HomeMy WebLinkAbout10E Enclave at Cleary Lake 2nd Prelim Plat O � PRIp�
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�j 4646 Dakota Street SE
Prior Lake, MN 55372
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CITY COUNCIL AGENDA REPORT
MEETING DATE: JANUARY 13, 2014
AGENDA #: 10E
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE & LARRY POPPLER
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A
PRELIMINARY PLAT TO BE KNOWN AS THE ENCLAVE AT CLEARY
LAKE 2"D ADDITION
DISCUSSION: Introduction
Ryland Homes Inc. has applied for approval of a Preliminary Plat to be known
as The Enclave At Cleary Lake 2"d Addition to be developed as a 64 unit, low
density residential subdivision. This site is located north of 180th Street, west of
CSAH 87 (Revere Way), east of Jackson Circle.
Hi StON
In 2006, the City Council approved a plat for the first phase of The Enclave At
Cleary Lake residential development which included 53 single family residential
housing units, all of which are currently constructed. The original developer,
Pulte Homes, did not continue with the development of the 2"d phase at that
time.
On December 16, 2013 the Planning Commission held a public hearing
regarding the preliminary plat request. With the exception of discussion with
the potential developer, no public comments were made during the public
hearing. The Planning Commission, however, chose to continue discussion of
the preliminary plat proposal and directed the developer to address issues
identified by City Staff related to site engineering and storm water management.
On January 6, 2014 the Planning Commission continued discussion of the
preliminary plat. Additional information and plan adjustments had been made
to the storm water management prior to the meeting and the preliminary plat
received City Staff support. After discussion of the proposal, the Planning
Commission recommended approval of the plat.
Current Circumstances
The current proposal calls for a slight redesign of the 64-unit single family
residential home lots in the second phase. The redesign involves movement of
the Cleary Trail roadway slightly to the north in order to allow a trail corridor
along the north side of 180th Street; this street is to be paved by the Developer
to a rural section design.
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.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site area consists of 28.9 acres.
Topoqraphv: This site has varied topography, with elevations ranging from
950' MSL near the northwest corner of the site to 980' MSL near the southern
boundary along 180th Street.
Veqetation: The natural vegetation on the site was cleared after the original
preliminary plat was approved for the area. All replacement trees for the project
were installed per the Tree Preservation requirements of the Zoning Ordinance
previously.
Wetlands: The project site contains a wetland near the southwestern corner
of the site. The wetland delineation was approved for this site and all required
mitigation was completed during Phase 1 of the development.
Access: Access to the site is from Trailhead Lane and Cleary Trail to the north
and from 180th Street to the south.
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 presently zoned R-1 Low Density Residential. The net
density for the proposed plat is 2.9 units per acre.
PROPOSED PLAN
Lots: The plan calls for 64 lots to be constructed with a variety of single family
housing styles. The lot sizes range in size from 12,040 square feet to 25,839
square feet. According to the developer's narrative letter, Ryland Homes
proposes to offer seven different residential housing plans which are
conceptually planned to range in size from 2,280 -3,380 above ground sq. ft.
The units propose to include a 3-car garage at a minimum.
Outlots: This plat shows seven outlots (A through G); Outlots B-F are designed
as 20 foot wide public utility outlots, and Outlots A and G are designated for
Association ownership. Outlot A will connect directly to Outlot B in the 1S'
Addition for an internal trail, and Outlot G will provide space for an entrance
monument sign.
Setbacks: The typical residential required setbacks of 25 foot front and rear,
10 foot side yards, and 30 foot wetland are proposed throughout the
development. One exception includes two lots directly adjacent to Outlot D
which propose a 5 foot side yard setback next to the publicly dedicated utility
outlot. That reduced side yard setback is feasible if an amendment is made to
the Zoning Ordinance by the City Council (pending).
Parks / Trails: 4.2 acres of neighborhood public parkland were dedicated in
2006 with the 1 St phase of the development. The City plans to complete all
improvements in the public park in 2015. Additional parkland dedication
requirements will be satisfied through a cash payment into the park fund.
Sidewalks will be placed along Cleary Trail and Trailhead Lane as well as a trail
corridor along the north side of 180th Street.
Streets: Four local streets are included within the development — Cleary Trail,
Trailhead Lane, Bluestem Court, and Marsh Court. All streets are proposed to
be public streets and are designed to meet the City's standards.
Sanitarv Sewer / Water Mains: Sanitary sewer and water mains are currently
in place along Trailhead Lane. Proposed utility mains running under the public
streets throughout the development will connect to these existing utilities.
Storm Water/ Hvdroloqv: Storm water will be directed toward the pond basin
at the northwest corner of the development and into the storm ditch along the
north side of 180th Street. Since the previous review of the storm water plans,
key concerns by City Staff have been addressed.
