HomeMy WebLinkAbout10A Bluffs of Shady Beach Prelim Plan and Plat O� P ��1P
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v � 4646 Dakota Street SE
Prior Lake, MN 55372
�INx�SO�
CITY COUNCIL AGENDA REPORT
MEETING DATE: AUGUST 26, 2013
AGENDA #: 10A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
PLANNED UNIT DEVELOPMENT (PUD) PLAN AND PRELIMINARY PLAT
TO BE KNOWN AS THE BLUFFS OF SHADY BEACH
DISCUSSION: Introduction
Copper Creek Development has applied for approval of a preliminary Planned
Unit Development (PUD) Plan and approval of a Preliminary Plat to be known
as the Bluffs of Shady Beach. The property is located south of County
Highway 42 between Shady Beach Trail and Aspen Avenue. The applications
include the following requests:
• Request for approval of a Preliminary PUD Plan for the Bluffs of Shady
Beach; and
• Request for approval of a Preliminary Plat to be known as the Bluffs of
Shady Beach
Hi StOry
On May 20, 2013 the Planning Commission authorized City Staff to accept a
Planned Unit Development application for consideration on this site in
accordance with Section 1106.601 of the Zoning Ordinance.
On July 1St the Planning Commission held a public hearing. At the meeting,
comments were made by members of the public related to the following
concerns:
• A street connection to Shady Beach Trail would impact parking and
traffic in the area
• The development would create negative impacts to storm water runoff
onto Shady Beach Trail
• The development would impact the existing sanitary sewer service in
the area
• The development would remove too many trees within the site,
including Heritage Trees; the trees on this slope are important to the
neighborhood
The Developer also presented a conceptual cul-de-sac design at the meeting
that he stated was found in higher favor by area residents during neighborhood
discussions (due to the lack of a street connection to Shady Beach Trail). The
Planning Commission voted to table the public hearing to July 15th and allow
the Developer more time to complete a full set of plans to evaluate the
developers redesign proposal with a cul-de-sac.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
On July 15th the Planning Commission continued the public hearing and
discussion of the project. Many similar concerns identified at the July 1St public
hearing were restated at the July 15th meeting be area residents. After the
public hearing was closed, the developer was directed by the Planning
Commission to pursue revising the development plans to show a looped street
with two connections to Aspen Avenue and to address comments as identified
by City Staff including storm water comments.
On August 5t the Planning Commission reviewed the revised development
plans which included two street connections to Aspen Avenue. The Planning
Commission recommended approval of the PUD and Preliminary plat subject
to the listed conditions (minutes attached).
Current Circumstances
The revised development proposal calls for a subdivision of the property into
21 lots and 2 outlots for the development of single family homes sites.
Conventional R-1 Residential District platting would have allowed a maximum
of 18-19 lots.
The following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site area consists of 8.01 acres.
Topoqraphv: This site has varied topography, with elevations ranging from
980' MSL near northeast corner of the property to 824' MSL at the southeast
corner of the property near Shady Beach Trail.
Veqetation: The site is primarily wooded. The project is subject to the Tree
Preservation Section of the Zoning Ordinance.
Wetlands: No wetlands exist within the site.
Access: Access to the site can be gained from Aspen Avenue and Ridgeview
Trail to the north, Meadow Avenue to the east, and from Shady Beach Trail to
the south.
2030 Comprehensive Plan Desianation: 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). The net
density for the proposed plat is approximately 2.6 units per acre.
PROPOSED PLAN
Lots: The revised development plan calls for 21 lots to be constructed with
single family homes. The lots range in size from 12,000 - 23,469 square feet
with an average lot size of 14,180 square feet.
Setbacks: The plat proposal meets the R-1 Zoning District structure setbacks
as shown on the following table:
2
Structure Setbacks Standard
R-1 requirement
ft.
Front 25*
Side 10
Side Yard Abuttin a Street 25
Rear 25
Pond hi h water elevation 30
*Lots 2-5, Block 2 propose specific front yard setbacks of 30-55 ft.
Impervious Surface: The impervious surface maximum coverage of 30% of
the total lot area would be applicable for the single family lots.
