HomeMy WebLinkAbout10B - Beren's Woods CITY COUNCIL AGENDA REPORT
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
APRIL 18, 2005
10B
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION
AMENDING THE COMPREHENSIVE PLAN TO ADD
7.53 ACRES TO THE LAND USE PLAN MAP AND
APPROVAL OF A RESOLUTION APPROVING A
PRELIMINARY PLAT TO BE KNOWN AS BERENS
WOODS
History: Arcon Development has applied for approval of a
development to be known as Berens Woods on the property
located north of 165th Street and CSAH 12, east of Marschall
Road and Howard Lake, and directly west of the Stemmer
Ridge development. The applications include the following
requests:
· An amendment to the 2020 Comprehensive Plan Land Use
Plan Map to add the 7.53 acres and to designate this
property as R-L/MD (Low to Medium Density
Residential);
· A preliminary plat consisting of 7.53 acres to be subdivided
into 8 lots for single family dwellings.
The Planning Commission considered these requests at a public
hearing on March 28, 2005. The Planning Commission voted
to recommend approval of these requests.
Physical Site Characteristics:
Total Site Area: The total site consists of 7.53 acres.
Tooo~raohy: This site has fairly level topography, with
elevations ranging from 980' MSL at its highest point to 960'
MSL at the lowest point. ~
Vegetation: There are also several significant trees on this
site. The project is subject to the Tree Preservation
requirements of the Zoning Ordinance.
L:\05 FILES\05 SUBDIVISION\05 PRELI~~i~I.,~ report.doc
Phone 952.447.4230 / Fax 952.447.4245
Wetlands: Howard Lake abuts the west boundary of this
property. There is also a wetland located along the south side
of the property. The plans propose to fill a small area of the
wetland, apprOximately 2,750 square feet. This area is a finger
of the existing wetland that extends into the lots. The plan also
proposes to disturb a portion of the wetland on the west side of
the site. This area will be used for stormwater ponding and
infiltration. The developer must submit a wetland mitigation
application and receive approval for this proposal prior to any
grading on this site.
The subdivision ordinance requires the maintenance of a buffer
strip, measured from the delineated edge of the wetland. The
buffer strip may be a minimum of 20 feet in depth, but must
average 30 feet. The plan indicates a 30 foot buffer strip
measured from the edge of the delineation. There will be some
grading in the wetland buffer, in order to create the ponding
area. 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
proposed building pads are well beyond the required setback.
Access: Access to the site is from Street B in the Stemmer
Ridge development.
2020 Comprehensive Plan Designation: This property is
currently outside of the City's Comprehensive Land Use Map
boundaries, because it was annexed very recently. The
applicant has submitted an application to amend the Land Use
Plan to include this property and to designate it for Low to
Medium Density Residential uses. This amendment will be
discussed later in this report.
Zoning: The site presently zoned R-1 (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.
Shoreland: The site is also located within the Howard Lake
Shoreland District. Howard Lake is designated as a Natural
Environment Lake; the minimum lot area and lot width
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT~Berens Woods\CC report.doc
requirements in this district are 20,000 square feet and 100 feet,
respectively.
Proposed Plan
Lots: The preliminary plat consists of 8 lots for single family
dwellings and 1 outlot. The lots range in size from 24,543
square feet to .over 46,000 square feet. Outlot A is 1.11 acres
in area, and is primarily wetland. This outlot will be dedicated
to the City.
Lots 7 and 8, as shown on the preliminary plat, do not meet the
minimum lot width, which is defined as "the horizontal
distance between the side lot lines measured at the required
front yard setback." Lots 7 and 8 are 70' to 95' wide at the 25'
setback line. These lots must be revised to meet this minimum
standard.
The alignment of the new street also makes Lot 1, Block 1, and
Lot 2, Block 2, in the Stemmer Ridge development, comer lots.
The minimum lot area and frontage for comer lots is 120% of
the normal minimums, in this case 24,000 square feet and 120'
wide. These two lots will need to be adjusted to meet these
minimums. This can be done at the final plat stage.
