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HomeMy WebLinkAbout10E Enclave at Cleary Lake 2nd Prelim Plat O � PRIp� ti �j 4646 Dakota Street SE Prior Lake, MN 55372 ` � I NNESD� A 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 O� P ��+P ti � U �y 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. 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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.