HomeMy WebLinkAbout9A - Maple Glen Prelimiary Plat
CITY COUNCIL AGENDA REPORT
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
SEPTEMBER 20, 2004
9A
DANETTE M. MOORE, PLANNING COORDINATOR
AGENDA ITEM:
CONSIDER APPROVAL OF A PRELIMINARY PLAT
TO BE KNOWN AS MAPLE GLEN
DISCUSSION:
History: Tollefson Development is requesting approval of a
preliminary plat to subdivide 24.49 acres into 29 single family
lots on property located on the south side of Trunk Highway 13
and west of Rice Lake. The property is zoned R-l, Low
Density Residential.
Physical Site Characteristics:
Area: The property is 24.49 acres in area. The net area of this
site, less the wetland and right-of-way, is 19.93 acres.
Topography: This site has a varied topography, with
elevations ranging from 992' MSL at its highest point to 957'
MSL at the lowest point.
Vegetation: Originally, there was one single family home
located on this site. There are also several stands of significant
trees on this site. The project is subject to the Tree
Preservation requirements of the Zoning Ordinance.
Wetlands: The plans indicate a 4.03 acre wetland located in
Outlot B. During a recent wetland inventory for the City, it
was determined that the identified wetland is actually classified
as a high quality, poor fen. The nutrient deprived
characteristics of the fen provide for a high quality ecosystem
of rare plant species. For that reason, the developer will need
to work with City staff and the Watershed District to assure
that erosion control and infiltration techniques are used to
maintain the quality of the fen.
The subdivision ordinance requires the maintenance of a buffer
strip, measured from the ordinary high water level. The buffer
strip may be a minimum of 20 feet in depth, but must average
30 feet. The plan must indicate a 30 foot buffer strip measured
from the edge of the delineated wetland, as well as the ordinary
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Phone 952.447.4230 / Fax 952.447.4245
PROPOSED PLAN:
high water level. It appears that grading is proposed in the
wetland buffer. The ordinance permits the placement,
maintenance, repair or replacement of utility and drainage
systems so long as adverse impacts on the buffer strip have
been avoided or minimized to the extent possible. However,
areas graded in the buffer strip shall be seeded or planted with
native wetland vegetation, where possible, or in accordance
with the standards for buffer strip vegetation in the Public
Works Design Manual.
The subdivision ordinance also requires a 30 foot building
setback from the 100 year flood elevation of the wetland. The
building wetland setbacks are not indicated on the plan and will
need to meet the ordinance requirements.
The developer has submitted drainage calculations and staff
has determined that the proposed wetland will not be
significantly impacted. On September 14, 2004 the Prior Lake
Spring Lake Watershed District approved the Maple Glen
application.
Access: Access to the site is from Trunk Highway 13. The
site may have future access points where proposed Sunray
Boulevard and Griggs Street stub up to the property boundary.
As part of the plat process, Scott County is requiring left and
right turn lanes at the Trunk Highway 13 intersection. In
addition, Mn/DOT access and drainage permits will be
necessary for the proj ect.
2020 Comprehensive Plan Designation: This property is
designated for Low to Medium Density Residential uses on the
2020 Comprehensive Plan Land Use Map.
Zoning: The site presently is in the R-1 Zoning District (Low
Density Residential). The R-1 district is consistent with the
proposed R-L/MD designation. This district permits a
maximum density of3.6 units per acre.
Shoreland: The site is located west of Crystal and Rice Lake.
The Shoreland District borders the southeast comer of the
project. However, the shoreland area borders dedicated
parkland exclusively. For that reason, the project is not
impacted by Shoreland PUD requirements.
Lots: The preliminary plat consists of 29 lots for single family
dwellings and 4 outlots. The lots range in size from 12,040
square feet to over 25,173 square feet. Outlot A contains
public parkland. Outlot B contains a wetland. Outlots C and D
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2
are anticipated to be integrated into possible future
development to the west.
Streets: This plan proposes three new public streets. Sunray
Boulevard is the primary access point located off of Trunk
Highway 13, directly opposite Sunray Circle and is intended to
function as a collector street. Sunray Boulevard extends north
to south and is approximately 770 ft. in length. Griggs Street
extends west to northeast and is approximately 950 ft. in
length. McColl Street extends west to southeast and is
approximately 1,000 ft in length.
Sunray Boulevard and Griggs Street are stubbed to the property
boundary and will require temporary cul-de-sacs.