Streets: This plan proposes one new public street. Street A is
a cul-de-sac located off of Street B shown in the Stemmer
Ridge development. The street extends approximately 175'
north of Street B to the north boundary of the plat, and 400'
south of Street B, where is ends in a cul-de-sac. The street is
designed as a local street with a 50' wide right-of-way and a
32' wide surface.
The proposed street provides access to the property to the
north. There is no access to the west or the south, due to the
lake and the wetland.
Sidewalks/Trails: The plan does not include any sidewalks or
trails.
Parks: There is no parkland included within this plat. A
neighborhood park is located adjacent to this property within
the Stemmer Ridge development to the east. The parkland
dedication requirements for this plat will be satisfied by a cash
dedication in lieu of land.
Sanitary, Sewer/Water Mains: Sanitary sewer and water
mains will be extended from the utilities to be located within
the Stemmer Ridge development.
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLA'l'XBerens Woods\CC report.doc
Storm Sewer: The plan proposes direct surface runoff to the
NURP ponds, located in the development to the south of this
site. These ponds will accommodate the runoff from Stemmer
Ridge, Berens Woods, and Belmont Estates (the property to the
south). Arcon Development will be developing all three
subdivisions. The City and the Prior Lake/Spring Lake
Watershed District are currently reviewing this plan.
Densi,ty: The development proposes 8 single family units.
Density is based on 6.42 buildable acres (net acres), which
excludes the existing wetlands. The overall density in this plan
is 1.25 units per acre. The proposed density is consistent with
the 3.63 units per acre permitted in the R-1 Use District.
Landscaoine: Single family developments require at least 2
front yard trees per lot. The developer has provided a plan
showing 16 trees; however, 2 of these trees must be located on
each lot, rather then around the cul-de-sac.
Tree Replacement: The applicant has submitted an inventory
identifying 7,685 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 23.3% of the caliper inches will be
removed for road and utility purposes. The proposed lots are
intended to be custom graded, so no tree removal has been
identified for building pads. The plan will need to be revised to
reflect the potential removal of existing trees located within the
potential building pads.
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.
ISSUES:
Comprehensive Plan Amendment:
The applicant is proposing to develop this site with single
family residences. The R-L/MD designation is consistent with
this development.
The Comprehensive Plan goals and objectives that are
applicable to this request are as follows:
GOAL: SUITABLE HOUSING AND ENVIRONMENT
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLA~Berens Woods\CC report.doc
OBJECTIVE No. 1: Provide opportunities for a variety of
affordable high quality housing.
OBJECTIVE No. 2: Maintain a choice of and encourage
development of quality residential developments.
OBJECTIVE No. 3: Provide suitable passive open space for the
preservation of the natural environment and enjoyment of
residents.
The City of Prior Lake 2020 Vision and Strategic Plan includes
a vision element entitled Housing Quality and Diversity. The
primary policy under this element is to "Adopt a policy to
provide housing for persons of all ages."
When considering a Comprehensive Plan amendment, the
applicant generally has the burden of establishing that the
amendment is necessary because of mistakes in the original
designation or significant changes in conditions affecting the
subject property. In this case, these roles do not apply because
there is no guiding of the property. The objective here is to
establish what the proper designation of the property should be.
While annexation could be considered a significant change in
conditions, in this case it signals the need to designate the
property under the City's Comprehensive Plan and not the
County's.
Preliminar}, Plat:
The applicant proposes to subdivide the property into 8 lots for
single family dwellings. With the exception of Lots 7 and 8,
all of the lots meet the minimum lot area and lot width
requirements. Lots 7 and 8 must be adjusted to meet these
requirements.
The overall layout of the plat appears appropriate, given the
constraints of sites grades and the existing wetland area.
However, there are remaining issues with the proposal:
.
.
Street A should be shifted further to the west to provide a
block length greater than two lots on the properties to the
east. This will also permit additional area for the lots in
Stemmer Ridge, so they meet the minimum lot area and
frontage requirements for comer lots.
Potential building pads must be identified on the tree
removal plan in order to clarify whether or not more than
25% of the significant caliper inches will be removed for
building pads and driveways. If this results in more than
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLA~Berens Woods\CC report.doc
CONCLUSION:
o
.
25% removal, the developer must provide a tree
replacement plan.
