HomeMy WebLinkAbout9A-Maple Place Preliminary Plat O� PRIO
U 4646 Dakota Street SE
Prior Lake, MN 55372
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CITY COUNCIL AGENDA REPORT
MEETING DATE: OCTOBER 13, 2014
AGENDA#: 9A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: DAN ROGNESS, COMMUNITY& ECONOMIC DEVELOPMENT DIRECTOR
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING THE
PRELIMINARY PLAT FOR MAPLE PLACE
DISCUSSION: Introduction
Jeff Nycklemoe has applied for approval of a Preliminary Plat to be known as
Maple Place to be developed as a 12 unit, low density residential subdivision.
The subject property is located south of State Trunk Highway 13 and west of
Skinner Street.
History
As Maple Glen was subdivided from north to south from TH 13, plans provided
for the extension of Griggs Street into an adjacent 5-acre parcel for future
development. This parcel included one single family house with direct access
to the highway. That landowner now wants to develop the property into
conforming single family lots.
The Planning Commission held a public hearing to on September 15 to
consider recommending approval of the preliminary plat. No one spoke at the
hearing, and the Commssioners voted 5-0 in favor of Maple Place.
Current Circumstances
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 development site area consists of 5.38 acres with a
single family home, which will be demolished. The existing well and septic
system will also be removed.
Topography: This site has relatively level topography, with elevations ranging
from 966' MSL along TH 13 to 992' MSL near the center of the site.
Wetlands: There are no wetlands located on this site.
Access: Access to the site is currently from a private driveway on TH 13, which
will be closed; access to the subdivision will be from a local street, Griggs Street.
Phone 952.447.9800 / Fax 952.447.4245/www.cityofpriorlake.com
2030 Comprehensive Plan Designation: This property is designated for Low
Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site is presently zoned R-1 Low Density Residential. The net
density for the proposed plat is approximately 2.3 units per net acre.
PROPOSED PLAN
Lots: The plan calls for 12 lots to be constructed of single family housing styles.
The lot sizes range in size from 12,800 square feet to 17,600 square feet. All
lots meet the minimum dimensional requirements.
Setbacks: The typical residential required setbacks of 25 foot front and rear,
10 foot side yards, and 30 feet from the pond feature on Outlot A are proposed
with one exception. On Lots 6 and 7 of Block 1, the applicant proposes to have
minimum 35 feet front setbacks due to the temporary cul-de-sac.
Parks / Trails: No park or trails are proposed. Parkland dedication will be
satisfied through a cash-in-lieu payment to the City Park Fund at the time of
pending Final Plat approval.
Streets / Sidewalks: A 600 foot extension of existing Griggs Street with a
temporary cul-de-sac is the only proposed street improvement for the site;
sidewalks will extend on the south side of this new street. Griggs may extend
to Thornton Drive based on further development to the south.
Sanitary Sewer / Water Mains: Sanitary sewer and water mains will be
extended within the Griggs Street right-of-way to the 12 lots.
Storm Water / Hydrology: Storm water will be directed toward a proposed
permanent pond basin within Outlot A and a filtration basin in the rear yards of
Lots 1-7, Block 1. The pond feature is located in the northeast corner of the site
to create an efficient design for storm water utility construction, routine
maintenance, and expense. The developer changed the location of the pond
from the northwest to the northeast corner based on a staff recommendation.
Tree Preservation / Landscaping: The Subdivision Ordinance requires two
front yard subdivision trees per lot (4 for corner lots). Other tree preservation
requirements would be met with the proposed landscape plan.
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.
Conclusion
The proposed preliminary plat for Maple Place meets ordinance standards as
provided for in the city's Subdivision Ordinance.
ISSUES: The Developer has met with City staff previously to discuss issues related to
the design of the preliminary plat. As noted in the attached staff memorandums
from the Community Development Department and Engineering/Public Works
Deparment, the developer must refine the plans to assure compliance with the
Public Work Design Manual requirements and City Zoning Ordinance. It does
not appear that these comments will drastically affect the design of the plat.
Therefore, City Staff recommends approval of the Preliminary Plat subject to
the following conditions:
1. The Developer shall obtain the required permits from other state or local
agencies prior to any work on the site.
2. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Engineering/Public Works
Departments dated October 3, 2014.
3. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Community Development
Department dated October 6, 2014.
The City received the complete application for this request on August 19, 2014. The City has
notified 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 this review period
up to a maximum 120 days. The current review period is until December 17, 2014.
ALTERNATIVES: The City Council has the following alternatives:
1. Motion and a second to approve the Preliminary Plat for Maple Place
subject to the listed conditions.
2. Motion and a second to table this item to another City Council meeting
and provide the developer with direction on the issues that have been
discussed.
3. Motion and a second to deny the Preliminary Plat based upon findings
of fact.
RECOMMENDED Alternative #1
MOTION:
ATTACHMENTS: 1. Location Map
2. Development Plans dated 9/25/14
3. Engineering/Public Works Dept. Memorandum dated 10/3/14
4. Community Development Dept. Memorandum dated 10/6/14
Maple Place - 17441 Langford Road
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Memo
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Date: October 3 2014
To: Community Development
From: Engineering Department—Larry Poppler, City Engineer
Public Works Department—Pete Young,Water Resources Engineer
Subject: Maple Place—DEV14-000018
The Engineering and Public Works Departments have reviewed the revised Preliminary Plat plans
for the subject project with a plan date of September 25, 2014 and we have the following
comments. Bold comments have potential consequence that affects preliminary plat.
General
1. The final plat plans should follow the requirements of the Public Works Design Manual.
2. The Developer must obtain all regulatory agency permits and approvals prior to
construction.
3. Provide parcel addresses for adjacent properties.
4. Provide project specifications. Specifications should include City of Prior Lake Standard
Technical Specifications (PWDM Exhibit T). Please note the City is using compression
fittings for corporation stops and curb stops (instead of flared copper services).Additional
revisions include:
Under"restrained mechanical joints" Include:
All fasteners shall be Genuine NSS Cor-Blue T-Bolt by NSS Industries or approved equal.
All metal parts of tie rod or strap type restraints shall be coated with an approved asphaltic
type rustproofing.
Need an emphasis on compaction around structures.
Furnish and use only materials manufactured in the United States except for cement
manufactured in Canada and petroleum products, which are exempt. Manufactured in the
United States,means manufactured in whole or in substantial part within the United States
or that more than 50 percent of the component parts were manufactured in whole or in
substantial part within the United States.
Grading Plan
1. Provide low opening/low floor elevations for properties adjacent(existing)to pond area to
ensure requirements are met.
2. The inlet structure between Lots 1 & 2 Blk 2 should be eliminated and allow flow to
continue to catch basin in street. The associated grading should be modified accordingly.
3. Show EOF elevations for the streets at the catchbasin location.
4. Lot 6,Block 1 does not have the minimum 10 feet of slope at less than 1/10 in the backyard
area.
Phone 952.447.9800 / Fax 952,447.4245/www.cityofpriorlake.com
Utilities
1. The services for Lot 7 Blk 1 should be shown to the permanent easement line and not to
the proposed temporary easement.
2. Services to lot that contains the pond should be shown for removal. The curb stop should
be removed, corp turned off at the main, and the sewer service capped at the main. The
City has a detail for this work.
3. Hydrants exceed spacing criteria of 450 feet. Another hydrant is needed between the two
proposed. Salvaged hydrant must be inspected and approved prior to installation.
4. Label watermain bend at station 5+30.
5. Compression fittings shall be used in place of flares. Please see below:
Manufacturer's Number
- ---- - ....._....................._......................_......................_..........
Appurtenance Service Mueller McDonald Ford
Diameter/Inch
- —
Corporation Stop - 1-2 P-25008 4701 BQ FB1000 Q
Curb Stop 1-2 P-25155 6104-Q B44-444MQ,
-666MQ, -
777MQ
Streets
1. Provide cross slope grades for the cul-de-sac. Provide spot elevations on the plan view
around the cul-de-sac.