Landscape Plan: The Subdivision Ordinance requires two front yard
subdivision trees per lot (4 for corner lots). The plat proposes to follow a
landscape plan design which satisfies this Ordinance requirement.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication, trunk street and utility service
charges, and utility connection charges.
ISSUES: Ryland Homes has met with City staff previously to discuss issues related to
the design of the preliminary plat. As noted in the attached staff memorandum
from the Engineering / Public Works Department, the developer must refine the
plans to assure compliance with the Public Work Design Manual requirements
and City Zoning Ordinance, however, it does not appear that these comments
will drastically affect the design of the plat. Therefore, City Staff and the
Planning Commission recommend approval of the Preliminary Plat subject to
the following conditions:
1. The Developer must obtain the required permits from other state or local
agencies prior to any work on the site.
2. The Developer shall revise the plans to address all of the comments in the
memorandum from the City Engineering Department dated January 3, 2013.
3. The Developer shall reconstruct 180th Street from Mushtown Road to
Revere Way (Hwy 87) with hard surface pavement to a rural section design.
4. All grading, hydrology and storm water comments by city staff must be
addressed prior to approval of a grading permit for the site.
The City received the complete application for this request on November 19, 2013. The City
has noti�ed the applicant that the due to required review by other govemmental agencies,
and the required time for a City public hearing review, it is necessary to extend fhis review
period to 120 days until March 19, 2014.
FINANCIAL The approval of the preliminary plat will facilitate the development of 64
IMPACT: detached single family home properties and increase the tax base accordingly.
ALTERNATIVES: The City Council has the following alternatives:
1. Approve a resolution approving The Enclave at Cleary Lake 2"d Addition
Preliminary Plat subject to the conditions identified by the City Council in the
approved resolution.
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 (based on findings).
RECOMMENDED 1. A motion and second to approve a Preliminary Plat known as The Enclave
MOTIONS: At Cleary Lake 2"d Addition, subject to the listed conditions.
ATTACHMENTS: 1. Location Map
2. Revised Development Plans dated 12-20-13
3. Engineering/Public Works Dept. Memorandum dated 1-03-14
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4646 Dakota Street SE
�rNxsso'� Prior Lake, MN 55372
RESOLUTION 14-XXX
A RESOLUTION TO APPROVE A PRELIMINARY PLAT TO BE KNOWN AS THE ENCLAVE AT
CLEARY LAKE 2"� ADDITION
Motion By: Second By:
WHEREAS, Ryland Homes Inc. ("Developer") has submitted an application for a Preliminary
Plat to be known as The Enclave At Cleary Lake 2�d Addition; and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on December 16, 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 accortlance 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 Enclave At Cleary Lake 2�d Addition 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 January 13, 2014; 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 for The Enclave At Cleary Lake 2�d Addition is hereby approved subject to the
following conditions:
a) The Developer shall obtain the required permits from other state or local agencies prior to any work
on the site.
b) The Developer shall revise the plans to address all of the comments in the memorandum from the
City Engineering Department dated January 3, 2014.
c) The Developer shall reconstruct 180th Street from Mushtown Road to Revere Way (Hwy 87) with
hard surface pavement in a rural design.
1
d) All grading, hydrology and storm water comments provided by city staff must be addressed by the
Developer prior to approval of a grading permit for the site.
PASSED AND ADOPTED THIS 13T" DAY OF JANUARY, 2014.
YES NO
Hedber Hedber
Keene Keene
McGuire McGuire
Morton Morton
Souku Souku
Frank Boyles, City Manager
I
2
Enclave at Cleary Lake 2nd Addition
Preliminary Plat
LOCATION MAP
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Memo
"�H,�SO��'
Date: January 3, 2014
To: Community and Economic Development Department
From: Engineering Department — Larry Poppler, City Engineer
Public Works Department — Pete Young, Water Resources Engineer
Subject: Enclave at Cleary 2"d (Project #DEV-2013-0014)
The Engineering Department and Public Works Department have reviewed the preliminary plat
for the subject project with a revision plan date of November 19, 2013, revised December 20,
2013. The plans were reviewed for consistency with City Ordinance and Standards detailed in the
City of Prior Lake Public Works Design Manual. The following list details deviations from
standards or requests for additional information that must be reconciled prior to project approval.
The applicant or its representatives are invited to contact the engineering department with any
questions or clarifications at 952-447-9830. Comments highlighted in bold text are of particular
concern:
General
1. The final plat plans should follow the requirements of the Public Works Design Manual
(PWDM).
2. Permits from the Met Council, Minnesota Pollution Control Agency, and Department of
Health will be needed as the project moves forward.
3. All plans should be drafted according to the City of Prior Lake layer system. A digital copy
of the plans in pdf or tif format is required prior to construction. All drawings should use
the Scott County Coordinate System. Typical symbology and line types should be used
(silt fence, tree protection, existing storm sewer, etc.).
