HomeMy WebLinkAbout5B - Maple Glen 2nd Addition16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
PRESENTER:
REVIEWED BY:
PUBLIC HEARING:
DATE:
CASE #
5B
PUBLIC HEARING TO CONSIDER A REQUEST FOR
APPROVAL OF A PRELIMINARY PLAT TO BE
KNOWN AS MAPLE GLEN 2N~) ADDITION
DANETTE MOORE, PLANNING COORDINATOR
JANE KANSIER, PLANNING DIRECTOR
X YES NO-N/A
MARCH 28, 2005
EP 05-105
INTRODUCTION:
Tollefson Development has applied for approval of a development to be known as Maple
Glen 2nd Addition on the property located on the south side of Trunk Highway 13 and
west of Rice Lake.
The proposal calls for a single-family development consisting of 40 dwelling units on
35.6 acres. The development also proposes a public park.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site area consists of 35.6 acres.
To~}oeravh¥: This site has a varied topography, with elevations ranging from 966' MSL
at the northeast comer of the property to 1006' MSL towards the center of the project site.
Vegetation: There are several stands of significant trees on this site, particularly in the
northeast and southeast comers of the project. The project is subject to the Tree
Preservation requirements of the Zoning Ordinance.
Wetlands: The project site contains 3.80 acres of wetland. The plans indicate that
3,208 square feet of the wetland in the southwest comer of the project will be filled to
allow for the extension of Maple Drive. A mitigation plan must be approved prior to any
fill on the site.
Access: Access to the site is from Sunray Boulevard, originating at Trunk Highway 13,
north of the site, through the Maple Glen 1 st Addition development.
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Phone 952.447.4230 / Fax 952.447.4245
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 of 3.6 units per acre. The density (net) for the proposed plat is 1.63
units per acre.
Shoreland: The site is located west of Rice Lake. The Shoreland District borders the
eastern portion of the project. This portion of the project is subject to all Shoreland
requirements.
PROPOSED PLAN
Lots: The preliminary plat consists of 40 lots for single family dwellings and 3 outlots.
The lots range in size from 12,839 square feet to over 36,000 square feet. Outlots A, B,
and C contain ponding, wetlands, and public park areas. The plans show a proposed Lot
2, Block 4, that is not a part of the Maple Glen 2nd Addition Preliminary Plat boundaries.
This lot is anticipated to be integrated into possible future development to the south.
Streets: This plan proposes six new public streets. Sunray Boulevard is the primary
access point off of Tnmk Highway 13, through the Maple Glen 1st Addition. Sunray
Boulevard extends north to south and serves as the main collector street within the
development. Turner Drive extends east from Sunray Boulevard and is approximately
623 ft in length. Reed Way is a 420 f~ long cul-de-sac that extends from Sunray
Boulevard. Thornton Drive will extend west to east from Sunray Boulevard and cul-de-
sac at the northwestern comer of the project. Grist Court is a 185 ft cul-de-sac that
extends south from Thornton Drive. Maple Drive will be extended an additional 520 ft
from the existing Maple Drive (within Spring Lake Township), to access 5 lots. The
Maple Drive cul-de-sac will not be connected to the Sunray Boulevard cul-de-sac. Not
allowing a connection between these roadways will limit traffic onto the existing Maple
Drive township roadway, while limiting impacts to existing wetlands within the project.
Thornton Drive currently provides access from State Highway 13 to residential properties
west of the project site. The developer has ownership of this segment and will convey
this land to the City. It is anticipated that the properties northwest of the project site that
currently have access to Highway 13 will in the future access their properties through a
road that will connect to the northeast (when these areas are developed). At that time a
cul-de-sac will be established and the Highway 13 access closed. The modified access
point will increase safety along Highway 13.
Sidewalks/Trails: The plan includes an 8 t~ bituminous trail extending north to south
along the east side of Sunray Boulevard. In addition, a 5 ft sidewalk will extend along the
north side of Turner Drive, north to south along the west side of Sunray Boulevard, and
along the west side of Thornton Drive.
