa[I? Engineer Po�pler responded that fhere is nof frequent maintenance, but if masonry comes � loase or it starts to fall apart, the city needs to get out and repair if. � f Spieler asked about fhe easement along the shoreline? The city would like it in the street? ; i I Engineer Poppler responded there will be costs to move it to the street, but it will be worth it in the long run. ft takes a lot of staff iime dea(ing with easements in the middle of back yards and it greatly increases the chance of structures being placed in the easemenf. Access is ; much more difficult when it is in a yard versus the street. i I ; 2 I I i June 17th Planning Commisston Mlnutes Hite asked if it were to be changed to city standards would there be an impact to the retaining wall? Engineer Poppler responded that is undetermined. Roszak asked about the trunk sewer line; does the development to the east and west drain to the sewer; was it desigrted for that? i i Engineer Poppler responded yss; it was designed far that. MOTION BY BLAHNIK, SECONDED BY SPfEIER TO OPEN THE PUBLIC HEAR[NG AT � 6:40 P.M. � VOTE: Ayes, Hite, Spie{er, Blahnik, and, Roszak. The motioned carried. Applicant Kevin Clark K. Hovnanian Homes presented on the project. This is a complicated project. City s#aff has done an excellent job working with us. There are issues and disagreements, but there is agreement in many areas. The goals are to develop the land in the most efficient and effective way to provide quality housing stock that boosts the tax base. He fhen went on to discuss #he specific goals and objectives of the plan. Commissioner Questions: Hi#e asked are there traffic studies on Ferndale7 - Appficant Clark responded they did counts and projections on Femdale. Hite asked how many cars are estimatad to use Femdale? Applicant Clark responded it is most likely that the cars wi(1 take the path of least resistance and go to Carriage Hills Parkway and then to the light. Hite asked what is the sfrategy to work together on this project and resolve all of these issues? If the ifem is fabled, how will these [ssues get resolved? � App[icant Clark responded i# takes 1[me to get comments answered and to #igure everything � out. When a proposal is brought forth city staff reviews it and then fhe comments are direcfed back to us to change. There are still a[ot of diffarent aptions out there. More discussion is needed. It is great to have the Planning Commission's and the public's input tonight. Hite as[ced about the easement along the lake; if the sanitary sewer fine would be relocated in the street, woul� that require a lift station? Applicant Clark responded no it would not, but this wiil happen in phases. There would be � numeraus intermediate sfeps to finally get the pipe in the street ancf be able to serve a{I the residenfs on the la[ce. � Blahnik asked about their previous proposal fo includs smaller lots anc! a F'UD. � I 3 i I � i � June 77th Plann(ng Commisston Minutes Applicant Clark responded that originally they presented a concept plan for a PUD with reduced lot sizes. The current proposal is for a tradifional development that meets all of the City's standards. Blahnik stafed he is glad #hat tha currenf proposal is for a traditional development and #hat the devefoper wili be signing the extension for the review period. Blahnik asked about the trail around the pond; did they consider having the trail go completely around the pond? Applicant Clark responded they have looked at it, buf there is a buffer around the wet(and and I the terrain is very steep; if would require numerous free removal and retaining walls. There is not an easy and practical way of getting the #rail comp[etely around the wetland. Blahnik asked if it would be possible to connect the trail arounci the entire pond, excluding the south shore af the pond. Applicant Clark responded that in order to take the frail narth we woutd have to either get permission to build in the no-build zone or they would lose a Iot. Blahnik stated that as an option, they could possibly construct the frail along the north east part of the pond and connect to Ferndaie. Blahnik asked it would make sense to connect the northern cuf-de-sacs fo a future street to the east? Applicant Clark respanded that connecting the northern cu(-de-sac fo the east is difficult; there would be some significant grade changes. The driveways would need to go fo the north unfil that properfy is read to develop. lt creates an inefficiency on the land due ta the connection requirements on Carriage Hills Parlcway. Btahnik_stated he would like fur�her exploration of the connection of the roads and to determine who owns the property to see if it would be feasibls. Blahnik asked whether the neighboring properties are aware of these connection issues? , � Applicant Clark responded that he cannot speak for the owners, but they are not in a position ( to approach them. This wou(d be taking on too much at one time. At this time and to the best ` of his knowledge, there has been little movement on the neighboring property to develop. Blahnik asked whether the neighboring property knows about sewar connec#ion issues in i regard to their property? � Applicant Clark responded no; if is premafure to say at this time. j ; Blahnik asked about phasing. I I i I 4 � i June 17th Planoing Commission Minutes Applicant Clark responded it is really market demand. We would not mast grade the who�e site. We would phase each section and plat each phase as lots are sold. Spieler asked on the cul-de-sac could it be shifted to the soufh? Applicant Clark responded it would significantly affect the lake lots because of the grades. Spieler asked on the construclion traffic where thaf would be access? Applicant Clark responded it would be through carriage hills parkway, as the development worked northward then a possible tempo�ary access point off of 42 may be used. Spieler asked with fhe different phases what woulcf the designs be? Would they be different through the phases? Applicant Clark responded currently we are in the design phase. They would be 2 level single family homes 2,100 #0 2,900 square footages, in the 400s ta upper 400s. The fake lots we may sell to custom builders. � Spieler asked would there be variances an the lake (ots? i Applicant Clark responded the buyers would be aware of what city standards are. � Spieler asked would there be an association with the neighborhood? Applicant Clark responded yes but only for #he maintenance of the monument sign. Roszak asked about how many phases are anticipated if starting in the south and working north? Applicant Clark responded about 2 or 3 phases fo go from the soufh line to the norfh [ine. I Pub{ic Comment: I John Shardlow, Stantec Engineering stated on behalf of fhe Bolger's, he has bsen hired to help understand how to plan the piece of property and to learn how the Copper Cove Plat will affect the Bolgar properfy. One concern is t�e connectivify of the road systems and a second concern is to not get stuck with the ghost plat. It is obvious thaf this property would be better developed as one and rtot each ha[f at separate times. Since this is not the case, the developers need to da the best they can to not hinder one side or the other and to ensure a ; quality deve(opment. The Bolger's are actively moving forwarci with development, and they still � have issues to be worked out that may impact both sides. _ i Joseph Kutz, 6350 Hampton St. stated currentiy Rolling Oaks neighborhooci is on well and sepfic system. If the sewer line were to be extended #o thaf area the neighborhood woulc{ need to be updated. The north south collector should be insfailed first to ease traffic flow before the , 5 ' i i ; ; June i 71h Plannfng Commission Minutes connection fa 42 is complete. Ferndale, Ash