4. Provide detail drawings for the work along 180�' Street. Show all topographical features
(trees, mailboxes, driveways), addresses for homes, wetland delineation, culvert pipes,
dimensions from the right of way to the proposed utilities, or any other features that provide
further detail. Provide cross sections for 180 Street. Cross sections should show each
existing driveway to verify grades will work. Show proposed driveway restoration on the
plans. The work along 180 Street must have township approval. Show construction limits
on the plans.
5. Cross section from 14+50 to 16+50 shows a swale on the backside of the trail. Additional
grading beyond the right-of-way would eliminate this swale or at least minimize the swale
length.
6. Verify grading plan matches cross sections provided for 180 Example: grading plan
shows slopes for lots 4& 5 draining over trail and into the proposed ditch. Cross section
shows the back side of trail with 4:1 slope. �
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
7. Ditch section along 180 Street in some areas are flat or contain minimal slopes. Please
revise these areas to provide positive drainage and prevent. Bottom of ditch elevations
should be provided on the cross section to ensure ditch flow. A minimum of 1% slope
within the ditch is necessary. The minimum slope requirement should be achievable with
introduction of a high point on 180'�' and revising of grades. This would mean additional
grading into the proposed lots along 180
8. Show work on CR 87. A Scott County Highway Department approval is required for right
turn lane on CR 87.
9. Survey shot data provided is hard to review in certain areas. Please show proposed
contours/grading on the plan sheet.
GradinE
1. Show all EOF locations for both relevant portions of phase I and phase II. Provide flow
path arrows for all EOF locations. Provide EOF for wetland 1, is EOF intended along
Outlot C? Low opening shall be 2' above the EOF elevation for Lot 1 Blk 3, Lot 4 Blk 2,
Lots 5-6 Blk 5, and Lot 1 Blk 6. Verify all low openings along EOF routes are 2' above.
2. Provide additional easement document for temporary cul-de-sac at Lot 12 Blk 3.
3. Please note numerous driveways within cul-de-sacs are shown crossing property lines.
Driveways must meet setback requirements.
Utilities
1. A comprehensive review of the proposed utilities will take place with final plat submittal
when plan and profile sheets are provided.
Streets
1. A comprehensive review of the proposed street layout will take place with final plat
submittal (plan and profile).
2. Typical sections should be shown on the plans.
3. Provide pavement analysis recommendations from your soils consultant.
4. Verify all horizontal and vertical curves meet 30 mph speed design.
Hvdrolo�v and Storm Sewer
1. Design of filtration BMPs should meet the requirements of the Minnesota Stormwater
Manual (http://stormwater.pca.state.mn.us/index.php/Design_criteria for filtration):
a. Submit drawdown time calculation for the proposed filtration bench (requirement
is to filter the water quality volume within 48 hours).
b. Provide details for EPDM liner (should be minimum ASTM D-4833, 30 mil
minimum thickness).
c. Sand should be clean washed sand meeting ASTM C-33 concrete sand.
d. Drain tile should be perforated PVC pipe in a gravel layer (clean washed
aggregate with a diameter between 1.5" and 3.5").
2. Provide rational method calculations for all storm sewer pipes.
3. Road accessible environmental manholes with a 3' sump are required prior to discharge
to any waterbody.
4. Provide typical details for all stormwater structures.
5. Provide corrected NWL and HWL for all waterbodies on all plan sheets.
6. Provide indemnification agreement and maintenance agreement for homes with LFE
below wetland levels. The drain tile pipe will be the responsibility of the property
owners for maintenance.
Erosion and Sediment Control
1. NPDES construction site permit will be required for this project. The City must approve
the associated SWPPP prior to grading permit approval. Some SWPPP requirements are
met by the current submittal; note that the NPDES permit requirements were changed on
8/1/2013. Please update plan sheets CE-1 and CE-2 to meet current NPDES SWPPP
requirements. A full SWPPP review will be completed when updated materials are
received.
Wetlands
1. Impacts associated with construction on 180 Street are proposed for Wetland A. The
original wetland replacement plan for this site included 3,104 square feet of approved
impact to this wetland. Please verify that the impacts currently proposed will not exceed
the original approved amount.
2. Plan shows 30' average wetland buffer. Per the submitted MnRAM assessment, this may
be reduced to 25'. Please replace the term "average" on the plan legend with "minimum"
to show that wetland buffers cannot be less than 25' in any location.
3. All wetland buffers must be covered by drainage and utility and conservation easements.
Please note these easements on the plans.
4. Buffers must be seeded with a native mix with forbs. Note that all MnDOT seed mix
numbers have been changed; outdated numbers are shown on the plans. See the 2014
seeding manual: www.dot.state.mn.us/environment/erosion/pdf/seedingmanual.pdf. A 2-
year maintenance period is required as part of the developers agreement. If at the end of
the 2-year maintenance period the seed has not established, there is a prevalence of
invasive species, or there are other encroachments, over-seeding or reseeding may be
reyuired.