Streets: The plat proposes to construct a through street connecting existing
Ridgeview Trail street stubs (off Aspen Avenue). The through street will
provide ease of maintenance and a redundant access point for residential
egress and ingress. Site topography dictates that segments of the proposed
street will be at an 8% grade. Although at the maximum allowed, it meets the
allowable slope per the City's design guidelines.
Sanitarv Sewer/Water Mains: Sanitary sewer service for the development is
proposed to connect to the existing sanitary sewer main under Shady Beach
Trail right-of-way. Water main connections are proposed to the existing water
main stubs located on Ridgeview Trail.
Stormwater: Two main stormwater features are planned with the
development. An infiltration basin is proposed at the northern end of the site to
take drainage from a portion of the development site as well as uphill areas
that currently receives no stormwater treatment before being discharged to
Prior Lake. The project also proposes an infiltration basin at the southern end
of the site along Shady Beach Trail. City staff has reviewed the storm water
management plan for conformance to City requirements. Comments and
requirements not yet addressed in the storm water management submittal are
contained in the engineering memorandum.
Tree Removal/Landscape plan: The tree inventory identifies over 7,700
caliper inches of significant trees on the site. The developer is allowed to
remove up the 35% of the significant trees without a replacement requirement
for the private lot development. Removals in excess of this percentage for
private lot development do require replacement at a 50% ratio of each inch
removed. The tree preservation plan identifies 212 inches of replacement
required for the project. In addition, the Subdivision Ordinance requires two
front yard subdivision trees per lot (4 for corner lots). The developer is
required to submit a landscape plan design which satisfies both the tree
replacement and landscape ordinance requirements.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication, trunk street and utility service
charges, and utility connection charges.
ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and
standards allowed under a PUD. The PUD provisions offer maximum flexibility
3
in many areas, some of which include such aspects as setbacks, building
heights, and densities. In return additional public benefits to the community
must be presented that a standard development would not require. Such
benefits may include but are not limited to the following:
(1) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance;
(2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses;
(3) Create a sense of place and provide more interaction among people;
(4) Increase economic vitality and expand market opportunities;
(5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
(6) Increase transportation options, such as walking, biking or bussing;
(7) Provide opportunities for life cycle housing to all ages;
(8) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost;
(9) Enhanced incorporation of recreational, public and open space components
in the development which may be made more useable and be more suitably
located than would otherwise be provided under conventional development
procedures. The PUD district also encourages the developer to convey
property to the public, over and above required dedications, by allowing a
portion of the density to be transferred to other parts of the site;
(10) Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to,
steep slopes, wetlands, and trees. Where applicable, the PUD should also
encourage historic preservation, re-use and redevelopment of existing
buildings;
(11) High quality of design compatible with surrounding land uses, including both
existing and planned.
The city council may wish to assess the degree to which this proposed PUD
meets these ordinance criteria.
The developer is requesting modifications to the minimum lot width (86 feet
standard), minimum lot area (for the corner lots), and minimum lot depth for
double frontage lots. The corner lot standard requirements are 20% larger
than the minimum lot width and size requirements. The two corner lots (Lot 1
and 7, Block 1) are below the lot area requirements, one at 87% and another at
93% of the minimum lot area of 14,400 square feet. The average proposed lot
width is 16% below the standard requirement for the 21 lots.
Also, the subdivision ordinance requires lots which have front and rear frontage
on a street to have increased depth from 140 to 160 feet. The purpose of this
requirement as stated in Subdivision Ordinance 1104.309 is "to allow space for
screen plantings and/or buffering along the back of the lot." In this case, the
developer is proposing to preserve the existing trees and vegetative slope
along Shady Beach Trail at the back of Lots 4-9, Block 2. City Staff believes
4
this preservation of existing vegetation will meet the intent of this double
frontage buffering provision.
The PUD benefits which the developer is proposing include additional storm
water features in the construction of an infiltration basin to not only
accommodate the storm water drainage from the project site but also currently
untreated storm water drainage from uphill areas north of the site. Also the
developer is proposing a pond to be located at the south end of the site which
will allow for storm water retention storage for a future reconstruction of the
Shady Beach Trail roadway corridor. The City would otherwise be required to
provide storm water ponding along the corridor through possible acquisition of
easement areas on private property at the time of the street reconstruction.