Circle and Hampton due not meet City standards and should be updafed before more traffic is direc#ed on the streets. Lynn Spieker, 44226 Ash Circle NE presented her concerns about the development. The traffic impact on Ferndale is a concern as it is constructed narrowly and not able to handle a lot of traffic. The tree remaval is significant it would be nice to see a greater replacement. What do the park dedication fees go to? The Prior Lalce boat access wili see an increase of use, how will that be handled? Tim Connors, 14113 Ash Circle N� statec� fhe road cortnections need to be closely looked at. The traffic and ciirection of flow is a concem. Tom Schultz, 5403 Carriage Hills Road stated there should be a better plan for Ferndale. He had cancerns about the roads and tra�ic flow. Ryan Nelson,14198 Ash Circle NE stated his concerned with the traffic flow on ash circle and Ferndale, and the new proposed streets. Eve Gilcter,14240 Ash Circle NE stated her concern with the street fraffic an Ash Circle and Ferndale and the impact on the neighborhood. Bob Scheeier,14254 Ash Circle NE stated the land is very beautiful and the topography is great. He would like to see fhe praperty to be preserved as best as it could. Jim Spieker, 14226 Ash Circle NE stated his conce�n on the trees and that with the significant remova( that proper replacemen# will be done MOTION BY BI.AHNIK, SECONDE� BY SI'IELER TO CLOSE THE PUBLIC HEARING AT 8:06 P.M. VOTE: Ayes by Blahnik, Spieler, Roszak and Hite. Commissioner Comments Hite stated she appreciates the comments and concerns from the residents. It would be great to have both parcels develop together. It is nice to see fhat both representatives from the fwo sides were here to answer questivns and present on the issues. She respects that the developer has worked closely with staff to try and address as many comments as possible. The concern related to the frail, she is pleased with the proposed trail, there would be significant tree removal and possibly damage to fhe pond if it were to go around the entire pond. There are outstanding issues and during this period of extension time the parties should work together to resolve these issues. City staff shauld look at Ferndale and how it will handle the increase of traffic. Hydralogy is also a big issue fhat needs to be handled. She stated her recommendation is to fabfe the issue until a later date. 1 i Spieler stafed he echoed commissioner Hite's comments. The collector road that goes north � south shoufd not hinder either side of the properties. The sfreet connecfions and current condifions should be looked at. The park doltars should go fo the local parks in that area verses a slush fund t�tat is distributed to a!I the city parks. 6 ; June 17th Pisnntng Commission Mtnutes Blahnik stated his support for tabling the project. He strongly encourages the prope�ty owners ta try and work together. The overall plan would work so much better if fhey cou[d work togefher. The trail system he echoed Spieler's comments. He would like more affention to look at expanding the trail network around fhe pond. Roszak stated he echoed his commissioner's comments and with the wil[[ngness of the applicant o work fhrough fhe comments he supporfed #abling fhe item. Planner Matzke added fo possibly table fhe item to a specific date and fo cor►sider the time for j staffs review. I Blahnik asked the applicant what date could they be ready by? Applicant Clark stated July 15�" Hite asked whaf is the process? By the 95th that would allow for proper plan submittal and review time? Planner Matzke stated the developer will submit updated plans we will review fhem and get comments back. By the 15��' that st�ould suffice enough time. • Hite asked whether the meeting on the 15th would be a public meeting? P(anner Matzke responded it would not be a pub(ic hearing. Roszak asked what is the exfension deadline? � Planner Matzke responded the deadline is August 30�". MOTION BY BLAHNIK SECOND BY SPIELER TO TABLE THE PROJECT UNTIL THE JULY 15T" PLANNING COMMISSION MEETING. VOTE: Ayes Spieler, Roszak, Blahnik, and Hite. The mo#ian carried. Commissioner Spieler was absent from the rest of the meeting. B. DEV-2013-9016 6424 Conrov Variance. Robe�t Welsch is requesting a Variance from the minimum front yard and side yard sefback on a non-canforming lot in the R-9 (Low Density Res9dentia!) Zoning �istrict. The prope�ty is located on the north end of Lower Prior Lafce off at 6424 Conroy St. Planner Matzke presenfed Bob Welsch, property owner of the subject property, is requesting ; variances in order to allow for fhe consfruction of building additions on a property located at i 6424 Conroy Street NE. The properiy is located along the rtorthern shores of Lower Prior � Lake, south of Greenway Avenue, and west of Shady Seach Trail. The properfy currently ; contains a single #amily home. The following variances are requested, a 6.1 faot variance from � fhe required minimum 20 foot front yard sefback using the average front yard setbacks of the � i � i July 15th Planning Commission Minutes Bfahnik stated he supported tabling the project. He is confent with the lot widths, sizes and depths. His issues were related to the run-off and stormwater, the long cu[-de-sac, and the connection is to Aspen Avenue. He does want to see the conservation easement in p{ace. Hifis asked if the developer could be ready to meet the August 5th Planning Commission meeting? Applicant Schweich stated yes. MOTION BY BLAHNIK, SECONDED BY SPIELER TO TABLE ITEM 4A UNTIL THE AUGUST 5rH PLANNING COMMISSI�N MEETING. VOTE: Ayes by Blahnik, Phelan, Spieler, Roszak and Hite. The motion carried. 5. Old Business: A. DEV-2013-0005 Conper Cove Preliminary Plat. K. Hovnanian Homes is praposing a residential subdivisian of approximately 68 single family lots to be known as Copper Cove. The subject property is locafed south of County Road 42, on the north side of Lower Prior Lake, east of Blue Bird Trail and west of Sand Point Beach. Planner Matzke Presented the Planning Commission held a public hearing regarciing 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 impacts. At the meeting � City Staff identified the remaining criticaf issues regarding streets, utilities, trails, and s#orm water. The Planning Commission voted to table discussion of the preliminary plat to the July 15th Planning Commission meeting and advised the developer to consider changes to the trail network near the wetland, consider revisions to address street and utifity concerns of City Staff, attempt to coordinate with the adjacent property owner to the west to develop an overall plat design that may utilize joint infrastructure needs, and revise the hydrofogy fo meet City standards. City Staff has since meet with the developer on June 26th at which fhe developer submitted revised plan exhibits in response to the major comments outfined by City Sfaff. These revised plan exhibits are included with this report and City Staff has upda#ed the trails, streets, utilities, and storm wafer sections of this report to reflect these revised exhibits. Engineer Popp[er presented on the hydrology of the site, street connecfions and utilities of the project. He covered the changes that the city has asked the developer to make in regards to street design and the placement of utilities. Staff has met with the applicant to go over the needed changes. The hydrofogy, street and utility designs do not meet City standards. Staff is recommending denial. • Hite asked on the elevation change from carriage hills down to the lake, what is the elevation of Carriage HilEs. Engineer Poppler roughly 950, 960. Spieler asked how close the collector road could be to the wetland? 