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Parks: A 2.88 acre park is proposed within the northeast comer of the project. The
proposed parkland will adjoin with the Maple Glen 1st Addition parkland area to the
north. Section 1004.1000 of the Subdivision Ordinance requires 10% of the net area of
the site for parkland dedication. The net area for the project is 24.59 acres, which would
require 2.5 acre park. A 2,604 sq fr of the proposed park is wetland area. This area will
not qualify for dedication credits. A portion of the remaining 2.82 acres will need to be
further evaluated by staff to ensure that steep slopes are not calculated as dedicated
parkland. If any remaining parkland dedication is not fully satisfied with land, a cash
dedication will be necessary.
Sanitary, Sewer/Water Mains: Sanitary sewer and water mains will be extended from
the north in Sunray Boulevard right-of-way.
Storm Sewer: The majority of the site will have storm sewer directed to Sunray
Boulevard, which will drain to a pond located on the west side of Sunray Boulevard.
Turner Drive will utilize a temporary basin northeast of the roadway. At the time of
future development to the east, storm sewer will be extended to serve this area. The lots
on the proposed Maple Drive extension will utilize an adjacent ponding area. The City
and the Prior Lake/Spring Lake Watershed District will need to review the proposed
design prior to Final Plat approval.
Densi ,ty/Lots: The plat proposes 40 single family units. Density for this development is
based on the R-1 district maximum allowed density of 3.6 units per acre and 2.0 units per
acre within the Shoreland area. The minimum lot area and lot width in the R-1 district is
12,000 sq. ft. and 86 t~ at the front building line. All lots within the Shoreland area will
be required to have a minimum lot area of 20,000 sq. ft. and a 100 ft lot width. The
proposed plat will meet these requirements.
Tree Replacement: The applicant has submitted an inventory identifying 4,440 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. The number of significant inches removed over and above
these percentages must be replaced at a rate of a 1/2 caliper inch for each inch removed.
This plan proposes to remove 21.05% of the caliper inches of significant trees for roads
and utilities, and 52% for building pads and driveways. The tree inventory will need to
be revised to confirm which trees are considered significant (coniferous-12 ft. or more in
height and deciduous-6 caliper inches or more). The revised plan will need to meet the
required tree replacement. In addition, a Letter Of Credit will be required as part of the
development contract for the replacement trees. The plan submittal contains a
reforestation plan, however, the developer must demonstrate how the plan meets caliper
inch requirements.
Landscape Plan: The Subdivision Ordinance requires two front yard subdivision trees
per lot. Comer lots require at least four trees. This plat requires a total of 98 subdivision
trees. The developer has submitted a landscaping plan identifying a total of 78 trees. The
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plan must be revised to provide at least two front yard trees per lot and comer lots with at
least two trees per frontage.
Fees and Assessments: 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.
ANALYSIS:
Revisions to the preliminary plat are required in order to meet minimum ordinance
requirements. In addition, as noted in the attached memorandum from the City Engineer,
the developer must refine the plans to meet Public Work Design Manual requirements.
However, none of these revisions will impact the general design of the proposed plat. For
that reason, if the Planning Commission finds it appropriate, the plat can proceed to the
City Council, subject to conditions.
PLANNING COMMISSION RECOMMENDATION:
At this time, the Planning Commission should make a recommendation on the proposed
Preliminary Plat.
The Commission should discuss the issues outlined above, and any other issues which
occur as a result of the public testimony, and provide the developer with some direction
on these matters.
If the Commission feels the proposal should proceed to the Council, the staff would
recommend the following conditions be attached:
A Wetland Replacement Plan application, along with a wetland delineation report,
must be submitted to the City for review and permitting prior to any grading on this
site. The plan must be consistent with the requirements of the Subdivision Ordinance.
2. Revise the landscaping plan to include the proper number of subdivision trees (2 per
front yard and 4 per comer lot).
.
The comments in the City Engineer's memorandum, dated March 21, 2005, must be
addressed with the final plans. All utilities and roads must be constructed in
conformance with the Public Works Design Manual.
4. Provide a copy of the approved Watershed District permit for this site prior to any
grading.