The Developer has met with City staff to discuss comments identified during
the City staff review of the project plans. As noted in the attached staff
memorandums from the Engineering and Community & Economic
Development Departments, the developer must refine the plans to assure
compliance with the Public Work Design Manual requirements and City
Ordinances prior to approval of the Preliminary Plat. The Engineering
Department is currently reviewing the revised plans for compliance with City
requirements; however, it is foreseen that no other plan revisions as a result of
the current 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 PUD Plan and Preliminary Plat for the Bluffs of
Shady Beach 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. Deny the proposed plat and PUD.
RECOMMENDED 1. A motion and second to approve a Preliminary PUD Plan for the Bluffs of
MOTIONS: Shady Beach, subject to the listed conditions.
2. A motion and second to approve a Preliminary Plat known as the Bluffs of
Shady Beach, subject to the listed conditions.
EXHIBITS: 1. Location Map
2. August 5, 2013 draft Planning Commission minutes
3. Revised Bluff of Shady Beach Development Plans
4. Community Development Dept. Memorandum dated 8-21-13
5. Engineering Memorandum dated 7-29-13
5
O � PRIp�
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V txy
4646 Dakota Street SE
'�INxESo'��' Prior Lake, MN 55372
RESOLUTION 13-XXX
A RESOLUTION TO APPROVE A PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN
KNOWN AS THE BLUFFS OF SHADY BEACH
Motion By: Second By:
WHEREAS, Copper Creek Development (the "Developer"), has submitted an application for a
Preliminary Planned Unit Development (PUD) Plan known as the Bluffs of Shady Beach;
and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing to consider the
proposed Preliminary PUD Plan on July 1 and July 15, 2013; and
WHEREAS, The Planning Commission recommended approval of the Preliminary PUD Plan on
August 5, 2013; and
WHEREAS, The Prior Lake City Council considered the proposed Preliminary PUD Plan on August 26,
2013; and
WHEREAS, The City Council finds that the Preliminary PUD Plan is compatible with the stated
purposes and intent of the Section 1106 Planned Unit Developments 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 incorporatetl herein.
2. The Preliminary PUD 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 dated July 29, 2013 and in the memorandum from
the City Community & Economic Development Department dated August 19, 2013.
PASSED AND ADOPTED THIS 26� DAY OF AUGUST, 2013.
YES NO
Hedber Hedber
Keene Keene
McGuire McGuire
Morton Morton
Souku Souku
Frank Boyles, City Manager
o� P � O �P
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U try
4646 Dakota Street SE
'�NrvESO��' Prior Lake, MN 55372
RESOLUTION 13-xxx
A RESOLUTION TO APPROVE A PRELIMINARY PLAT TO BE KNOWN AS
THE BLUFFS OF SHADY BEACH
Motion By: Second By:
WHEREAS, Copper Creek Development (the "Developer") has submitted an application for a
Preliminary Plat to be known as the Bluffs of Shady Beach; and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on July 1 and July 15,
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 the Bluffs of Shady Beach for the record at
the public hearing contlucted 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 saitl 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 July 29, 2013 and 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
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Memo
' ��NI�TESO� P
Datc: July 31, 2013
To: Greg Scliweich, Co��per Ci•eek Develop�nei�t
From: Jeff Matzke, Pianner
Con�munity & Econamic Deveiopanenf Deparhnent
Suhject: Bluffs of ShRdy Beaeh Preliminaty Plat and PUD
Project DEV-2013-007B
The Community & Economic Development Department has reviewed the Preliminaiy Plat and
PUD for the subject project with a plan date of July 9, 2013 and we have the following
coninients:
GetieraI
1. Estimated developme�it fees for this project are based on proposed plan net acres. These
fees include Park Land Dedication, Street Oversize Charge, Trunk Sewez• Chaz•ge, Trunk
Water Charge, Trunk Storm Water Charge, and Utility Connection Ciiarge. Additio��al
4% Administration Fee and S% Constiti�ction Observatioii Fee based on your engineer's
final construction esti�nate will also be cha�•ged. Detailed fee informatioii will be
established in the Final Development Agreement at the time of Final Plat.