An 8' wide bituminous trail must be provided along the
back of Lots 1-7. This trail should mn on the east end of
the 30' wide buffer, although it may be possible to use the
buffer in some areas to avoid tree impacts. This trail will
then connect to the south across the wetland. The trail
should be included in Outlot A.
Lots 7 and 8 must be adjusted to meet the minimum lot
width of 100' at the required 25' front setback.
The applicant has submitted
addressing many of these issues.
reviewing these plans at this time.
a revised preliminary plat
The staff has not completed
Designation of the property for Low to Medium Density
Residential (R-L/MD) would seem to be the appropriate
designation for this property, given the nature of existing and
proposed developments in contact with, or in close proximity
to, the subject property. Access and visibility issues would
preclude designations of commercial use and industrial uses
here which would likely result in land use conflicts with
adjacent properties.
The preliminary plat application will comply with relevant
ordinance provisions and City standards, provided the
following conditions of approval are met:
Street A shouM be shifted further to the west to provide a
block length greater than two lots on the properties to the
east.
o
.
,
Lot 1, Block 1 and Lot 1, Block 2, as shown on the
preliminary plat of Stemmer Ridge must be revised to meet
the minimum lot area and frontage requirements for corner
lots. This adjustment can be done at the final plat stage.
Potential building pads must be identified on the tree
removal plan in order to clarify whether or not more than
25% of the significant caliper inches will be removed for
building pads and driveways. If this results in more than
25% removal, the developer must provide a tree
replacement plan.
An 8' wide bituminous trail must be provided along the
back of Lots 1-7. This trail should run on the east end of
the 30' wide buffer, although it may be possible to use the
buffer in some areas to avoid tree impacts. This trail will
then connect to the south across the wetland. The trail
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT~Berens Woods\CC report.doc
should be included in Outlot ,4. Provide a trail easement
for future boardwalk location to be determined by City.
5. Lots 7 and 8 must be adjusted to meet the minimum lot
width of l O0' at the required 25 'front setback.
6. The landscalging plan must be revised to meet the minimum
front yard tree requirements as listed in Section 1005.1000
of the Subdivision Ordinance.
7. All wetland areas shall be shown in drainage and utility
easements if they are not contained in outlots to be
dedicated to the City.
8. All buffers shall be shown in drainage and utility easements
or have conservation easement documents filed
concurrently with final plat approval.
9. Buffer rnonumentation should be shown on plans.
10. The Grading Plan must be revised as follows:
a. Show 100-year HWL elevation for all wetlands and
ponds.
b. Even though the lots are custom and will not be graded
the grading plan must show that the 19roposed lgad
grades can be achieved. The builders may submit
revised a revised grading plan with the building permit.
c. All park areas eligible for land credit should be graded
at 2%. Needed elevation break should occur at wetland
or western edge.
d. Lot 8 should be graded with development to ensure
drainage and matching of grades with park.
e. Grade park to drain towards wetland to eliminate catch
basins in park.
f. Indicate the apparent emergency overflow elevation for
Howard Lake.
g. Submit wetland mitigation plan for all proposed
impacts.
h. No grading shall be permittedprior to preliminary plat
or grading permit approval.
i. Submit a copy of soil borings to City.
11. NPDES perrnit and SWPPP will be required prior to
grading.
12. Final utility plans will be reviewed upon submittal of plans
and profile sheets with final plat.
13. Submit final storm sewer calculations with final plat.
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLA~Berens Woods\CC report.doc
14. Storm sewer segments running through wetland areas may
need special pipe class to prevent draining of wetland.
15. Utilities cutting across parkland are not permitted unless
approved by City Engineer.
a. Storm sewer across the park will be permitted to allow
for minimization of ponds. However, the east west
storm sewer leg across park shall be moved to north
edge of park to allow for future park development.
b. Sanitary sewer will be permitted along western park
boundary, as sewer would need to be 30+ feet deep in
portions of Street B ROW and 40+feet deep in portions
south of Street B in Stemmer Ridge Road Show overall
plan with connection to Belmont Estates sanitary sewer.
FISCAL IMPACTS:
ALTERNATIVES:
RECOMMENDED
MOTION:
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.