6 July 15th Planning Commission Minutes Engineer Pappler responded with a 3Q foot minimum buffer and a 25 foot no-grade zone requirement. Blahnik asked about the status of the adjacent property owners and their development plans. Planner Matzke responded that staff has received a letter in regard to the western proper#y owners; however, the developer may be able to befter respond to thaf question. Applicant Kevin Clark, K. Hovnanian Homes stated that they cannot extend Carriage Hi[Es Parkway due to the separate awnership of #hat property. The sanitary sewer a�ong Rolling Oaks needs to come through that neighborhood, which would require much more city discussion and large assessments. If the line is extended to K. Hovnanian`s property at the time they are ready to do that phase, they would amend their plans to connect. There is no compelling reason to move the sewer along the lake into the street, which would woutcE incur numerous additional costs. The design has been modified for #he cul-de-sacs; the southeriy one is only 8 feet from the city standard. A pond was relocated, and the retaining walls were eliminated. The hydrology changes are still being worked through; each tfesign change triggers a change in the hydrology. They have addressed the outstanding issues to the best of their ability. Hite asked whether retaining walls would be needed around the pond if a trail were to go there. Applicant Clark responded yes. Blahnik asked if this pEat could be approved with sewer connections to Ferndale? Applicant Clark responded yes. Phelan asked about a timeline for the last phase. � Applicant Clark responded that their intention is #o phase in the north side in 1-2 years. ; Phelan asked for further staff clarification on the proposed Capital Improvement Plan {CIP) � budget. � Engineer Poppler responded that it is in the CIP to be done by 2014 up to the western property edge. Commissioner Comments: Phelan stated fhe cul-de-sac can be worked out with staff; the hydrology is a main concern for ; him, and the trail plan needs to be looked at. i Spieler stated the s#ormwater is a concern; the cul-de-sacs can probably be worked out � toward an agreement. There are many elevation changes, and the developer has made some i changes, ; I 7 , , July 15th Planning Commission Minutes Hite stated that trails are in demand, but if the trail goes around the full wetland, there will be more grade changes and tree loss. The developer has done a good job of connect[ng the traiE in other parts of the development; she is not in support with the full trail as requested by city staff. However, the sfreet issues need to be worked out with staff. Stormwater and hydrology information is incomplete. The sanitary sewer connections can likely have a contingency plan. She recommended tabling the project. Blahnik asked about the decision timeline on the project? Planner Ma#zke responded there would be time to tabie; however, staff is looking for action on the item tonight in order to allow sufficient time for city council review. Blahnik stated he is satisfied with the revised traif system. He is concerned wi#h the northern part of the development and the sanitary sewer connection timing. He is content on the southern cul-de-sac, but would like to see the northern cul-de-sac connec#ed. He undersfands that the hydrology piece needs to be further developed. He recommended tabling to #he next meeting. � Roszak stated that if the developer is willing to work with staff and the adjacent property owner at resolving some of these issues, then he recommends tabiing. If the developer is not wifling to work through the issues, he recommends denial. Phelan stated he is fine with the traifs as they are presented. He recommends that staff and the devefoper work together and comprise on the connections. He supported tabling the project. He asked about the cosf of conrtecting Carriage Hills Parkway to Carriages Hills Road; it looks iike the cost will be burdened hy the deveiopers. Engineer Poppler responded that the City coflects trunk oversizing doAars, and it participates in part of the cost far collector streets. The developer pays for the standard 36 foot width. Phelan asked whe#her the City has in the past paid for fhe entirety of the road, and in the spirit of compromise, the City may have greater benefit of the road going through from one end of the develapment #o the o#her. Engineer Poppler responded that he is unaware of doing this; the City general{y pays far the standard width as further defined in the cify's assessment policy. Engineer Poppler stated #hat the cul-de-sacs are of significant concern. There is a City ordinance and standard in terms of sfreet infersection distance, and the proposed intersectians on Carriage Hilts Parkway do not meet the design manuaE and ordinance. He emphasized that city staff is nat okay wi#h the street intersections. Phelan stated he understood staff s concerns. ln the pasf two years that he has been on the commission, he has seen a number of projects come through asking for variances. He is asking in tabling of the project that these issues are worked out in a compromising manner. There is a huge benefit to the City both in revenue and connections if this deveiapment goes through to completion. 8 i July 15th Planning Commission Minutes Hite asked whether concerns have been adequateiy addressed so that both the developer and staff are clear about the commission's direction. Applicant Clark stated that one item could use direction, including the sewer line to the sauth along the lake. Hite asked the age of the current system? Engineer Popp[er responded that the system was installed in the late 70's or early 80's. If is functioning without issues. Staff's real issue, however, relates to access. It is on a steep slope, running through future backyards; it wilf be very problematic for maintenance. Hite stated that based on existing age and condition, she is inclined to not require the developer to relocate the sewer line; she does not see it as a necessity. Engineer Popp[er stated that he is unable to allow Street 6#o connect to the Parkway. Phelan asked for clarification on the north or the south portion. EKgineer Poppler responded both north and south. Phelan asked staff to clarify how are these different from Raven Court to #he west. Engineer Poppler stated thase were constructed prior to today's standards; Carriage Hills is one of the most important roads in the City in terms of cannections and traffic. To have three connections is unacceptable; the city could possibly support two for both sides of the vacant land to develap. Hite asked whether the collector road in the ghost plat has the third connection, and whether fhat is a concern to staff. Engineer Poppler said yes; the distance between Raven and �erndale is 1,400 feet; per the ordinance, there real{y shouid only be one. Phelan asked about a connectian to the east toward Cardinal Streef and whether there is an opportunity to redesign to dead-end and not connect to Carriage Hills. Engineer Popp[er responded that one of the complications is the developer does not contro! the neighboring property; however, it could possibly be redesigned #o connect to Cardinal Streef in the future. Phelan stated that this is an area that could be a compromise. Staff and the developer need to work together a deve[op solutions by the August 5tn MOT[ON BY SPIELER, SECONDED BY ROSZAK TO TABLE ITEM 5A UNTlL. THE AUGUST 5TH PLANNING COMMISSION MEETING. VOTE: Ayes by Blahnik, Phelan, Spieler, Roszak and Hite. The mation carried. 9 July 15th Planning Commission Minutes 6. New Business: None 7. Announcements and Correspondence: Director Rogness presented items that were previously brought before the Planning Commission and action taken by the City Council on thase items. 