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HomeMy WebLinkAbout10B Hickory Shores South Prelim Plan and Plat O � PRIp� H �j � 4646 Dakota Street SE Prior Lake, MN 55372 �rNNHSO��' CITY COUNCIL AGENDA REPORT MEETING DATE: AUGUST 26, 2013 AGENDA #: 10B PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY FLEXIBLE DEVELOPMENT PLAN AND PRELIMINARY PLAT TO BE KNOWN AS HICKORY SHORES SOUTH DISCUSSION: Introduction The purposed of this item is to consider approval of a Preliminary Plat to be known as Hickory Shores South and approval of a corresponding Preliminary Flexible Development Plan. D.R. Horton has submitted a plat application for an area of consideration located south of Turner Drive and the Hickory Shores Development, east of Reed Way and the Maple Glen Development, and west of Rice Lake. The application includes the following requests: • Request for approval of a Flexible Development Plan • Request for approval of a Preliminary Plat to be known as Hickory Shores South Histo In 2007, the City Council approved a Preliminary Plat known as Golden Pond for a similar development proposal on this site. Variances were approved at the time to allow for the plat to meet the requirements of the then soon-to-be adopted Flexible Development Plan Ordinance. No final plat application for the Golden Pond project was pursued, and the preliminary plat has since expired; therefore, any development project proposed on the site must undergo the development process again. On August 5, 2013 the Planning Commission held a public hearing for the project (see attached minutes). At the meeting, the Planning Commission recommended approval of the Preliminary Plat and Preliminary Flexible Development Plan. Current Circumstances The development proposal calls for a subdivision of 34 single-family detached home lots to be constructed on the site. The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total site area consists of 27.3 acres. Developed lots Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com consist of approximately 44% of the total land area; three outlots take up another 37% of the land area. Topoqraphv: This site has varied topography, with elevations ranging from 948' MSL near Rice Lake to 990' MSL at the southern boundary of the site. Veqetation: Natural vegetation includes a Basswood/Maple forest as well as wetlands and open land. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: Two wetland bodies exist on the site, which are subject to the provisions of the State Wetland Conservation Act. Wetland impacts are proposed for the construction of the roadway corridor of Golden View Lane. Access: Access to the site is from extensions of Turner Drive (public street) and a future access is proposed to Wedgewood Lane (public street — Spring Lake Township). 2030 Comprehensive Plan Desiqnation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zoninq: The site is currently zoned R-1 (Low Density Residential). Flexible Development: Section 1106A of the City's Subdivision Ordinance allows modifications to a subdivision layout if the site has "high and moderate quality natural communities". These areas are identified in a 2005 Natural Resources Plan/Map, which does include property located within Hickory Shores South. In order to better preserve the identified natural features, the Flexible Development provisions allow modifications to right-of-way and street widths, minimum lot area, minimum lot widths, and structure setbacks. The developer is requesting modifications to the minimum structure setback encroachments as noted below. Outlot areas are proposed to be dedicated to the City for protection of the wetlands and nearby areas of the Maple/Basswood forest. PROPOSED PLAN Lots: The plan calls for 34 single-family detached home lots to be constructed on the site. The lots range in size from 12,440 square feet to 29,460 square feet with an average lot size of 15,458 square feet. The net density for the development is 2.8 units/acre. Phasinq: The developer proposes to complete the development in 2 phases/ Phase 1 would include the 13 lots with frontage on Turner Drive. The lift station and a section of Golden View Lane would also be constructed in Phase 1. The developer plans to construct this phase in the Fall 2013 while Phase 2 would likely be constructed in 2014. Phase 2 involves construction of the remaining 21 lots at the southern end of the site along Golden View Lane and Wedgewood Lane. Discussions have been ongoing between the developer, City, and Spring Lake Township to construct a connection