2. At time of Final Plat provide City witk draft wa��ant3T deeds for all ou#Iot areas to be
dedicated to the Citp according to Ordinanee 1004.b04. A recorded copy of the deeds
sl�all be deIive�•ed to the City after xecording o€-the fnal plat.
3. Before final plat is signed the Developer shall s�ibmit a security in the ainount of 125% of
the cost af public impro�Tements, grading, erosion control, tree replacen�.ent/landscaping,
monuFnentation, as-builts/record drawings. Gi•ading of site caai begin following
Preliminary Plat approt�al unce grading, erosion control, and tree replacement/
landscaping security is established.
Preliminai�� PIRt
1. Identify specific proposed setbacks far Lats 2-5, Bloek 2.
2. Revise lot width indicated for lots adjacent fo outlots to not incluc�e outlot width.
Tree P�•esei��ation Plan / LanclscApe PIan
1. I�idicate tree species for pc•oposed replacement trees. Plan should iizdicate minimum 2
trees per front 3�ard and 4 per co� lot
2. City Staff recommends a conservation easement area be indicated for saved tF•ee areas i
along Shady Beach corridor to ensu�•e fiit�ire preservation of tliese trees. Indicate !
conservation easeinent area on plans. �
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Phone 952.�47.9800 / F�.� 952A47.4245 / n�ti���.eityoPpriodake.com !
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Memo
�•H�eo�"
Date: .�uly 29� 2413
To: Cominunity anci Economic Development
Fioin: �ngineering Deparhnent -- Lariy PoppleY•, City Engineer
Public Works Department — Pete Yaung, Water Resonrces Engineer
Subject: Bluffs af Shady Beach — DEV-2013-0007B
The Ez�gineering and Public Works Departments have ieviewed the P�•eliminary Plat plans for the
subject projecf with a plan date of July 25, 2013 and we have tlie foliowing comments, Bold
coinments have potential conseq��ence that affects preliminary piat.
General
1. The final plat plans shoulc3 follow the requirements of tlie Public Works Design Manuai.
2. The Developer must obtain alI regulatory agency permits and approvals prior to
consh•uction, inchlding but not limited to those from tl�e MPCA, DNA, Army Corps of
Engineer, Prior Lake/Spring Lake Watershed District, Mef Coiulcil, MN Depai�tnient of
Health, and etc.
3. Please show survey shots and spot elevations on the existing conditions sheet.
4. Benclunark inforination auct City Project #DEV-2013-0007B sl�ould be shown on al1 plan
sheets.
5. Pro��ide note on pla��s stating workitig hours are M-F 'lam-'lpm and 8am-Spm Sah�rdays,
Gradin� Plan
1. Show EOF, E4F elevation, and flow path on the grading plan for stree# low point.
2. Provide house style details with tlie gradiug plan.
3. Sj10�V COI1Stt'l1Ct101i IlI]]1fS.
4. Show lot corne�• elevations oi� tlte gcading plan.
5. Maximum slopes for maintained areas shall be 4:1. 3:1 slopes are allo�veci for
unmaintained areas. A�•eas proposed fo be greater than 3:1 will need appraval of City
Engineer. Numerous backyard and sideyard areas seem to be greafer than 4:1(maintainecl),
please verify ancUor revise.
6. Cozinect proposed co�tours at street.
7. Rear yard d�•ainage swales sho�ild be sodded and protected priar to the issuance of buildii�g
peri�its. Notes on tlie plans specifying drai�iage swale sodding and protection should be
added (label areas).
8. Provide driveway slopes an the grading ��lan. Slopes shall be between 2-10%.
Phonc 952.4479800 / Fat 952.4�}7.4245 / �ti��titi•.cityofpriorlake.cont
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9. Provide additional contou�/existing topo iuformAtion for property west of infiltration basin
2 and along proposed stoi'm sewer alignment along Shaciy Beach Trail. Low flooi/low
openii�gs for adjacent propet�ty should be provided and verified.