8. Adjournment: MOTION BY PHELAN, SECONDED BY HITE TO ADJORN THE MEETING. VOTE: Ayes �y Phelan, Spieler, Roszak, Hite and Blahnik. The Motion carried. The meeting adjourned at 8:35 p.m. Peter Afdritt, Cammunity Development Assistant � I � IO I August 5th Planning Commisstort Mfnutes B. DEV-2013-0005 Copper Cove Preiimfnarv Plaf. K. Hovnanian Ftomes is proposing a residential subdivision of approximate(y 68 sing[e family lots to be knoum as Copper Cave. The subject property is lacated south of County Road 42, on the norfh side of Lower Prior Lake, east of Blue Bird Trail and west of Sand Pofnf Beach. Pianner Matzke presenfed stafPs report. Mr. Matzke rtoted a pubiic hearing on this request was held in June and the propased development has since been modifed to include 65 residential units from 68. Mr. Matzke reviewed the praposed transpo�tation network and utill4y connections, Mr. Matzke commented that staif has met with the developer in an attempt ta worfc out cancerns from the previous plan review; hourever, there do remain concerns by city staff. A revised set of plans were submiited lasf week and city staff has not had a chance to fully analyze pian submitfal. Mr. Matzke highlighted ihe major changes from the prev€ous preliminary plat inciuding changes to the praposed fransportaUon network. Engineer Poppler reviewed staffs cancerns and other issues which have nat been resoEved befween City staff and the developer. Mr. Poppler retiewed an email with the Commissioners, which is incEuded in the agenda packet, documenting canversatlons held with ihe developer, Mr. Pappler stated staffs cancems, which include: i} revised plans were received late East week and staff has not had an apportunity to tully analyze the plans and the impacts of changes on the site; ii) the developer has nat proposed any changes to the frai[s araund the unique wetland based. on previous Plannit�g Commission feedback; iii) hydro(agy plans have been resubmifted but not fully reviewed by staff, developer believes they have met fhe hydrology rules based on the revised plans, iv) the developer has made changes fo the plan to reflect sfaff comments at 1he infersecfion of Shore Trail and Street 7, staff will need ta review changes; v) staff spolce with develaper about delaying part of•the Ferndale improvements at CR42. The devetoper would lilce to begin with Phase I construction on the soulhern portion of fhe developmenf. Staff would recammend leaving a porfion of Ferndale as an outlot until platted at a fut�re date; vi) reviewed ihe develope�s proposed sewer system for : norfhem end of development and highllghted cify sfaffs cancerns with the developers plan; vii} reviewed city � staff 5 concerns wifh the deveioper's proposed location of the sewer pipe and the need for additional city pipe ; maintenance and degradafion if approved; viii) discussed praposed street connections and cul-de-sac I locations and how the develaper's proposal does not campiy with cify ordinance and ihe public works design I manual and poses a safety risk. � Englneer Poppler stated City staff is at end pass with the developer and based on the comments noted, Ciry staff recommends denial of the plat. Staff Questions Spieler noted the sewer pipe and cul-de-sac are two major issues that remain unreso(ved. Mr. Spie[er � applauded the developer for addressing other concerns raised by staff and #he Cammission. E f Blahnik eluded to previous confusion about the cul-de-sac issue. Mr. Blahnik stated that he prevlously � thought the €ssue was wifh the design of the cul-de-sac and now reafizes there is actually a safety Issue with ' distance between entry points. i Engineer Pappler pravided information related #o dista€�ces befween proposed street connections and � access paints and how the distances are inadequate and do not meet city standa�ds. Blahnik questioned if there were any exception to the ordinance if there is a right-in, right-out access. � I i � I � � August 5th Plann[ng Comm(ssion Minutes Engineer Poppler responded fhe exception in code relates io topographica! cha[lenges. in this case, the fopagraphlc challenges dicfate ihe amount of housing units in the area but there are altemate options to serve the site with sewer senrices. Blahnik commented that the number of houses w�s reduced irom the previous proposal and asked where the lots were removed. Engineer Poppler responded the lats were removed in the Card(nal Street area. Hite asked about a cul-de-sac shown on the plat and if the proposed cul-de-sac would force another non- conforming cul-de-sac in tha ghost piat [propert�r to ti�e west). Engineer Poppler responded that is not necessarlly the case an this plat, it may create an Essue wifh the intersection distance to a future northlsoufh collector on a future p(at. Hite so the northlsoukh collectar would potentially force anather nonconfarming cuf-de-sac on the ghost pfat? Engineer Poppler responded that it would nat farce another cul-de-sac an this sife but would antic9pate another northlsouth roadway intersactian on Carriage Hills that would be less lhan 660 feet standard. Commissioner Comments Spieler Two major points still exist that are not resolved including fhe sewer pipe and cul-de-sac issues. Mr. Spieler will reject ihis until devefoper and City address .this arid agree ta terms. Hite stafed she is not recommending approval of fhe plaf as propased. Ms. Hite referred to the emaii which detailed issues an the �lans, which have nof been fully reviewed by staff and she commented on outstanding issues wiih the proposed streets not rneeting separation d'[stance requirements. The hydrology is still an issue and is a basis far rejecting fhe plat. For these reasons stated; plans, sfreets and hydrology, she cannot � recommend approva[ of the plat. Blahnik echoes ihe. comments of feliaw commissioners and refers to email correspondance included in the staff report. Mr. Blahnik stated hydrology remains an issue. Another main issues is the sewer pipe connection. Mr. Blahnik cannat recommend approvai of a preliminary plat that would lead fa a finaf plat where the sewer pipe does not connecf to Ferndale. Mr. Blahnik stated fhe cul-de-sac issue is a safety issue related ta distance from a collector road, not a design issue, H1s prev[ous references to being OK with fhe design � did not contemplate a safety issue. With the focus on fhe cul-de-sac and sewer pipe issues, Mr. Blahnik recommended den€a[ of preliminary plat. Roszak wil( reeommend denial of plat based on staf#'s concerns and the City Engineer's cancerns, Fellaw commissioners have summed u� alI of l�e concerns very well, Recommend denial. MOTION BY ROSZAK, SECOND BY BLAHNIK TO RECOMMEND DENIAL OF THE REQUEST. VOTE: Ayes 8y Blahnik, Spieler, Raszak and Hite. The motion carried. � � i Jeff Matzke From: Parks, Jeffrey <JParics@KHOV.COM> Sent: Thursday, August 0't, 2013 'i0:13 AM To. Jeff Matzke Cc: Clark, Kevin - MN Subject: FW: Copper Cove - response comments from 7/24 rr�eeiing Good morning, Mr. Matzke. Thank you for forwarding the information below. We also believe we had a productive meeting between us last week. We'd like to resp�nd to the points below and have this included in the packets of information for distribution to the members of the Planning Commission and City Council. K. Hovnanian's comments and responses are inc{uded beiaw in Italics text. � Jeff Parks Division President K. Hovnanian Homes - Minnesota Division '[2701 Whitewater Drive, Suite 120 Minnetonka, MN 55343 jparksCcDkhov.com 952-253-0469 direct 952-944-3437 fax khov.com/mn From: Jeff Matz[ce [mailto:jmatzke@cityofpr(orlake.com] Sent: Friday, Juiy 26, 20i3 10:00 AM . . To: Ctark, lCevin - MN Cc: Larry Poppler; Dan Ragness; Pete Young Sabject: FW: Copper Cove - response comments from 7/24 meeting Kevin, Please review Larry Poppe�'s emaii below regarding the cott�ments discussed at our meeting this past week. Let us know if you have any questions. Thanks. Jeff Matzke Planner Community & Ecanomic Development Dept. City of Prior Lake 4846 Dakota Street SE Prior l.ake, MN 55372 phone {952) 447-9814 fax (952) 447-4245 Email }matzkeCcDcityofnriortake.com Think Green. � Please don't prtnt this e-mall unless you really need to. 7hank you. From: larry Poppler Sent: Friday, July 26, 2013 9:56 AM To: Jeff Matzke Subject: Copper Cove i Jeff, � On Wednesday we hac4 a productive meeting with K. Hovnanian on the Copper Cove Plat. The critical issues were discussed with possible solutions. A few of the discussion items brought up questions tha# needed further review. The City discussed the Copper Cove developrnent at our DRC meeting an Thursday morntng and talked about the €ssues to provide clarification. 