HomeMy WebLinkAbout10A - Maple Glen 2nd Addition
CITY COUNCIL AGENDA REPORT
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
APRIL 18, 2005
lOA
DANETTE M. MOORE, PLANNING COORDINATOR
AGENDA ITEM:
CONSIDER APPROVAL OF A RESOLUTION
APPROVING A PRELIMINARY PLAT TO BE KNOWN
AS MAPLE GLEN 2ND ADDITION
DISCUSSION:
Historv: 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.
Phvsical Site Characteristics:
Area: The total site area consists of35.6 acres.
Topoeraphv: 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.
Ve2:etation: 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 the placement of 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
PROPOSED PLAN:
2020 Comprehensive Plan Desienation: This property is
designated for Low to Medium Density Residential uses on the
2020 Comprehensive Plan Land Use Map.
Zonine: The site presently is in the R-l Zoning District (Low
Density Residential). The R-l 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.
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.
Streets: This plan proposes six new public streets. Sunray
Boulevard is the primary access point off of Trunk 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 ft 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. At the
public hearing, residents of Maple Drive commented they were
please that Maple Drive would not be extended as a through
street.
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
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access closed. The modified access point will increase safety
along Highway 13.
Sidewalks/Trails: The plan includes an 8 ft 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.
Parks: A 2.88 acre park is proposed within the northeast
comer of the project. The proposed parkland will adjoin with
the Maple Glen 1 st 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 ft 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 adj acent ponding area. The City
and the Prior Lake/Spring Lake Watershed District will need to
review the proposed design prior to Final Plat approval.
Density: 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-l district is 12,000 sq. ft. and 86 ft 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.
Setbacks: In the R-l Use District, the minimum front and rear
yard setbacks are 25 feet. Side yard setbacks are required to be
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ANALYSIS:
CONCLUSION:
FISCAL IMPACTS:
a minimum of 10 feet. The proposed setbacks will meet or
exceed the R-l requirements.
Landscanin!!: The developer will be required to provide
security (e.g., letter of credit) for required landscape plantings
as part of the development contract.
Tree Reolacement: 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.
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.
The applicant proposes to subdivide the property into 40 single
family dwellings. All of the proposed lots conform to the R-l
minimum requirements and less than 3.6 units per acre in
density.
The overall layout of the plat appears appropriate, given the
constraints of the existing wetland area.
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 March 28,
2005. The Commission recommended approval of the
preliminary plat, with the conditions outlined in this staff
report.
Budeet Imoact: There is no budget impact as a result of this
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4
ALTERNATIVES:
RECOMMENDED
MOTION:
action. Approval of the project will facilitate the development
of the area and increase the City tax base.
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 staffwith
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 2no Addition,
subject to the listed conditions:
1. 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. The applicant shall address all engineering comments as
outlined in the memorandum from the City Engineer
dated March 21, 2005.
3. Provide a copy of the approved Watershed District permit
for this site prior to any grading.
4. Provide a revised Tree Inventory/Tree Preservation Plan
that demonstrates how tree replacement requirements will
be met.
5. All signage shall require a sign permit.
6. The final plat shall be submitted within 12 months of City
Council approval.
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---.-----~_._----_.__._---.--.I-.._..~-....._.._.__.__._.-_.__._~_._-_..-
EXHIBITS:
1. Preliminary Plat Resolution 105-XX
2. Location Map
3. Preliminary Plat and Plans
4. Engineering Department Memorandum dated March 21,
2005
REVIEWED BY:
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6
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION OS-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"MAPLE GLEN 2ND ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on March 28, 2005, to
consider an application from Tollefson Development for the preliminary plat of Maple
Glen 2nd Addition; 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 2nd Addition 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 2nd Addition on April 18, 2005; 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 2nd Addition is approved subject to the following conditions:
1) 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) The applicant shall address all engineering comments as outlined in the memorandum
from the City Engineer dated March 21, 2005.
3) The applicant shall provide a copy of the approved Watershed District permit for this
site prior to any grading.
www.cityofpriorlake.com
1:\05 tlles\05 subdlvlslOn\O, prelIm plat~Jri~ ~5'2~~gf~~glft ler~~~~~4>g7 .4245
t-'age I
4) The applicant shall provide a revised Tree Inventory/Tree Preservation Plan that
demonstrates how tree replacement requirements will be met.
5) All signage shall require a sign permit.
6) The final plat shall be submitted within 12 months of City Council approval.
Passed and adopted this 18th day of April, 2005.
HauQen HauQen
Fleming FleminQ
LeMair LeMair
Petersen Petersen
Zieska Zieska
YES NO
{Seal} Frank Boyles, City Manager
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Page 2
Maple Glen 2nd Addition
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DATE:
TO:
March 21, 2005
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 (~len 2nd Addition (City Project #05-
101)
The Engineering Department has completed a 2"d 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.
Gradinq 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.
G:XPROJECTSX2005\I 0 l_Maple Glen 2nd~,eview 2 032105.DOC
4)
5)
6)
7)
9)
10)
11)
12)
13)
14)
15)
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 pla.n. Please
note that Arm, y 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 ~rior 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.
G:WROJECTSL?.005\ 10 l_Maple Glen 2nd~&,eview 2 032105.DOC