The City CoUncil has three alternatives for action on the
application:
1. Adopt a resolution approving the amendment to the
Comprehensive Plan to designate this property as R-L/MD
and 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 Comprehensive Plan amendment and 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 Planning Commission and staff recommend Alternative
#1. This action requires the following motions:
A motion and second adopting a resolution approving the
Comprehensive Plan Amendment to the R-L/MD (Low to
Medium Density Residential) designation.
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLA~Berens Woods\CC report.doc 8
REVIEWED BY:
· A motion and_second adopting a resolution approving a
Berens Woods,
/~Preli~in.a~' P[a]. to be known as subject to
Frank~, ~ffity M----'~~ag er
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLA~Berens Woods\CC report.doc
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 105-XX
RESOLUTION APPROVING AN AMENDMENT TO THE 2020 COMPREHENSIVE PLAN LAND USE
MAP FOR THE BERENS WOODS PROPERTY LOCATED IN SECTION 5, SPRING LAKE TOWNSHIP
MOTION BY:
SECOND BY:
WHEREAS,
RECITALS
Arcon Development has submitted an application for an amendment to the City of Prior
Lake 2020 Comprehensive Plan Land Use Map to include property on the 2020
Comprehensive Plan Land Use Map and to designate the property as R-L/MD (Low to
Medium Density Residential) for the property legally described as follows:
the
the
0f28
tO the
on said
n'ethere
1:\05 files\05 comp amend\berens woods\cc resolution.doc
www. cit~ofpriorlake, corn
Page 1
Phone 952.447.4230 / Fax 952.447.4245
distance of
distance of
and
WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with
Minnesota Statutes and Prior Lake City Code; and
WHEREAS, The Planning Commission conducted a public hearing on March 28, 2005, for those
interested in this request to present their views; and
WHEREAS,
On March 28, 2005, the Planning Commission recommended approval of the proposed
amendment to the Comprehensive Plan on the basis the R-L/MD designation is
consistent with the goals and objectives of the Comprehensive Plan; and
WHEREAS,
On April 18, 2005, the Prior Lake City Council considered the proposed amendment to
the 2020 Comprehensive Plan Land Use Map to designate the above described property
to the R-L/MD designation and;
WHEREAS,
The City Council received the recommendation of the Planning Commission to approve
the proposed Comprehensive Plan amendment along with the staff reports and the
minutes of the Planning Commission meeting; and
WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent
information contained in the record of decision of this case.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA, that:
1. The above recitals are incorporated herein as if fully set forth.
2. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the above
described property as R-L/MD (Low to Medium Density Residential)is hereby approved.
3. Approval of this amendment is subject to the approval of the Metropolitan Council.
Passed and adopted this 18th day of April, 2005.
1:\05 files\05 comp amend\berens woods\cc resolution.doc Page 2
YES NO
Haugen Haugen
Fleming Fleming
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
City of Prior Lake
1:\05 files\05 comp amend\berens woods\cc resolution.doc
Page 3
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 105-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF "BERENS
WOODS" 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 Arcon Development, Inc. for the preliminary plat of Berens Woods; 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 Berens Woods 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 Berens
Woods 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.
The preliminary plat of Berens Woods is approved subject to the following conditions:
1. Street A should be shifted further to the west to provide a block length greater than two lots on the properties
to the east.
,
Lot 1, Block 1 and Lot 1, Block 2, as shown on the preliminary plat of Stemmer Ridge must be revised to
meet the minimum lot area and frontage requirements for corner lots. This adjustment can be done at the
final plat stage.
www.cityofpriorlake.com
i:\05 files\05 subdivision\05 prelim piat~erens woods\plat resolution, doc
r'none 952.447.4230 / Fax 952.447.4245
Puy~ 1
3. Potential building pads must be identified on the tree removal plan in order to clarify whether or not more
than 25% of the significant caliper inches will be removed for building pads and driveways. If this results in
more than 25% removal, the developer must provide a tree replacement plan.
4. An 8' wide bituminous trail must be provided along the back of Lots 1-7. This trail should run on the east
end of the 30' wide buffer, although it may be possible to use the buffer in some areas to avoid tree impacts.
This trail will then connect to the south across the wetland. The trail should be included in Outlot A. Provide
a trail easement for future boardwalk location to be determined by City.