1. STREET 6 North —The deve[oper discussed the connection of Cardinal Street and had a few questions as we[I as questfons after the meeting. Our redesfgned STREET 6 North complies wirh the guidelines listed below. Thank you for providing clarificatron following our discussron. a. What vertical separation is needed between the pond e[evation and the street elevatlon3 —7he City would like to see a similar pond separation as the low floor of the lats. Since this is a land locked basin the back to bacic 100 year ele�ation should be used in the evaluation. b. What is the maximum retaining wa11 height? -- The City does not have a maximum re#aining wall height standard. The City has severai retaining walis throughout the City at various heights. In general the City wauld like to minimize retaining wall height. The City would prefer grading within the park property to reduce the retaining wall height even if it is at the expense of tree removal. When grading within the park, wetland boundary and stormwater storage should be considered. c. What type of cul-de-sac design should be implemented? - The City standard is for a curbed full temporary cul de sac unless it is part of phased development. The Ciry would require the full curbed temporary cul de sac according to the standard. The inaintenance challenges of phased development cul-de-sacs has been an issue for Public Works. d. Can the City allow a reduced design speed on Cardina! Street? Cansidering the short [ow volume nature of the roadway and the topography, the City would be comfortable with 25 mph horizontal and vert€cal curves for Cardinal Street. e. What width standard should be applEed to Cardinal Street7 The City Standard is 32 foot wide street back to back should be used. 2. STREET 6 SOUTH —The develaper proposed to limit the connection of the south cul-de-sac to Street 6 to a right in / right out and to move the cul-de-sac slightly west to provfde a greater distance from ferndale. The other option involved the removal of the cul-de-sac but required the reduction of two lots. After discussing these options, the City stands by the requirement to remove the access from Carriage Hi11s. 7he ordinance criteria on majar co[lector streets is clear that the separation distance between intersections is 660 feet. We'd llke to make it ctear that we offered to make the certain modifications described above, but respectfully do not 6elieve that total adherence to this guidance Is in the best interest of either us or the City. We believe by making this cul-de- sac a right-In, right-out only conditron, mitigates any potentfa! traffic flow/safety issues crs thls cul-de-sac only serves 4 lots. Further, by eliminating the S7'RE'E7' 6 North cul-de-sac, we believe we have addressed the greatest concerns ralsed by the members of the Pkrnning Commission. Our plans, as previously submitted and as now revlsed, have lots that a!! meet the minimum width, depth and area calculations required of its current zoning. To revise the plans further to both reduce the num6er of Iots and make the remaining lots less desirable has a long-term result that we he/ieve does not sult the City's best interests. This means#ewer homes being built, and at lawer values, which reduces tax revenues and increases the per-!ot mafntenunce costs oJ the public infrastructure. We belreve that it Is in the best interest of both us and the City to provide an efficient design that creates a highl y desirable netghborhood. There has also been no consideration given to rhe fact that there is no transition between the neighborhood to the east (where driveways pre aHowed onto Carriage Hills) and our site which is being held to a standard of a minimum 660 feet distance between access points. We believe there ouqht to be consideration glven to a transition from the no distance fo 660 foot drstance standards. 3. SOUTH SEWER TREIfVK PIPE —The devefoper suggested an alternative design which places the 15" pipe at the ultimate location without a redundant pipe for the lots within the pfat. This proposal suggested that sewage would be allowed to accumulate wlthin the 15" pipe and overflow to the existing pipe system. The DRC discussed the impEications of this proposaE and appreciated the Developer's attempt to think "outside the box" on this issue. However, the DRC can't approve this proposa[ considering: Increased maintenance, pipe and manhofe degradation, potential for sewer backups, odors, and unknown timing of western property 2 development. 7he DRC suggested the following alternatives in order of preference for the movement of the trunk pipe. We thought our alternative deslg» suggestJon addressed both current and future needs, but respectfully accept DRC's rejection. That being said, we belreve the exfstJng system was intended to serve this � property as designed, and should be utilized in that fashion. i'his property and the adjoining westerly property fnrere both placed fnto the current MUSA because oj rhe existence of this standing tnfrastructure and we belleve It was also intended to be developed utfltzing the current infrastructure. We don't fee! that we should be requtred to replace a functfoning sanftary system that serves many other current users and ihat has a sufficient remalning useful life. Furrher, requiring us to ob#ain an easement from an adjolnfng property owner and providing an outlot for a new temporary sanitary line looping back and reconnectfng to this existing system would require the subsequent loss of a valuable home site on the lakeshore which is unacceptable to us and we believe is not in the best in�erest of the City. a, Obtain an easement from the adjacent property to the west to connect the 15" pipe into the existing system. b. Temporary connection of 15" pipe into ex[sting system within the Copper Cove Plat. This requires a #emporary service pipe for several lots. 4. lVORTH SEWER PlPE — The City anci developer revlewed the possibility of platting a portion of the lots to connect to the existing sewer system. The remaining }ots would be platted as outlot until the pipe to the west is available. Based on this discussion, 6 lots of the 19 total could be developed with this scenario. The remaining 13 wouid have to wait for future development. The developer cited that 13 }ats is too much to feasibly wait for future developmen#. They suggested that 6 woulci be tolerable, The devetaper also highlighted that the amount of redundant sewer pipe is only 200 feet because a 250 foot stretch of pipe between Copper Cove and the western property would not need #o be built. The developer offered the following to resalve this issue: 1. if the western property is developed prior to final platting of #his area, they would connect to the pipe to the west, 2, Developer would pay the City a lump sum (to be determined with final plat) for #he life cycle cost of the redundant pipe. There are concerns regarding the precedential nature of this action. City staff wilf prepare an estimate of the life cycle costs. We have agreed that ff the western property developed prlar to us receiving a frnal plat apprava! on the northerly portion of the site (north of the unlque wetlandj, that we would desfgn thrs area to flow to the wesr as the Clty Engineer has suggested. However, we want to be cfear that if our final plat jor this area precedes development of the westerly property that we would be alfowed to proceed with the final p/at with the pipe below Ferndale as is shown in our current application, whfch has been termed as "redundant". We have offered the suggestion that we may make a contribution towards the future maintenance costs of the "reclundant" pipe if it were built, however we had not lndicated an outright life cycle cost obligatron. We are awaiting the Crty stajYs ana/ysis of this life cytJe cost to be able to ascertain whether it is something we can accommodate. 