10. Maintenance access is required for inlets/outlets of bath infiltration basins, Steep grades
within Outlot A may present a cliallenge. Accesses must be maxin�um of 8% g�•ade, 2%
cross slope, and 10' wide. Access easements shall be dedicated at the time of fina[ platting.
11. Shed for adjacent property is located within property line of Lot 7 Blk 1, please coordinate
shed relocation with propei�ty owner. Grading wark is proposed for fhis acea as well. The
sama situation is located at Lot 1 Blk 2. Easement wili be requi�ed far grading beyond
property lix�e.
12. Proposecl grading may impact aciditional trees on Lot 2 Blk 2.
Utilities
1. Detailed utility review wiit take place during final plat submittal when plan and profile
sheets are pravided.
2. Provide o�itlot fot• storm sewer from basit� 1 to Shad�T Beach Trail.
3. Storm se��rer size and grade sliall be greater tlian IS" ID and Q.5% stope.
4. Provide more information for stoz•m sewer design so that potential drainage area boundary
changes can be evaluated for the 100-yr rainfall event. Capaci#y of ii�lets (assuming they
can receive a maximum of 3 cfs) �nay limit abilit�T to drain all xlinoff to iz�filtration basin 1
during larger events. Multiple catch basins may be required.
5. Please t�ote pre and post televising of sailitary sewer impacted by gt�ading wiIl be requieed.
6. Utility note for sanitary service sho��Id be revised to 4" instead of b".
7. Watecanain sizing should be �•evised to 8" DIP.
8. Utiiity note for �vater service should be revised to be 1" Type K capper.
9. Se�•vice coruiections are not allowed in sanitary sewer sh�tictures. Services missing for Lots
1 Blk 1, Lots 1-4, 10 Blk 2,
10. En��ironrnental manholes with a 3' snmp that is road accessible shall be reqciired prior to
dischaz�ge to any «�ater body
11. Proposing to add a new storu�water outfall to Prior Lake will require additional details, Is
the stor�n sewer pipe to Prior Lake along Shady Beach Trail proposed to be installed on
private property? The alignn�ent should be located within the public right of way or
easement sliould be provideci. Additional existing topographic information and design
defails are a•equired to deterii3ine the potential impacts of this route and outfall.
12, Should storm MH 7 include inlet g�•ate to capture additional drainage flowing down Outlot �
B. �
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Sfreets
1, Detailed street review wili take pIace during final plat subinittal.
HycL�oloe��
1. The proposed infiltration basins provide ruuoff voiwne control to meet cui7ent City
standai•ds (0.5 incl� over all new impervious surfaces). However, the new State construction
stormwater pei•mit (MN R100001, effective S/1I2013) requires on-site retentian of 1.0 inch
af ri�noff for all new impervioi�s sut�faces must be providec�. The project, as proposed, ineets
this new requirement. For tlie 2A acres of new itnpervious surface p�•oposed for this project,
7,260 ci�bic feet of votume control is required. The praposal is to create a totai of 10,732
cubic feet of volume control within the infiltcation basins, or 3,472 cubic feet of volume
cont;•ol above the ��equirement. The voluine control reqttirement for the aff-site iia�pervious
areas routed tl�rough the project (2.15 acres) would be 7,805 cubic feet based on t11e new
State pei•mit requirements. Tlie PUD benefit is therefore less tl�an stated in tl�e sforinwater
report when the State i•ec�uirements are considered. The additio��al voluine control provided
as a PUD benefit is tlierefore 44% of tlie rec�uirement for the off-site impe�vious areas
ro�ited fluough the project.
2. A minimum of two soil bo�•ings or uifiltration tests are needed within the footprint of each
proposed it�filtration basin to verify the design infilfration rates.