2. Notes regarding paving and curbing should be added to the plans. Final date for base
course and curb placement is November 1. Final date for wear course paving is
September 30th
3. Provide geotechnical engineer recommendation for proposed street section.
4. Typical street section is provided with bituminous mix design per PWDM. The City has
revised the mix design as follows:
a. Type SP 9.5 Wearing course (SPWEA340B)
b. Type SP 12.5 Nonwearing course (SPNWB330B)
Hydrology
1. The head difference between the stormwater pond and the downstream land exceeds 3'.
Soils data is required and additional design details must be submitted to address pond
maintenance and dike stability. Outlet pipe through the dike requires an anti-seep collar.
2. Runoff volumes directed off-site to the existing wetland from existing drainage area E2
should approximately match for the proposed conditions. Some runoff currently directed
to the stormwater pond could be diverted to maintain this wetland drainage.
Erosion control and SWPPP
1. Show location of the rock construction entrance(s) on the grading/ESC plan.
2. Include details for SWPPP BMPs on Sheet C3-2: inlet protection device,pipe energy
dissipation.
3. Update the SWPPP with contact information for contractor and inspector, including
training information,when information becomes available.
O� PRION
U
Memo
Date: October 6,2014
To: Terry Schneider&Jeff Nycklemoe
From: Jeff Matzke,Planner
Subject: MAPLE PLACE Preliminary Plat
City Project#DEV14-000001B
The Community &Economic Development Department has reviewed the Preliminary Plat for
the subject project with a plan date of 9-25-14 and we have the following comments:
General
1. Development fees—The following development fees are to be collected at the time of
final plat approval: Park Dedication of 12 units at$3,750 per unit, Trunk Water
($5,500/net acre), Trunk Sanitary Sewer($3,040/net acre), Trunk Storm Sewer
($2,790/net acre), Street Oversize ($4,920/net acre), $9,000 Water Connection Charge,
$9,000 Sanitary Sewer Connection Charge, and a 4%administrative fee and 5%
construction observation fee based on the total estimated construction costs (which
include grading, landscaping, and public utility connections).
2. Along with final plat application provide City with draft warranty deed for Outlot A to be
dedicated to the City according to Ordinance 1004.604. A recorded copy of the deed
shall be delivered to the City after recording of the final plat.
Preliminary Plat
1. Eliminate note of variance requirement on Lots 6 and 7. Lots meet the 86 foot width
requirement at the right of way easement line so no variance is required.
2. Under Zoning and Setbacks list structure setback of 30 feet from HWL of pond feature in
Outlot A and indicate this building setback line along northeast side lot line of Lot 1,
Block 1.
3. Remove ponding label from rear yard of Lot 4. Area is defined as temporary basin not
permanent ponding.
4. Net areas for all private lots will include drainage and utility easement areas since no
permanent ponding exists on private lot areas. (i.e.—no difference between gross and net
areas).
Phone 952.447.9800 / Fax 952.447.4245/www.cityofpriorlake.com
O� PRIp1P
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4646 Dakota Street SE
`*'�M—Sotr- Prior Lake,MN 55372
RESOLUTION 14-XXX
A RESOLUTION APPROVING THE PRELIMINARY PLAT FOR MAPLE PLACE
Motion By: Second By:
WHEREAS, Jeff Nycklemoe (the"Developer") has submitted an application for a Preliminary Plat
known as Maple Place; and
WHEREAS, The Prior Lake Planning Commission conducted on September 15, 2014 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 Maple Place 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 October 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 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 in accordance with the requirements contained in the
memorandum from the City Engineering/Public Works Departments dated October 3, 2014.
c) The Developer shall revise the plans in accordance with the requirements contained in the
memorandum from the City Community Development Department dated October 6, 2014.
1
d) The Developer shall comply with all grading, hydrology and storm water requirements contained in
the staff memorandum dated October 3, 2014 prior to approval of a grading permit for the site.
PASSED AND ADOPTED THIS 13TH DAY OF OCTOBER, 2014.
VOTE Hedberg Keeney McGuire Morton Soukup
Aye ❑ ❑ ❑ ❑ ❑
Nay ❑ ❑ ❑ ❑ ❑
Absent ❑ ❑ ❑ ❑ ❑
Abstain ❑ ❑ ❑ ❑ ❑
Frank Boyles, City Manager
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