to the existing Wegewood Lane with Phase 2, but not allow traffic through this connection until 80-90% of the homes in the development are connected. Setbacks: The typical residential required setbacks and proposed setbacks for the development are shown on the following table: Structure Setbacks Typical Re uirement Pro osed Front 25' 15' '' Interior Side 10' 10' Buildin to Buildin NA 15' Rear 25' 25' I Wetland 30' 30' min. �, Cantilever/Eves/Egress 2' 2.5' maximum ' Pit Setback � Encroachments Impervious Surface: The majority of the proposed lots exist within the Rice Lake Shoreland District and would be subject to a maximum impervious surface of 30% of each lot area. Impervious surface maximum coverage of 30% of the total lot area would be applicable for the single family lots. Streets: Turner Drive (public street) is proposed to connect to both of the existing ends of Turner Drive within the Maple Glen 2"d Addition and Hickory Shores 4th Addition plats. Golden View Lane is a proposed north-south road between the major wetland bodies and terminating at the current City boundary to the south. Wedgewood Lane is proposed as the extension of the existing Wedgewood Lane within Spring Lake Township. Parks: 1.45 acres of parkland is proposed with the development plan. A neighborhood park is planned within the northwest corner of the plat. Parkland has already been dedicated in the Hickory Shores and Maple Glen Developments that will connect with the 1.45 acre site. The City Council has planned for park improvements to be placed in this joint park area north of Turner Drive in 2014. Trails are proposed to be constructed along the shores of Rice Lake (including a boardwalk) with an extension to Golden View Lane. A trail is also proposed near the wetland to the north of the site through the proposed park area north of Turner Drive. In addition, sidewalks are proposed along the northside of Turner Drive and the east side of Golden View Lane. These trails and sidewalks will connect to the existing trail and sidewalk system in the Hickory Shores and Maple Glen Developments. Sanitarv Sewer/Water Mains: Sanitary sewer and water mains are currently in place along Turner Drive. Proposed utility mains running under the proposed streets will connect to these existing utilities. A lift station for the sanitary sewer is also proposed adjacent to Golden View Lane with Phase 1 of the development. Tree Removal/Landscape plan: The tree inventory identifies 7,547 caliper inches of significant trees on the site. The developer is allowed to remove up the 35% of the significant trees without a replacement requirement for the private lot development. Removals in excess of this percentage for private lot development do require replacement at a 50% ratio of each inch removed. The tree preservation plan identifies 35.4 percent of total significant trees to be removed for the housing pads and driveways. Required mitigation equals 214 inches (50% of inches over the 35% maximum). Fourteen heritage trees in this site are proposed to be preserved within the City dedicated outlot areas. In addition, the Subdivision Ordinance requires two front yard subdivision trees per lot (4 for corner lots). Fees and Assessments: This development will be subject to the standard development fees including park dedication, trunk street and utility service charges, and utility connection charges. ISSUES: Staff has been invited to attend a public hearing before Spring Lake Township on August 21 to provide city input on the southern connection from Wedgewood Lane to 150th Street. At Monday's City Council meeting, staff will provide a report on that township meeting. As noted in the attached staff memorandums from the Engineering and Community & Economic Development Departments, the developer must refine the plans to assure compliance with the Public Work Design Manual requirements and City Ordinances. It is foreseen that no other plan revisions as a result of the City Staff comments will likely impact the general design of the proposed plat, therefore City Staff recommends approval of the plat and PUD subject to the listed conditions. ALTERNATIVES: The City Council has the following alternatives: 1. Approve the Preliminary Flexible Development Plan and the Preliminary Plat subject to the conditions identified by the City Council by adoption of the enclosed resolutions. 2. Table this item to another City Council meeting and provide the developer with direction on the issues that have been discussed. 