Sidewalksrrrails: The plan includes a sidewalk extending
north to south along the west side of Sunray Boulevard and
west to east along 400 ft on the north side of McColl Street. In
addition, a proposed 8 ft trail extends north to south along the
east side of Sunray Boulevard, and along approximately 450 ft
on the north side of McColl Street. The trail will extend from
the McColl Street cui de sac into the proposed park area.
Parks: Outlot A is 2.05 acres and is proposed to be parkland.
Section 1004.1000 of the Subdivision Ordinance requires 10%
of the net area of the site as park dedication. The proposed
parkland area contains areas that fail to meet the minimum
upland requirement for dedicated parkland. For that reason,
prior to final plat approval, the developer will be required to
contribute a cash dedication in conjunction with the land
dedication to meet the 10% parkland requirement.
Sanitary Sewer/Water Mains: Sanitary sewer and water
mains will be extended from the existing utilities located in
Trunk Highway 13. The sewer line will be extended along
right-of-way.
Storm Sewer: The plan proposes two NURP ponds, located in
Outlot B, north and west of the wetland. Grading on the site
will direct most runoff to these areas. The City and the Prior
Lake/Spring Lake Watershed District are currently reviewing
this plan.
Density: The development proposes 29 single family units.
Density is based on 19.93 buildable acres (net acres), which
excludes the existing wetlands and right of way. The overall
density in this plan is 1.46 units per acre. The proposed density
is consistent with the 3.63 units per acre permitted in the R-1
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3
Use District. The minimum lot area and lot width in the R-l
district is 12,000 sq. ft. and 86 feet at the front building line.
Buildin2 Styles: The proposed plan calls for 2-story single
family dwellings, ranging in size from approximately 1,991
square feet to 2,700 square feet. Each dwelling would also
include an attached 3-car garage.
Setbacks: In the R-1 Use District, the minimum front and rear
yard setbacks are 25 feet. Side yard setbacks are required to be
a minimum of 10 feet. The proposed setbacks will meet or
exceed the R -1 requirements.
Parking: The proposal provides at least 3 spaces per dwelling
unit.
Landscaping: The developer will be required to provide
security (e.g., letter of credit) for required landscape plantings
as part of the development contract.
Siens: The plan identifies two sign locations at the entrance to
the site. The proposed signs must adhere to the Zoning
Ordinance requirements of a maximum of two signs, not to
exceed 50 square feet of sign area per side with a maximum of
two sides, at each principle entrance to the development. Prior
to installation, a sign permit will be required.
Tree Replacement: The applicant has submitted an inventory
identifying 2,503 caliper inches of significant trees on the site.
The Zoning Ordinance allows up to 25% of' the significant
caliper inches to be removed for road and utility purposes, and
up to 25% for building pads and driveways. According to the
proposed plan, a total of 57.1 % of the caliper inches will be
removed. The plan will also need to be revised to reflect the
removal of existing trees located in a proposed excavation area
along the western side of the wetland.
The plan submittal contains a reforestation plan, however, the
developer must demonstrate how the plan meets caliper inch
requirements.
Traffic Impact Report: The developer has submitted a traffic
study for this development. This study indicates the proposed
development will generate a total of 396 daily trips. The
additional trips will not have a significant impact on the
existing streets.
Roadway Noise Attenuation: Correspondence from Mn/DOT
has indicated the need for the developer to implement buffers
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4
ANALYSIS:
CONCLUSION:
FISCAL IMPACTS:
between Trunk Highway 13 and the proposed residential
development to alleviate roadway noise concerns. The
applicant has proposed berming along Highway 13 to address
this concern.
Phasinf!: A phasing plan has not been submitted for this
proj ect.
Fees and Assessment: This development will be subject to the
standard development fees. In addition, the development will
be subject to a lateral assessment for the extension of sewer to
the site.
Preliminary Plat:
The applicant proposes to subdivide the property into 29
single family dwellings. All of the proposed lots conform to
the R-1 minimum requirements of 86 feet in width, 12,000
square feet in area, and less than 3.6 units per acre in density.
The overall layout of the plat appears appropriate, given the
constraints of sites grades and the existing wetland area.
However, there are three remaining issues with the proposal:
1. Proposed tree removal will need to be clarified to show that
no more than 25% is removed for building pads, driveways,
and utilities.
2. Proposed parkland will need to be further reviewed by staff
to distinguish acceptable upland areas and the remainder in
cash dedication.
3. The developer will need to provide calculations showing
that the 100 year post development elevation is not higher
than the existing 100 year elevation, or provide additional
onsite volume to maintain elevations.
The preliminary plat application will comply with relevant
ordinance provisions and City standards, provided all the
conditions of approval are met.