5. CR 42 / FERNDALE RI6HT IN / RIGHT OLIT--The developer suggested that the Ferndale cbnversion to right in / right out be delayed until the phase of construction which provides the Ferndale connection ta the plat or the � developmer+t north of the unique wetland. Developer suggested that development of street 3 east of street 4 would be part of a fut�re phase. The DRC found this proposal to be acceptable as new developrrtent traffic would nat access the Fernctale / CR 42 intersection. 7he County will be consulted on this issue for a final determination. We will continue to work with City staff and the County for the fina! determfnation as to when this modification would be rmplemented. 6. SHORE 'fRAIE./STREET 7—The deveioper indicated that they would revise the intersection to the "t-9rttersection" as recommended by the City. 7he retaining wall height wili be minimized as much as possi64e. DeveIoper suggested that the retaining wall height would be reduced by one foot of height from an earEier design. The DRC found this acceptable. Our revlsed plans reflect this modifrcation. 7. NYDROLOGY — The hydrology for thts site has been a moving target due to the plat changes through the process. The final hydrology can not be determined until the plat changes are complete. The develaper suggested that the final hydrolagy will meet City rules once the fina) design is completed. Because of the landlocked nature of the wetland east of the plat, additional infiltration is needed to compty with City ruEes, A bypass will be installed for the wetland to the north to comply with the comments on hydrology, frnal hydroJogy has been resubmitred with our latesr modlffcacions and meets all city and couniy criterra. 3 8. TRAIL AROUND UNIQUE WETLAND —This item was not discussed at the meeting with the developer. However, City Staff stand by the comments regarding a trail connection around the wetland. It is acknowledged, that movement of lots and streets would be required ta piace the trail around the wetiand because of the slopes in the area. Respectfully, we believe that we accommodated this reguest and adequately addressed this fssue at our last Planning Commissron meetfng with revlslons that show an addltlona/ trail section on fhe easterly side of the unique wetland, along with an observation lookout area. Our design preserves the na[ural amenity. White not a requirement in your ordinances, we have lfstened and addressed thls request fn a thoughtful and environmentaltysensltive manner while also providing the community at large the opportunity to enjoy this natural asset. 9. PLANS -- Developer suggested that interim plans and not a fuil submittal package will be provided to the Ciiy for eva[uation prior to the August Sth Planning Commission meeting. A ful( submittal will be provided for review prior to the City Councii meeting. The DRC is concerned that the amount of changes may have ramifications to the plat which may involve new issues which have not been identifled at this time. Time[y submittal of plans is critical for a full evatuation prior to preliminary plat approval. City Staff require a min[mum of two weeks for a proper review due to current workioad. Considering the above items and changes proposed by the Developer to address these items, the staff recommendation could change as a result. The Developer should cons9der a brlef delay in taking this item back to the Planning Commission, so that these items can be fully worked out before the public meetings. A full submitta! package has been submitted forstaff review. A!#hough we acknowledge that staff may not have enough tfine before the August St Planning Commission meering to revrew in full detail, we stil! want thts ftem to be heard and decided upon at the Planning Commission on 8/5, even if with conditfons that a more detailed review be completed in advance of the antrcipated City Council meeting on August 12r''. We respectfully want the Crty Counci! to have fhe opportunity to be fully informed, and !f they feel necessary, to continue to ihe following councf! meeting on August 26�' prior to their renderrng a decision on this application. We look forward to the opporrunity to partner with the Ciry of Prior Lake to make thrs desirabfe community a reality. We also want to thank staff for their contrnued cooperation and collaboration. Please forward this information to the Copper Cove Development team. Lerry Poppler City Engineer / lnspections Director City of Prior Lake 4646 Dakota Street SE Prior Lake, MN 55372 952-Q47-9832 4 O � PWp ti � C� Memo �INtVBS� Date: May 31� 2013 To: Cammunity Development Department Froxn: ��ygineering Departmen# — Larry Poppler, City Engineer Public Works / Natural Resources Department — Pete Young, Water Resources E��gineer Subject: Co�per Cove (Praject DEV-2013-005) The Engineering Department and Public Works/Natural Resources Department ha��e reviewed #he preliminary plat for the subject project with a draft plan date of May I0, 2013 and we have the following camments. Comments highlighted iii bold text are of particular concern: General 1. The final plat plaus shauld follow tlze requirements of the Public Works Design Manual. 2. Permits from the Scott County, Met Council, Minnesota Pollution Cont�ol Agency, and Department of Health will be needed at the final plat stage. 3. Show approximate location of all existing private utitities and public utilities. 4. The wetland edge shot data should also be shown. 5. Benclunark information should be City benchmark and "City Project DEV-2013-005" should be shor�m on alI plan sheets. 6. Ail pla�is sliouid be drafted according to the City of Prior Lake layer system. A digital copy of the plans in pdf or fif format is required prior to construction. All drawi�igs should use tlie Scott Coun#y Coordinafe Systein. 7. Provide all City details tl�at pertain to the project (example): hydrant, bio-roll, wetland buffer signage, sanitary manhole, �vatermain service, sanitaiy sewer seiwice, concrete sidewalk, bihuninous trail, standard storm se«�er inanhole, catch basin for storm sewer, pond outlet skimmer, frash guards for concrete aprons, standard manhole for sanitary sewer, sanitary sewer outsidc drop �►aiiliole, wate�•main insulation, street typical section, sheet typical section with sidewalk, cul-de-sac, curb ran�p detail for hails and sidcwalks, stop sign with sfreet sign, sign and sneet light placen�ent, street light types, standard locations of puUlic improvements, arzd etc. 8. This propea•ty is critical for City trail sysfem connections in the area. Ta•ails should be provicled that eonnect to existing trails north of North Shore Oalcs PRrlc ancl along Carriage Hill Road. The preferred trail layout would encircle the unique wetland in the noi•thern half of the site (shown as "Wetland Z" on the ptan set} with three connection �oints aro�mcl this Ioop: Phonc 952.447.9800 / Fae 952.