5. Provide a revised Tree Inventory/Tree Preservation Plan that demonstrates how
tree replacement requirements will be met.
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ALTERNATIVES:
1. Recommend approval of the Preliminary Plat subject to the above conditions, or other
conditions identified by the Planning Commission.
2. Table this item to a date specific, and provide the developer with direction on the
issues that have been discussed.
3. Recommend denial of the request.
RECOMMENDATION:
The Planning staff recommends Alternative #1.
ACTION REQUIRED:
A motion and second recommending approval of the Preliminary Plat subject to the listed
conditions is required.
EXHIBITS:
1. Location Map
2. Engineering Department Comments
3. Maple Glen 2nd Addition Preliminary Plat Plans
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Maple Glen 2nd Addition
Location Map
174TH ST E
Maple Glen 1st Addition
N
DATE: March 21,2005
TO:
Danette Moore, Planning Coordinator
FROM: Steve Albrecht, City Engineer
CC:
Bud Osmundson, Public Works Director
Jane Kansier, Planning Director
Larry Poppler, Assistant City Engineer
RE:
Maple Glen 2nd Addition (City Project #05-
101)
The Engineering Department has completed a 2nd review of the preliminary plat for the
above referenced project and have the following comments:
General Comments:
1) Show City project number 05-101 on all plans sheets.
2) Plan sheets for final plat submittal shall be 22x34 not 24x36 per City Public
Works Design Manual.
3) Obtain Prior Lake Spring Lake Watershed District approval.
Preliminary Plat
1) Based on the proposed lot layout on the end of Maple Drive it will be necessary
to require a 40' easement for water and sewer.
2) Lot 2 Block 4 is not part of this plat and should be shown only as a future lot.
Site Plan
1) Change bituminous trail on north side of Turner Drive to 5-foot concrete
sidewalk.
2) Sunray Boulevard shall have a 9-ton design and meet MnDOT 30 mph design
speed.
3) Turner Drive shall have a 9-ton design and meet MnDOT 30 mph design speed.
Grading Plan
1) Show 100-year HWL elevation for all wetlands. The plans show an ohwl not
100-year HWL. Ohwl's are determined by the DNR only. Please provide an
approximate NWL and the HWL.
2) Show minimum basement elevation for all pads not just rear pad or walkout
elevation.
3) Show emergency overflows for all ponds and wetlands.
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Minimum basement elevation for pads adjacent to ponds and wetlands shall be
2' above the 100-year HWL elevation. The lowest opening shall be 2' above
emergency overflows.
Provide additional detail for wetland system outflow paths for outlot B. Outfall
must be to a public water or wetland. If Tollefson owns the property to the south
an outlet route through the revised backyards adjacent to the Maple Drive cul-de-
sacs may be appropriate.
Before and after 100-year elevations for wetland 1 must be shown to ensure
easements are not needed.
Easements are needed for all grading on private property.
Provide drainage for backyard of Lot 4, Block 1. Current plan does not show
grades that meet minimum of 2%.
Park credit will not be given for wetland area in park. Full parkland dedication
credit may not be given for steep slopes.
Maximum slopes adjacent to mitigation area shall be 5:1 in accordance with
WCA.
Show wetland buffer and signage.
The temporary sediment basin on the east end of Turner Drive must be
discharged to an acceptable receiving water or wetland. The current design
does not provide an adequate outlet.
Temporary pond on Maple Drive needs an outlet design. Where is permanent
ponding facility for this area to be constructed?
A TEP meeting will be scheduled upon receipt of wetland mitigation plan. Please
note that Army Corps of Engineers has required 1.5:1 new wetland for all
projects in Prior Lake over the last year.
This design does not incorporate PLSLWD BMP's for stormwater (ie. infiltration
or filtration). Please review with district to ensure requirements are met.
Erosion Control Plan
1) NPDES permit and SWPPP will be required prior to grading.
2) Obtain PLSL Watershed Permit prior to site grading.
Utility Plan
1) Final utility design will be reviewed with submittal of plan and profiles for Final
Plat approval.
Please note that several of the comments above are related to final plat and plan
preparation.
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