The Planning Commission held a public hearing on September
13, 2004. The Commission recommended approval of the
preliminary plat, with the conditions outlined in this staff
report.
Budget Impact: There is no budget impact as a result of this
action. Approval of the project will facilitate the development
of the area and increase the City tax base.
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5
ALTERNATIVES:
RECOMMENDED
MOTION:
The City Council has three alternatives for action on the
application:
1. Adopt a resolution approving the Preliminary Plat for this
development subject to the listed conditions, with the
finding that the preliminary plat is consistent with the intent
and purpose of the Zoning and Subdivision Ordinances.
2. Deny the Preliminary Plat on the basis that it is inconsistent
with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case,
the Council should direct the staff to prepare a resolution
with findings of fact based in the record for the denial of
these requests.
3. Defer consideration of this item and provide staff with
specific direction.
The staff recommends Alternative #1. This action requires the
following motion:
· A motion and second adopting a resolution approving a
Preliminary Plat to be known as Maple Glen, subject to the
listed conditions.
1. The applicant shall obtain a permit from the Prior Lake-
Spring Lake Watershed District prior to approval of a
grading permit.
2. The applicant shall address all engineering comments as
outlined in the memorandum from the Assistant City
Engineer dated August 17,2004.
3. The applicant shall enter into a development contract
with the City.
4. If necessary, the applicant shall acquire drainage
easements on the neighboring properly if the 100 year
post development elevation is significantly higher than the
existing 100 year elevation, or provide additional onsite
volume to maintain elevations, prior to approval of a
grading permit.
5. The applicant shall submit documentation of access
easements for adjacent properties or provide temporary
cul-de-sacs at the ends of Sunray Boulevard and Griggs
Street.
6. An average 30 foot buffer strip shall be maintained
around the perimeter of the wetland, measured from the
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6
ordinary high water level. Disturbed areas within the
buffer shall be revegetated with native wetland plantings.
7. The plan shall provide 10 percent of the net area of the
site as dedicated parkland or provide the remaining as
parkland cash dedication.
8. In collaboration with City staff, acquire a MnlDOT access
permit.
9. All signage shall require a sign permit.
10. The applicant shall obtain Mn/DOT access and drainage
permits for the project.
11. The applicant shall obtain required permits from all
applicable governmental agencies prior to final plat
approval.
12. Thefinal plat shall be submitted within 12 months of City
Council approval.
~XHTRTTS=
1. Preliminary Plat Resolution 04-XX
2. Location Map
3. Aerial Photo
4. Preliminary Plat and Plans
5. Engineering Department Memorandum dated August 17,
2004
6. Finance Director Memorandum dated June 11, 2004
REVIEWED BY:
Frank Boyles, City Manager
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7
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 04.XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"MAPLE GLEN" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on September 13,
2004, to consider an application from Tollefson Development for the preliminary plat of
Maple Glen; 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 Ordinances; and
WHEREAS: All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of Maple Glen for the record at the public
hearing conducted by the Planning Commission; 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 Prior Lake City Council considered an application for preliminary plat approval of
Maple Glen on September 20, 2004; 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 THE CITY OF PRIOR
LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat of Maple Glen is approved subject to the following conditions:
1. The applicant shall obtain a permit from the Prior Lake-Spring Lake Watershed District prior to
approval of a grading permit.
2. The applicant shall address all engineering comments as outlined in the memorandum from the
Assistant City Engineer dated August 17, 2004.
3. The applicant shall enter into a development contract with the City.
WWW.cityofl:iorlake.com
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4. If necessary, the applicant shall acquire drainage easements on the neighboring property if the
100 year post development elevation is significantly higher than the existing 100 year elevation,
or provide additional on site volume to maintain elevations, prior to approval of a grading permit.
5. The applicant shall submit documentation of access easements for adjacent properties or provide
temporary cul-de-sacs at the ends of Sunray Boulevard and Griggs Street.
6. An average 30 foot buffer strip shall be maintained around the perimeter of the wetland,
measured from the ordinary high water level. Disturbed areas within the buffer shall be
revegetated with native wetland plantings.
7. The plan shall provide 10 percent of the net area of the site as dedicated parkland or provide the
remaining as parkland cash dedication.
8. In collaboration with City staff, acquire a Mn/DOT access permit.
9. All signage shall require a sign permit.
10. The applicant shall obtain Mn/DOT access and drainage permits for the project.
11. The applicant shall obtain required permits from all applicable governmental agencies prior to
final plat approval.