�147.4245 / ti��.cit��ofpriodaS:e.co�n a. SE side of Wetland 2, connecting to the Nortii Shore Oaks Parlt trail system at Ferndale Ave�ue through Outlot C adjacent to Block 9, Lot 8. b. North side of Wetland 2, connecting to St�•eet 2 through Outlot C between B1ock 11, Lot 1 and Blocic 10, Lot 1. c. SW sitle of Wetland 2, connecting to the planned side�valk along the proposed north-south collector street, �vhieh will connect to the existing and pIanned traiUsidewalk systein corridar for Carriage Hill Roacl NE. Gradin� 1. Slopes for maintained areas should be no moi•c than 4:1 and unmaintained at 3:1. Numerous areas do not meet tliis requirement and there are concerns regarding p�•oposeci gracles that�abut the undeveloped �areeI to the west. Proposed gracies will impede drainage oit the adjacent property. 2. Backyard drainage swales need to be contained within a permanent easement. The easement should be sha�vn on the grading plan and the plat. Areas to be graded in the future witli c�evelopment to the west sl�ould be contained witliin drainage and utility easement. 3. Show wetland buffer and wetland buffer signage on the plans. Setbacks from wetlands must be cl�ecked to verify distance requirements. WetIand buffer areas should be hatched. 4. Proposed grading beyond property will reyuire easements. 5. Any backyard drainage paths must be sodded and protected at the canclusion of grading activities. Provide notes in specific areas indicating that this pratection is needed. EOF paths are of particular concern. b. Pxaposed retaining walls are over 4' in height. Requirements for retaining inciude obtai�iing a building permit, fencing, aud ll1t1S� be designed by a MN registered professional engi�eer, Retaining walls should be constructed on privafe propez•ty unless approved by City Engineer. Detailed plans and specif cations will be required for review by City staff. 7. Show lot corner elevations. 8. Show constructio�� limits on the plans. 9. Provide tree plan that shows the proposed grades and significant tree locations, Hei�itage 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 6y 0.5 feet. 11. The EOF locations for alI low points, ponding and wetlands should 6e sliown 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 plau and existing conditions sheet at all street intersections. I 1 � 13. Contour 946 at the intersection af Ash Circle does not tie into an existing contour. 14. The existing 950 Contaur 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 �ot tie into the existing 960 contour to the j west. ' 16. Several rear lot elevatiotis are missing on the grading plans th�oughout the plat, l7. Provide nan�e and contact uifoi�nafion for person responsible for erosion and sedinient I control maintenance. 18. Provide note on the grading plan stating that perimeter / downstream sed'unent control best managem.ent practices should be installed by the contractor and inspected by the City priox to any site work. i 9. 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 se`vcr Iayauf for the northern portion of the develapment sliould be reevaluated. There is currently sanitaiy sewer located on CR 42 to tlie west that dii•ectly connects to MCES interceptor that ��oulc� provide optimal service for this area. The proposed p1At adds additional redundant sanitary sewer pipe which the City must maintain in perpetuity. Tl�e Cify is not iuterested in adding additional length of �i�e when it is not necessaiy. Based on the design af the s�nita�y sewer ti�is northern section of the plat �nay be prematnre. Furthermore, pipe should be lacated on street centerline. 2. The �roposeci deveiopruent maintRins xn egisting 15" RCP sanitary se��er pipe within the proposed backyards of three residential lots. The ghast plat to the west also sho�;�s the sanitary sewer in backyard areas. Due to the terrain and access issues, the City �vould prefer fo relocate the sanitary sewcr as welt as fi�e watermain into the sh•eet nehvork, Tl�e City could then vacate the ease�nent. Due to the depth, tl►e right of way widtli may need to be evAluated. An outlot woulcl be needed on the western side af the piat to tie into the exis#ing manhole. Dry pipe �vould need to be installed on street'1 to street 4 foi• future conuection. Thc City would pay o�rersizing for the movement vf tI�ese trunk facilities. 3. Provide analysis to show that watermain And sanitary sewer pipe sizes are sufficient to handle the demands of flie development. 4, Please note that different type and class of sanitary sewer pipe will be requii�ed dependent on depth. Please use charf in PWDM. Sfreets 1. Street'1 shoulcl continue fvest to intersect with Street 4 as a p�rt of this plat. It is difficult to detea•mine if t��is plat proposes this street connection. 2. Eliminate the shart "Street 6" cul-de-sac souti� of Carriage I3ills Drive. This area can be sei^ved by "Street 7". This cul-de-sac is not necessary considering these strects can be accessed off of Street 7. This design adds unnecessary City street length which tl�e City inust maintain in perpetuity. The City is not interested in adding additionai street length wlien another aption exists to serve this area. In adclition, adding this cul-de-sac, provides anotlier conflict point on tl�e Collector Street. This cul-de-sac does not a��ear to meet City staudards. 3. ��Street 6" narth of Carriagc Hills Parkway shoield be relocated off of Carriage Hills Parkway and onto Street 4. Street 6 should cannect in an east-wesf manner to the sliort stub street off of Fishe�• Avenue. This removes a conflict point on CRrriage Hills Pai•Icway anc� extends Street 6 to tl�e easte�v property line for future developruent eventually eliminating two cul-de-sacs. Tn general for maintenance and emergency Recess purposes, the City prefers street canuections versus cul-de- SACS. 4. The traffic impact study was reviewed. The assumption on the percentage of vehicles usiiig Cai7iage Hills Parkway to tlie west appears low. 5. Access restriction on CSAH 42 at Ferndale should be shawn as a part of this plat, so that tl�e �ublic is Rwaa•e and cRn coanment at the public hearing. 6. Provide geoteclviical analysis report for soil borings in the project a��ea. Show sail boring locations on all plan sheets. include street typical section reco�nec�dations in excess of ' City minimum requiretnents. Carriage Hills Parkway is to be a 9-ton collector. 7. The north-south collector on the ghast plat should connect to Beach Street. Extension of Rolling Oaks to the collector street shoulci 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 intec•ested in maintenance and liability of additional retaining wall within City right of way. Hvdroio�y and Storm Sewer i. The City's P WDM allows for volume reduction credits based an various BMPs such as tree plantings, native grass buffers, impervious discoiuiection, and others. These credits will help to reduce the reyuired size of other valume cont�ol BMPs such as infiltration basins. The ci�rreiit submittal daes nat iuclude voliune i•eduction credit calculations. The applicant is encouraged to consider incoiporating BMPs and tabulating volume controi credits to improve stonnwater management at the proposed site. More iuformation can be found in Part III, Sections 4 and 9 of the PWDM (uuder Volume Control). 