3. Recommend denial of the request. RECOMMENDED 1. A motion and second to recommend approval of a Preliminary Flexible MOTIONS: Development Plan for Hickory Shores South, subject to listed conditions. 2. A motion and second to recommend approval of a Preliminary Plat known as Hickory Shores South, subject to the listed conditions. EXHIBITS: 1. Location Map 2. Plat Resolution 13-XXX 3. PUD Resolution 13-XXX 4. August 5t draft Planning Commission Minutes 5. Hickory Shores South Development Plans 6. Community Development Dept. Memorandum dated 8-19-13 7. Engineering Memorandum dated 8-21-13 O � PRIp� � � U t:y �INPIESO�P 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 13-xxx A RESOLUTION TO APPROVE A PRELIMINARY PLAT TO BE KNOWN AS HICKORY SHORES SOUTH Motion By: Second By: WHEREAS, D.R. Horton Inc. (the "Developer") has submitted an application for a Preliminary Plat to be known as Hickory Shores South; and WHEREAS, The Prior Lake Planning Commission conducted a public hearing on August 5, 2013 to consider the proposed Preliminary Plat; and WHEREAS, Notice of the public hearing on said Preliminary Plat has been duly published and posted in accordance with the applicable Minnesota Statutes and Prior Lake Ordinance; and WHEREAS, All persons interested in the proposed Preliminary Plat were afforded the opportunity to present their views and objections related to Hickory Shores South for the record at the public hearing conducted by the Planning Commission; and WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat on August 26, 2013; and WHEREAS, The Planning Commission and City Council have reviewed the Preliminary Plat according to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said Preliminary Plat to be consistent with the provisions of said Ordinances; and WHEREAS, The City Council has the authority to impose reasonable conditions on a Preliminary Plat. 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 Preliminary Plat is hereby approved subject to the following conditions: a) The Developer must obtain the required permits from any other state or local agency prior to any work on the site. b) The Developer must revise the plans to address all of the comments in the memorandum from the City Engineering Department dated August 21, 2013 and in the memorandum from the City Community & Economic Development Department dated August 19, 2013. c) All grading, hydrology and storm water comments must be addressed prior to approval of a grading permit for the site. PASSED AND ADOPTED THIS 26T" DAY OF AUGUST, 2013. YES NO Hedber Hedber Keene Keene McGuire McGuire Morton Morton Souku Souku Frank Boyles, City Manager o� P � O �P ti � u �, 4646 Dakota Street SE '�INxsso`��' Prior Lake, MN 55372 RESOLUTION 13-XXX A RESOLUTION TO APPROVE A PRELIMINARY FLEXIBLE DEVELOPMENT PLAN FOR HICKORY SHORES SOUTH Motion By: Second By: WHEREAS, D.R. Horton Inc., (the "Developer") has submitted an application for a Preliminary Flexible Development Plan for Hickory Shores South; and WHEREAS, The Prior Lake Planning Commission conducted a public hearing to consider the proposed Preliminary Flexible Development Plan on August 5, 2013; and WHEREAS, The Planning Commission recommended approval of the Preliminary Flexible Development Plan on August 5, 2013; and WHEREAS, The Prior Lake City Council considered the proposed Preliminary Flexible Development Plan on August 26, 2013; and WHEREAS, The City Council finds the Preliminary Flexible Development Plan is compatible with the stated purposes and intent of the Section 1106A (Flexible Development in Areas with High and Moderate Quality Natural Communities) of the Zoning Ordinance. 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 Preliminary Flexible Development Plan is hereby approved subject to the following conditions: a. The Developer must obtain the required permits from any other state or local agency prior to any work on the site. b. The Developer must revise the plans to address all of the comments in the memorandum from the City Engineering Department datetl August 21, 2013 and in the memorandum from the City Community & Economic Development Department dated August 19, 2013. PASSED AND ADOPTED THIS 26th DAY OF AUGUST, 2013. YES NO Hedber Hedber Keene Keene McGuire McGuire Morton Morton Souku Souku Frank Boyles, City Manager -, Location Map I ... .� , . / � . 