5. Lots 7 and 8 must be adjusted to meet the minimum lot width of 100' at the required 25' front setback.
6. The landscaping plan must be revised to meet the minimum front yard tree requirements as listed in Section
1005.1000 of the Subdivision Ordinance.
7. All wetland areas shall be shown in drainage and utility easements if they are not contained in outlots to be
dedicated to the City.
8. All buffers shall be shown in drainage and utility easements or have conservation easement documents filed
concurrently with final plat approval.
9. Buffer monumentation should be shown on plans.
10. The Grading Plan must be revised as follows:
a. Show 100-year HWL elevation for all wetlands and ponds.
b. Even though the lots are custom and will not be graded the grading plan must show that the proposed
pad grades can be achieved. The builders may submit revised a revised grading plan with the building
permit.
c. All park areas eligible for land credit should be graded at 2%. Needed elevation break should occur at
wetland or western edge.
d. Lot 8 should be graded with development to ensure drainage and matching of grades with park.
e. Grade park to drain towards wetland to eliminate catch basins in park.
f. Indicate the apparent emergency overflow elevation for Howard Lake.
g. Submit wetland mitigation plan for all proposed impacts.
h. No grading shall be permitted prior to preliminary plat or grading permit approval.
i. Submit a copy of soil borings to City.
11. NPDES permit and SWPPP will be required prior to grading.
12. Final utility plans will be reviewed upon submittal of plans and profile sheets with final plat.
13. Submit final storm sewer calculations with final plat.
14. Storm sewer segments running through wetland areas may need special pipe class to prevent draining of
wetland.
15. Utilities cutting across parkland are not permitted unless approved by City Engineer.
Storm sewer across the park will be permitted to allow for minimization of ponds. However, the east
west storm sewer leg across park shall be moved to north edge of park to allow for future park
development.
1:\05 files\05 subdivision\05 prelim plat\berens woods\plat resolution, doc
Page 2
Sanitary sewer will be permitted along western park boundary, as sewer would need to be 30+ feet deep
in portions of Street B ROW and 40+ feet deep in portions south of Street B in Stemmer Ridge Road.
Show overall plan with connection to Belmont Estates sanitary sewer.
Passed and adopted this 18t~ day of April, 2005.
YES NO
Haugen Haugen
Fleming Fleming
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
1:\05 files\05 subdivision\05 prelim plat\berens woods\plat resolution.doc Page 3
Location Map
Berens Woods Preliminary Plat
Belmont Estates
Preliminary Plat
Berens Woods
Stemmer
Ridge
500 0 500 1000 Feet
/,
1
N
t
.iii
ARCON
DEVELOPMENT, INC.
7625 METRO BLVD. o SUITE 350 ° EDINA, MINNESOTA 55439 ° PHONE 952/835-4981 · FAX 952/835-0069
E-maih arcon@arcondevelopment.com · www.arcondevelopment.com
BERENS WOODS
BERENS WOODS is a proposed single-family residential development proposed on the
easterly 7.534 acres of thc Steve & Mary Berens property in the City of Prior Lake. The
property lies directly west of and adjacent to thc Stemmer Ridge development located on
the north side of Spring Lake and west of the County Park. Howard Lake also borders
thc property to thc west. Thc site consists of extensive woodlands that will bc preserved
to the extent possible as the only tree removal will be required for utility/street
construction and the construction of future building pads. Each lot will be specifically
reviewed in thc future prior to building permits to ensure that trees arc saved to the extent
possible. In addition to Howard Lake, there is a small wetland located at the southwest
comer of thc site.
The proposed site plan incorporates a total of 8 home sites that will all be custom graded
lots. Because the site is within the Howard Lake Shoreland Overlay District, all homes
will be subject to a 150' setback from the ordinary high water mark of Howard Lake. In
addition to the 8 home sites, an Outlot along the westerly edge of the property will be
dedicated to the City that may accommodate a future trail. In addition to the Outlot,
parkland for Berens Woods will be shared amongst the residents of the Stemmer Ridge
and Belmont Estates development in the park located just east and south of the property.
It is our intention to develop Berens Woods in conjunction with the Stemmer Ridge
development.