2, Accord'uig to the 1'WDM, tlus site uicludes an area within Stormwater Management Overlay Dishict #1 (SMOD #1} and has alternate rate control renuii�ements. The site is split approximately in half, with the northern portion draining to the Prior Lake Outlet Charuiel (located in SMOD #l) and the southein portion draining to Prior Lake. Cumulative discha.rge totals are needed for each rate cot�trol area (SMOD # 1 and General Standard, to Prior Lake) as well as far the entire site. Tlie stormwater report should i contain data for both existing and proposed conditions (current submittal contained only proposed conditions). The following stonnwater requirements must be met: a. Northern portion (SMOD #1}: Rate control for areas tributaiy to the Prioi• Lake Ouflet Channel shall holcl total offsite peak runoff at or below the foilowing scheclale: 2-year: 0.25 cfs per net acre; 10-year: 0.25 cfs per net Rcre; 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 uiaxiu�um discharge of 2.46 cfs for each critical e��ent. According to the current submittal, this requirement is met foa• the 2-year event but not for the 10-year or 100-year events. The requirements for tliis areR of the site are correctly outlinecl in fhe text of the submitted stormwater report (nnder "RATE CONTROL") but the tables ��ithin this section show that tl�e requirements are not met. b. Soutf�ern portion (General Standard, ta Prior Lake): Rate control shall holcl total offsite peak i•unoff at or below the follo�vn�g schedule: 2-year: 0.05 cfs per net acrc; 10-yeRr: 0.30 cfs pei• net acre; l0U-year : Existing peak flotiv. According to the current submittal, these requirements are met foi• tlie 10- yeai• And lOQ-year events bu# not for the 2-ycar event. The i•equirements for tl�is area of thc site are coj•rectly autlined in the text of the submitteci sto�•mwater report {under "RATE CONTROL") b�t the tables vvithin this section sho�v that one of the requirements is nof inef. The requirement for the 2-year event is 2.OG cfs Rnd pi•o��osecl conditions show 3.60 cfs. 3. Accordiiig to submitted IVUiitAM results, Existing Wetland 1 is highly susceptible for stormwa#er impacts and Wetland 2 is moderately susceptible. Wiiere stormwater requirements oftha PWDM are different (in this case, wetlands vs, rate control), the more restrictive requirment applies. Applicable requirements from the PWDM 6ased on MnRAM results: a. The 100-year storm bounce mast niatch existing conc�itions for Wetland 1. (Requirement is not met by tlie cura•ent suUmittal) b. The 1, 2, and 10-year NRCS cvent inundation must match existing conditions for Wetland 1. The 1 and 2-year NRCS event inunciation must match existing conditions Plus 1 day for Wetland 2. The 10-ye�r NRCS event inwiclation must match eaisting cor�difions plus 7 days foi• Wetland 2. (Please si�bmit information detailing how ti�ese requirentents wiii be met} 4. More detaii and clesign infor�natio�x is neecled for the propased infiltration basin, including a cross section detail and installation procedures. Tlxe typical infiitration rate for t3�pe B soil is U.3 inches/hour, nat 1.0 inches/hour as assumed; hvo soil borings within the area of the proposed basin are required to verify tl�e assurueci i�yfiltration rate. The carrent plan sef shows no proposed soil boriugs witltin the proposed infiltration basin. Tiie size and/or canfiguration of the �roposed infilh•ation basin may need to be changed significantIy based on tve resulfs of the soil bo�•ings. Th� clesign of the infiltration bASin �m�st fallosv the recom�nendations Rnd requirements of thc Minnesota Stormwater Manual. 5. The required dead storage in ponds is calculated for each po�id, not cum�ulatively, so that each pond is sized correctly for its ia�dividual drainage area. Please revise Pond 2 so that it ineets the rec�uired dead storage volume (1.23 ac-ft). 6. Show wetland buffers as hatched areas and note the no-grade zone for aIl wetlands on the relevant plan sheets. A conservation easement is required over al( buffers. 7. Provide profile information for ali storm sewer pipes and st��uctures. Minimuni storm sewer size is 15" in diameter. 8. Envuonmental manholes with 3' sump niust be constructed at the last stiucture which is road accessible prior to discliarge to any water body. 9. Pond 3 shows an outlet to the exis#ing City storm sewcr system. Updated HydroCAD calculations must be �rovided to prove that the existing pipe network dow�astream of fhe �ro��osed connection point can handle all ex�ected flows from Pond 3 in addition to the existing drainage. Alternatively, if the existing systein is foiind to 6e inadequate, please provide details for the potential nesv oirtIef pipe. The pond should be re-desig�aeci to eliminate the retaining wall �vithin the poncl area. The City is not interested in the lang term maintenance and Iiability associated ��vith re#aining wail in this area. Changes to the plat and grading cicsign can be made to eliminate this retaining wall. Considering comment #2 under streets, the pond locatian should be evaluated and possibly �noved further west. Erosion & Sedimcnt Control (SWPPPI - l. An NPDES Construction site permit will be required for this project. The City must approve the associated SWPPP prior #o grading permit approval. Please review the individual ��rovisions for temporary and peimianent erosion cantrol measures and perinanent water quality measures that are required for the NPDES peirni# and submit the SWPPP to the City for review. The cun•ent plan set coi�tains a few notes relating to erosion control on Sheets 7-I 1 but it is missing many of the require�nents of a standard SWPPP. The SWPPP subinittal should meet all City PWDM and NPDES requuements. oQ P �°�P � � Memo �N6S� Date: Mtty 28� 2013 To: Kevin CIRrk, K HovnRniA� Hoines Fioin Jeff Matzke, Planner Community & Economic Development Department Subject: Capper Cove Preliu�inary 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 conunents: General 1. Estimated c�cveiopment fees for this project are based on proposed plan net acres. These fees include Park LAnd Dedieation, Street Oversize Charge, Trunk Sewer Charge, Tnink Water Cl�arge, Ti�unk Storm Water Charge, and Utiliiy Coiuiection Charge. Adciitional 4% Administration Fee and 5% Coustruetion Obset•vation Fee based an yow engineer's final eonstruction estitnate will alsa be charged. Detailed fee information will be established in the Final Development Agreement at the time of Final Plat. 2. At tune of Fival Plat provide City with draft wai�ranty deeds for all outlot areas to be dedicated to the City according fo Ordinance 1004.604. A recorded copy of the deeds shall be deli��ered to the City after recording of the final plat. 3. Before final plat is signed the Developer shall submit a sectuity iu the amount of 125% of the cost of public improvements, grading, erosion control, t�ee replaceinent/landscaping, monumentation, as-builts/record drawings. Grading of site can begin following Preliininary Plat appro��al once grading, erosion control, a�id tree replacement/ landscaping security is established. U��ea•atl Site Plan 1. Indicate a preferrecl public trail through Outlot C around wetland �i�ith connection points as indics�ted in Engineering comment memorandum (General comment #8) 2. Location of existing utility easements in Lot 1, Block 1{lake lot) creates a Iimited building pad area for the potential lake hame, deck, major landscape features, etc. AUandoning the existing utiiity Iines, ��acating the existing easeinents, and relocating seivices to tl�e street in this location would provide fox• anoz•e oppartunity for lake lot developmeiit (See Engineering memorandum, Utility comment #2). Phone 952.4�f7.9800 / Fax 952.447.�1245 / �ri►��.cilgofpriorlake.com � Tree Preservation Plan / Lanc�scane Plan 1. Consider revisions to grad'u�g to save more trees in eastern portion of Outlot E area and rear lots areas of Lots 3-4, Block S. i 2. Placing utilities acljacent to west side of Feindale Avenue impacts more trees. Placing . these utilities under street wauld save these existing trees in the corridor. . '� �`�" ' SCOTT COUNTY COMMUNITY SERVICES DIVISION � 600 COUNTRY TRAIL EAST • JORDAN, MN 55352-9339 (952) 496-8346 • Fax: �952) 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