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Call to Order: Vice Chairman Roszak called fhe August 5, 209 3 Planning Commission meeting fo order at 6:02 p.m, Those present were Commissioners Roszak, Spieler (arrived at 6.23�, Blahnik and Hite, Assistant City Attorney Sarah Schwarchoff, Pianner Jeff Matzke, Gommunify & Economic Qevelopment Director Dan Rogness, Engineer Seng 7hongvanh, Eng�neering & Building lnspections Director Larry Poppler, Public Works & Natural Resources Director Kaiy Gehler and Community Development Specialist Casey McCabe. 2. Approval of Agenda: M�TION BY HIT�, SECONDED BY BLAHNIK TO APPROVE THE AUGUS7 5, 2013 MEETING AGENDA. VOTE: Ayes, Blahnik, Hite and Roszak. The Mation carried. 3. Consider Approval of July 15, 2013 Meeting Minutes: MOT(ON BY HITE, SECONDED BY BLAHNIK TO APPROVE THE JULY 15, 2013 MEET{NG MINUTES. V�TE: Ayes, Hite, Blahnik and Roszak, The Motion carried. 4. Public Hearings: A DEV-2093-0009 Hickory Shares South Preliminar� Plat. D.R. Hortort is proposing a Preliminary Plat & Fiexible Deve(opment in a High Qualily Natural Communify Area for 34 single family lafs on 27.3 acres in the R-1 (Low Density Residential) Use District. This property is locafed an the south of Turner Drive and the Hickory Shore Develapment, eask af Reed Way and fhe Map1e Glen Development, antl west of REce Lake, Planner Matzke presented staff's report nofmg in 2007 the City Council approved a preliminary plat known as Gofden , Pond for the same site. Af the time of proposed deveiopment in 2007, the flexible development plan, Section 1106A of the zoning ortlinance, was not yet adopted by the City Council bui was under consideratifln. Mr. Matzke provided an overview of the proposed development including the amount of residential lots, streets, utilities trail connections and parkland dedication. Planner Matzke stafed fhe average iot size is 15,000 SF and appficant is requesting 7.5' side yard setbacks. Some of the lot sizes, which are belaw ordinance standards, are being requested as part of the flexible development The developer is proposing fo construct fhe project in two phases; a north phase and a souih phase. The first phase which would connect Turner Drive from Hickory Shores to Maple Glert and thirteen residential lots are anticipafed this fall. Planner Matzke reviewed ihe Natural Resource Map, adopted into lhe Comprehensive P1an in 2007, which envisions forests, shrubs, weflands and other natural areas of signifcant value fo fhe City. The applicant is proposing fo preserve wooded areas identified on the Nalural Resource Map. 1 pianner Matzke provided an overview of lhe flexible developmenf in areas with high and moderate quaiity natura! communities. A Mapfe Basswood Forrest exists in the subjeef area. The deveioper is proposing to dedicafing ouflots to the Cily to canserve ti�e Maple Basswood Forrest area as well as preservation of 14 heritage trees. Engineer Thongvanh: reviewed grading, storm water and utility plans, wetland im�acts and the proposed street connecfions. Mr. Thongvanh added the wetland delineation has been approved by the TEP panel. The developer is proposing to install a connection to INedgewood Lane to fhe south. The city is recommending fhe connec#ion is made to provide befter emergency access and residential access to the subdivision. Township approval is required #o mafce this street cannection. Planner Matzke: added there remains some minor comments fnat need fo be worked out prior to project. The main commenfs noted on PUD application for this development have been addressed. 7he app(ican# is not pursuing a PUD because they have changed the design to meet fhe 30 percent impervious requirement and are instead are applying #he flexible tlevelopment ordinance to the development. The proposed lot layout mirrors the previous Golden Pond development and daes not impact wetlands as previously proposed wifh Golden Pond and ihe open space areas have been increased from the previous 2007 proposal. Sfaff recammends approval of the Prefiminary Plat contingent upon fhe minor staff comments nofed. Engineer 7hongvanh added tfi�at as a condition of plat approval, staff will request access fo a parcel east of this developmenf which will become landlocked as a result of the proposed development. Commissioner CommenfslQuesfions: Nite asked for clarification regarding why the City would build a street connection fo Wedgewood Lane during Phase I[ construction but woultl delay use of the connection until 80-90 percent of the homes are developed. Engineer Thongvanh stated that if the connection was made, barriers would be installed to keep vehicles and consfruction traffic from using the access fo the south. Staff does not anficipate traffic from this development going south, the primarily purpose of the connection is to provide access to fhe