3. Submit ciesigu information for the proposecl infiiti•ation basins consisteitt �vith
Min�iesota Stormwater Manual recommendations and requiremeaits. There is
ciYrrently not enoiigh i�iformation inchicied in tiie plan set to adequatel,y review the
1Il�II�i basins. The foilowing information must be subinittecl {per MN
Stoi•m���ater Manual): '
a. Native soils in the proposed infiltration aiea inust liave a n�inimuin infiltratio�� rate
of 0.2 inclies per hour.
b. Iilflfration pz•actices shoiild not be situated on fill soils. It appears that at least paet
of the pro�osed Infiltration Basin 1 would be constructed on fill. Please reconfigure
tlie basin or submit additional design information showing how stability concerns
will be addressed.
c. I�npervious area construction must Ue completed and perviot�s areas established
with dense healtl�y vegetation prioz• to introduction of stortnwater into the
infilfration basins.
d. Infiltt•ation basins n�ust be designed with a miiainnim vertical distance of 3 feet
batFVeen the bQttom of the basin and the seasonally high water table or bedrock
layer. Subrnit soil boring inforination to sho�v that tlie basins rneef this requirement. I
e. Ensuce that the minitnum setback �•equirements are met.
f. Conside�• alternatives to providing a s«�ale for the EOF from Infiltration Basin 1. At
a mi��imum, tlie praposed dFainage path (swale) must be evahiated to ensure that it
can haiidle expected flows. Provide design calc2ilations for this swale.
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g. Reference for requuements:
http://stornn�Tatec.nca.stateaiu� crite�•ia for I�i#iltratiai� trench
4. Land area used for stormwater management features and drainage routes must be dedicated �
as either outlots or drainage and utility easements. �
5. All sites must considez• the use of cui��e number reductions as a poi�tion of the volume '
control requirement. Methods include tree plantings, native grass buffers, natural area
presei•vation, porous pavements, impervious disconnections, green roofs, const�•ucted i
wetlands, and soil ainendments. Crec�its are given on ai� area basis and are outlined in the
PWDM, PiII.4. No inforcuation for patentiat volurne control credits l�as been submit#ed for '
this project. Considering the existing trees at the site and potential for other credits,
submittia�g information about volun�e control credits is recommended. ;
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6. Verify locations and design of all overland drainage rautes for capacity and ez•osion i
potential. The potential for erosion on adjacent properties due to rnodified drainage pattet•ns �
�nust be addressed. �
7. Because a standard wet pool detention pond is not being used, additional information is
required to show that the site rneets the water quality requirements of a 64% reduction in
phosphoil2s and a 90% x�eduction in total suspended solids. Documentation must be �
submitted based on literature ��alues or independent laboratory work to demonsteate i
pez•formance of the infiltration basins, A standard water quality model such as P8 or �
WinSLAMM woa�ld also be acceptable. '
8. Dikes t�sed to create po�tding areas mi�st at �naacimum use 4:1 slopes aud measure 10' I
�i�ide at flie top. A clay core should be designetl in co�isideration of graundwater flotiti�. '�,
Soils data is z•equired and dil{e design must address dilce stability. Outlet pipes
, througli engineereci dilces �►vith heacl diffei•ences greater than 6' sl�ouid be desig�ied
witl� anti-seep collars. Sand beclding siiall not be useci through dike section,
9. Use standard City detail for outlet conh�ol structures.
E�•osior� control ancl SWPPP
1. Steep slopes adjacent to the in�ltratiaax basin are cause for concern. Additional
erosion and sectiine�it co�itrol �neasures mi�st be noteti on tl�e plans. Double ro�� silt
fenee siiould be show�i do��vn graclient of slopes 4:1 oi• gi�eate�•. �rosion eo�itrol blaiilcet
(or an equivalent soil stabilization BMP) must be installed on all slopes 4:1 or greater.
Soil stabilizatian/erosion cantrol pi�actices siiall be installecl immediately after i
gratiing in an area ceases so that dishu•becI soils on steep slopes do not remain exposed
and cansh 'iICt1011 IttUSf I?8 pj1�SC(I IIl tItCSC Al •eas.
2. Project must meet the requirements the Minnesota General Construction Stori�water
Permit (MNRIOQ001). Note tl�at fhis permit �vas recently reiss�ied and the State's
erosioi�/sediinent control requu•ements have clianged. A detaileci SWPPP review v��ill take
place during final plat submittaI,
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