12. The final plat shall be submitted within 12 months of City Council approval.
Passed and adopted this 20th day of September, 2004.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
1:\04 files\04 subdivisions\04 prelim plat\maple glenn\plat resolution. doc
Page 2
LOCATION MAP FOR
MAPLE GLENN
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DATE: August 17, 2004
TO: Jane Kansier, Planning Coordinator
FROM: Larry Poppler~ Assistant City Engineer
CC: Steve Albrecht, City Engineer
RE: Maple Glenn (City Project #03-39)
The Engineering Department has reviewed the preliminary plat for the subject project
and we have the following comments:
General
1. Provide a drawing showing the proposed plat.
2. Show the City project # 03-39 on all plan sheets.
3. Update the legends so that all line types used on each page are shown.
4. Adjust the location map window so that more of Prior Lake can be seen.
Gradina and Erosion Control
1. Grading appears to be shown into the MnDOT right of way. Coordinate
approvals with MnDOT.
2. Walls exceeding 4 ft should be designed by an engineer, include a fence, and
must have a building permit.
3. The individual berms shown on the plan adjacent TH 13 should be combined to
create one berm along TH 13 to eliminate the gaps.
4. The grading near the McColl cul-de-sac can use 3: 1 slopes to the wetland to
eliminate grading next to the wetland.
Hvdroloaic/Hvdraulic and Water Qualitv
1. The hydrologic calculations assume an infiltration rate for the ponds with the
proposed drain tile. While the City agrees with the use of the drain tile, please
revise the calculations to exclude the drain tile. The ponds should provide the
C:\WINDOW8\Temporary Internet Files\OLK61Fl\Review 2 081704.DOC
"~~'-"_"''''''''..'"'.''. ,'" -j.., ..,-....."..~~~'_.."...,___,,__~_..........,.....~...~''''...,." '_'U. "....+...._".....W_.M...'..~
volume assuming the drain tile is not working and the pond is at the outlet
elevation. The City will review the revised calculations prior to approval.
2. Provide an emergency overflow for the proposed infiltration basin and provide a
drain tile connection to the storm sewer system in accordance with the Prior
Lake Spring Lake Watershed District.
3. Provide Infiltration basin and Ponding calculations. Ponding calculations should
follow the "Walker Method". A hydrologic / hydraulic summary should
accompany the calculations.
Utilities
1. The sanitary manholes should be placed on the centerline of the roadway.
Streets
1. Street C should be designed for a 9 ton limit and have 8618 concrete curb and
gutter. Show typical sections for the streets.
The Engineering Department will provide more detailed comments as this project moves
ahead towards final design.
C:\WINDOWS\Temporary Internet Files\OLK61FI\Review 2 081704.DOC
2
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING/ENGINEERING
Ralph Teschner, Finance Director
MAPLE GLENN - Preliminary Plat
(assessment/fee review)
June 11,2004
A 24.49 acre parcel comprising PIN #11-910-024-0 & 025 0 abutting State Hwy 13 is proposed
to be platted as Maple Glenn. This area is subject has received no prior assessments for City
municipal utilities.
Since utilities will be available to the property site, the cost for the extension of services
internally will be the responsibility of the developer. In addition to these improvement costs, the
subdivision will be subject to the following City charges:
Park Dedication
Collector Street Fee
Stormwater Management Fee
Trunk Sewer & Water Fee
Lateral Sewer & Water Charge
$2670.00/unit
$1500.00/acre
$2943.00/acre
$7 I 30.00/acre
150' @ $120.00/ff
The application of applicable City development charges would generate the following costs to
the developer based upon a net lot area calculation of 20.46 acres of single family and townhouse
units as provided within the site data summary sheet of the final plat:
Park Dedication Fee:
33 units @ $2670.00/unit = $88,110.00
Collector Street Fee:
20.46 acres @ $1500.00/ac = $30,690.00
Storm Water Manae;ement Fee:
20.46 acres @ $2943/ac = $60,214.00
Trunk Sewer & Water Chare;e:
20.46 acres @ $7130.00/ac = $145,880.00
Lateral Sewer & Water Chare;e:
150' @ $ 120.00/ff = $18,000.00
Assuming the initial net lot area of the final plat does not change, the above referenced park
dedication, storm water, collector street, trunk and lateral sewer and water charges would be
determined and collected within the context of a developer's agreement for the construction of
utility improvements at the time of final plat approval.
H:\SPLITS\Maple Glenn doc
www.cityofpriorlake.com
Phone 952.447.4230 / Fax 952.447.4245