residents on Wedgewood Lane. Blahnik asked for clariticatian regarding the proposed 43 percent of developmenf which is to be preserved. Does preserved mean this area will remain untouched during devefopment or restared after development? , Planner Matzke respondetl these areas will be preserved in their natural state. Some mirtor grading may occur an �I fhe ouflat and par[cland areas. The 43 percent preservation area is exclusive ofi streets and private lots. Blahnik asked if it is because this substantial space is preserved that there is flexibility given to interior side yard sefbacks. Matzke respontled fhat is one of the criteria used, olhers are for the preservation of heritage trees and wooded areas fhat will be pratected in a City owned outiot. Blahnik asked if the 7.5 foot sitle yard setback is the onfy variance requesfed. Matzke respanded fhat some of the lot widths are also less than the 86 foot requirement. Spieler arrived at 6:23 p.m. 2 i i MOTION BY ROSZAK, SECONDED BY BLAHNIK TO OPEN TH� PUBLIC HEARING AT 6.24 P.M. ' VOTE: Ayes, Hite, Spieler, 8lahnik and Roszak. The motioned carried. Public Comment Milce Sue1, on behalf of applicant R.R. Horton Homes stated he, as well as Ron Mullenbach, are available #o answer questions. Blahnik asked Mr. Suel to atldress the 43 percenf of properiy they intend to preseNe antl to ciarify if #he preservation area is it subject to grading and restoration. Suel responded the wetland areas and storm wafer ponds are included in the preservation area. The storm water ponds and possible trai{s are the only areas where grading is antic9pated. Hite asked the developer for fheir reason to phase fhe project. Suel responded that it is late in the year and they anticipate completing Phase I this year. Phase il will be completed next year. Tim Kvidera,17776 Wedgewood Lane commenfed that this was a similar proposal to the one reviewed six or seven years ago. The most significant difference Es lhe loss of ten more heritage trees from the previous proposal, Mr, Kvidera commented on the expectation fo have access to Wedgewood I.ane. M�. Kvidera stated the discussions surrounding access to Wetlgewood Lane were no more than a passing camment from an engineer at Township Board meeting and there is no guarantee of access on Wedgewoad Lane. Mr. Kvidera stated his praperfy is on the low end of the development and is concerned about drainage. Mr. Kvidera noted ihe plans show Lot 1, Block 5 has diverted water from ihe north toward the wetland and now runs west toward his property. MOTION BY SPIELER SECONDEQ BY BLAHN{K TO CLOSE THE PUBUC HEARING AT 6:33 P.M. V�TE: Ayes, Hite, Spieler, Slahnik and Roszak. The motioned carried. i Commissioner Comments/Questions; Blahnik asketl why the heritage trees were reduced #ram 24 to 14. ' Suel stated the original Golden Pond plan did not work from an engineering stantlpoint. Six of the lots were proposed I as sfab on grade and city requires a basemen#. As adjusimenfs were made to the original Golden Pond plans the developer was not able to save all of ihe trees. The deveioper is curren#ly proposing fo remove the grove of trees I hetween Maple �len and Hickory Shores as part of �he park design; there may be an apportunity to keep some additionaf trees in the parkland ifi the city desires. Blahnik asked Mr. Sue{ fo respond to comments raised by Mr. Kvidera related to drainage and access. Suel stated the developer will work with their engineers to put a swale back in ihe plan to hold the wafer on �he devefopers properly. Mr. Sue{ also stated, in regards to the access on Wedgewood Lane, that fhe developer is comforlable with having a cul-de-sac or thru sfreet on the praperty and they will leave it to the twro government entities to sort out. 3 i Hlahnik stated he is in favor of the preliminary plat subject to reinsertian of the swale as indicated. 43 percent of the devefopment is being preserved. The proposed front and rear setbacks are in compliance with City ordinances; the interior side yard selbacks is a slight variance, Spieler does not foresee any major issues. Wou(d (ike to include ihe swale language in the resolution. Will suppart. Hite asked is sfaff satisfied with the grading, landscape and wetfand plans fo ensure fhe drainage plan is atlequate to control water runoff. Engineer Thongvanh reviewed the grading plan and responded the deveioper is proposing to instal! catch basins and drain from the rear yards to the street. Hite stated that with staff's report, the testimony lhat has been given and the respanses to the questions raised during the meeiing, will support fhe application subJec# to the developer refining the pfans to assure compiEarice with the public works design manua! antl the requirements with city zoning ordinances. MOTION BY HITE SECONDED BY BLAHNiK TO RECOMMEND APPROVAL OF A PRELfM1NARY PLAT AND �L.EXfBLE DEVELOPMENT PLAN KNOWN AS HICKORY SHORES SOUTFi SUBJECT TO A REVISED DRAiiVAGE PLAN. VOTE: Ayes by Blahnik, Phelan, Spieler, Roszak antl Hite. The motion carried. 