The main access into Berens Woods will be from the east through the Stemmer Ridge
development. As development occurs to the north of the site, an additional road
connection will be made.
Arcon Development, Inc. is pleased to submit the following applications for Berens
Woods:
· Comprehensive Plan Amendment (R- L/MD Urban Low/Medium Density)
· Preliminary Plat
Thank you for your consideration.
Sincerely, ,'~.
Arcon Development, Inc. J~li"'' ..... _~"" !. ! _._~_.. i ..........
WE DO MO~
..............
DEVELOPERS - PLANNERS - CONTRACTORS
DATE: March 11,2005
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: Berens Woods Preliminary Plat (#05-111)
The Engineering Department has reviewed the preliminary plat for the above referenced
project and we have the following comments:
,General Comments:
1) The developer must submit a final park plan with calculations for all proposed
parkland on the Stemmer Ridge, Berens Woods and Belmont Estates Plats prior
to preliminary plat approval. Include current pond design and final proposed
grades for park.
2) The City will need to confirm the wetland boundary this spring as it was
delineated in November 2004. Please submit additional copies of the delineation
report to the City. No final plat or wetland mitigation approvals can be
recommended until wetland delineation is verified. The delineation could impact
lots 7 and 8 and wetland mitigation requirements.
Preliminary Plat
1) The north end of Street A should be shifted to the west to provide a block length
of greater than two lots on the properties to the north.
2) It appears that lot 1 block 2 of the Stemmer Ridge Plat no longer meets
minimum width or area as it is now a corner lot as proposed. Comment 1 could
be addressed by shifting street A south to meet the minimum dimension for
corner lots. This would result in about a 35-foot shift of the road without moving
the cul-de-sac.
3) Provide an 8-foot bituminous trail along the back of lots 1-7 block 1. This trail
should run on the east edge of the wetland buffer. The trail may enter the buffer
to avoid tree impacts. A future boardwalk(to be built by City) will connect the trail
across the wetland south of lot 7. Provide necessary trail easement to
accommodate trail maintenance. Minimum width of 15 feet in areas where trail is
completely outside Outlot A. Provide trail easement for future boardwalk location
to be determined by City.
G:~PROJECTSX2005\000_Berens WoodsXReview 1 030905.DOC
4) All wetland areas shall be shown in drainage and utility easements if they are not
contained in outlots to be dedicated to the City.
5) All buffers shall be shown in drainage and utility easements or have conservation
easement documents filed concurrently with final plat approval.
6) Buffer monumentation should be shown on plans.
Grading Plan
1) Show 100-year HWL elevation for all wetlands and ponds.
2) Even though the lots are custom and will not be graded the grading plan must
show that the proposed pad grades can be achieved. The builders may submit
revised a revised grading plan with the building permit.
3) All park areas eligible for land credit should be graded at 2%. Needed elevation
break should occur at wetland or western edge.
4) Lot 8 should be graded with development to ensure drainage and matching of
grades with park.
5) Grade park to drain towards wetland to eliminate catch basins in park.
6) Please indicate the apparent emergency overflow elevation for Howard Lake. I
don't not believe it will impact the basements but please verify using County 2-ft
contour info.
7) Submit wetland mitigation plan for all proposed impacts.
8) No grading shall be permitted prior to preliminary plat or grading permit approval.
9) Submit a copy of soil borings to City.
Erosion Control Plan
1) NPDES permit and SWPPP will be required prior to grading.
Utility Plan
1) Final utility plans will be reviewed upon submittal of plans and profile sheets with
final plat.
2) Submit final storm sewer calculations with final plat.
3) Storm sewer segments running through wetland areas may need special pipe
class to prevent draining of wetland.
4) Utilities cutting across parkland are not permitted unless approved by City
Engineer.
a. Storm sewer across the park will be permitted to allow for minimization of
ponds. However, the east west storm sewer leg across park shall be
moved to north edge of park to allow for future park development.
b. Sanitary sewer will be permitted along western park boundary, as sewer
would need to be 30+ feet deep in portions of Street B ROW and 40+
feet deep in portions south of Street B in Stemmer Ridge Road. Show
overall plan with connection to Belmont Estates sanitary sewer.
GSPROJECTSX2005\000_Berens Woods~Review 1 030905.DOC