8 DEV-2013-102516661 Hiphwak 13 Conditional Use Permit & Variance. Velishek Auto Sales has applied for a Conditional Use Permif ta allow Motor Vehicle Sales in the C-2 {Generai Business) Use District. The property is located at the southeast intersection of Franklin Trail and Highway 13. A 10 foot variance from the required parking setback is also requested. Director Rogness presenfed staff's report antl an overview of the requested conditional use permit and variance. Mr. Rogness reviewed the site plan, access, proposed paricing, and storm drainage system. As a condition of approval, staff is recommending the closure and removal of the access point aiong Franklin Trail. The conditional use permit criteria were reviewed and Mr. Rogness referred to the sixteen proposed contlitians of approval; twelve of which are included in Sectian 1102,1�03 Subd. (3) of the zoning ordinance which was recentfy amended by the City Council. Four adtlilional conditions related to paving of parking and driving suriaces, meeting the requirements of engineering memorandum, applicant requirement to record the canditional use permit within 60 days, and obtain required permits from applicable agencies were also reviewed. Director Rogness reviewed ihe variance criteria. Mr. Rogness nated fhe variance request for a reduced parking setback along the southern property line of the subject parcel, the common lot line between fhe twa parcels, is required because the two parcels will have separate ownerships buf will be joined #ogether as one business operafion. Mr. Rogness stafed staff recommends approval of conditiona! use permit and variance requests subject fo fhe conditions Iisted, Comm9ssioner CommentslQuestions: Spiefer asked if ihere were any plans ta combine the fwo lots into a single owne�ship in the near future. Mr. Spieler aiso asked about the landscaping plans ta ensure they were in compliance with city requirements. 4 � G N �$�, � E" -�y� d�o' �"�°o e ' '��I ���z ����� � '�`° �" p 5� pa., � w � a $ �° ` e� . .x�=-� '_`_:' _ � z � z o �< -� � � ,, ��-�: � °��a �'�� ° " �� '� � '"..'° 's� :13 '� ' � �¢ ' ti� :� � I F. a� � ao g '� �.� P � ' ' � � 8 Wr��a �� (I � ° a� X� _ � 9 � � � � �� � ����������� � � � ✓ �� . 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'�C ,.=acc�x _ ' � � � � / � � j� ����// � .a�K�'_"„ � � ''�� V���� � � �I �) I � � � � \ e, ai�`�� ,.'aw�• W � ' : � ` `��� -'� � / i I ' ' _ � .k.��'� -°`�" ��`� .�. � � € \ ✓ � f � � � ,�„ ... . �' , � � i �� � �/�;� � I a� p� 9 s /,% 1 i ; ,'�i 1 o � rnl ti � Memo ��NNHS�� Date: August 21, 2013 To: Cotnn�unity Developinent aaicl Natural Resources Departinent Fio�n: Engineering Department — Lariy Poppler, City Engineer Public WorIcs Depart�nent — Pete Young, Water Resources Eugineer Subject: Hickoiy Sliores South — D�V-2013-0049B The Engineering and Public Works Departtnents have reviewed the Preliminaiy Plat plans fo�• the s��bject project with a plan revision date of August I, 2013 and we have the following conunents. Bold comments ha�re potential conseqi2ence that affects preliminary plat. General 1. Provide survey shot elevations on existing conditions sheet (provided in an email, please provide in plau set). 2. Property to the east of this development will require egress/ingress righfs onto thei�• property, It is recomj�lended develaper perfori3i a title search #o verify if an access/easement document currently exists for the property. It is likely an access would need to be provided within an outlot. Plattiaag Cotmne�i�s l. An easement docziment is needed for the temporary cul-de-sac at the end of Wedgewood Lane. Grading Plan 1. Although proposed grading lias been provided for tiie firtu�•e Rice Park, the City will need a muumum area of 80'X140' for pla3� struchire and picnic shelter. The optimum leveled area would be 100'X160'. The City would 4ike to continue to work with the developer ui getting the rigl�t layout for the park amenities. 2. Rear yard drainage s�vales and EOF paths should be sodded ai�d protected prior to the issuance of building permits. Notes on the plans specifying drainage swale sodding and , protection slaould be added. 3. Show EOF from all low points on T�irner Drive. Provide elevation of high point and flow ai7ows along EOF route. Lotiv opening should be 2' above the EOF, please revise Lot 2 Blk 4 and Lat 2 Blk 2. Also provide EOF flow arrows for lor�� point on Wedgewood Lane. EOF elevation is given on the south side but should be slio«rn oa� the �iorth side with flow arrows bel�inci Lots 6-7 Blk 5. 4. Proposed grades for Lots 1-4 Blk 6 in side/backyard areas are 3:1. Are these areas propased to be umnaintained? Slopes greater than or equal to 3:1 sliall have appro��ed erosion control BMP installed itnmediately after finish grading activities, Can temporar�� graditig easement be obtained fi•om adjace��t property to eliminate steeper grades? S. Provide low opening/low floor elevations foi• properties adjaceart (existing homes) to pouding areas to ensure requirements are n1et. Phone 952.��17.9800 / Fa� 952.A47.42A5 / atins.cityofpriodakc.cont 6. Revise Lowest Floor to 957.3 for Vi�etland Basiii on Sheet 8. Streets 1. As a part of the plat. Tlie existing temporary ct�l-de-sac on Turner Dri��e will iieed to be re�novec�. 2. The temporary cul-de-sac at the end of Wedgewood Lane will need to be designed in accordance with City requirements (allowance of larger vehicle turnaround). Concrete curb and gutter «rill be rec�uued around cul-de-sac. Please see comment 3. 3. A disct�ssion shoulci be held with Spring Lake Township for co�uiection to Wedgewood Lane. This would also eliminate the temporary cul-de-sac and necessary easemerzts. Hvtirolo�v 1. The proposed filtration basins inust meet alt design requiretnents and recoxnmendatio�is in the Miiuiesota Stornn�Tater Manuai. Tl�ere is a very detailed design sectio�i fo�• filtration basins that should be reviewed, and additionai details for these basins must be provided iti the plan set. Reference hftp;//stormwater.pca.state.mn.iis/i�idex.php/Main Page 2. Standard details for pond/basin otitlet struetures, pipe eilergy dissipation, aud all erosion/sediment conhol BMPs shouid be added to the plan set. 3. Provide ��ational method calcu[ations for storm sewer sizing. Erasion conh•ol and SWPPP 1. Project must meet the requirenients fhe Minnesota General Construction Storm«rater Permit (MNR100001}. Detailed SWPPP review �uill take place when final SWPPP is provided. Reference; http://r����.pca.state.inn.us/index.php/view doctiment.lrtml?gid=18984. O Q PRIp � � Memo �rNNbS�� Date: August 19� 2013 To: Ron Mullenbach, DR Horton ' NicIc Polta, Pioueer Engineei•ing �rom: Jeff Ma#zke, Planner Cam�nunity 8c Eco�iomic Develo�ine�it Department Subject: Hicicory Shores South Preli�ninxry PIat and PUD Pi�oject DEV-2013-009 The Cotnrnunity & Economic Developn�ent Depat•tment has re��iewed the Preliminary Plat and PUD for the subject project with a plan date of Augt�st 1, 2013 and we l�ave the following comments: General 1. �sti�nated development fees for this p�•oject are based on proposed plan net acres on 15.35 ac. (totat lot area and local street R/V�. Tliese fees include Park Land Dedication, Street Oversize Chacge, Trunk Sewer C1�arge, Trunk Water Charge, Trunk Stor��i WAter Charge, and Utilit�� Connection Charge. Addifional4% Administ��ation Fee and 5% Construction Observation Fee based on 3�our engineer's final const�liction estimate will also be charged. Detailad fee uifarmation will be established 'ui the Final Development Agreement at the tin�e of Final Plat. 2. At fime of Final Plat pravide City witl� draft warraniy deeds fo�• all outlot areas to be dedicated to tlie Cit3� accoi 'C�li3g �O OP diijance 1004.604. A recorded copy of the deeds sliall be delivered to the City after recording of the final plat. 3. Before final plat is signec# tlie Develope;• shall suU}nit a security in the amotmt of 125% of the cost of public improvements, grading, e�•osion control, tree replacement/landscaping, momimentation, as-builts/record drawings. Grading of site can begin foliowing Preliminary Plat appraval once grading, erosio�i control, and tcee t�eplaceme�it/ IandscAping security is established. Prelirninary Plat 1. Indicate all drai�lage and utilify easements on Preliminary Plat. 2. Setback table labels 7.5 foot side yard setbacks but plans ace labeled with 10 foot typical setbacks. It appea�•s that 10 foot setbacks would «�o�•k for nearly all bililding pads as proposed. Revise accordingly. 3. Buildiug pads for lot 1; block 7 and lots 7-8, block 5 are in side setbacks as proposed. Re��ise accordingl��. Phonc 952.447.9840 ! Fae 952.�147A2a5 / �n���•.cilyofpriorlake.com