HomeMy WebLinkAbout4A Maple Place Prelim Plat Report
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JULY 5, 2016
AGENDA #: 4A
PREPARED BY: JEFF MATZKE, PLANNER
AGENDA ITEM:
AFTER CONDUCTING A PUBLIC HEARING, CONSIDER RECOMMENDING
APPROVAL OF THE MAPLE PLACE PRELIMINARY PLAT
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 Langford Boulevard (State Trunk
Highway 13) and west of Skinner Street.
History
In October 2014, the City Council approved the preliminary plat to be known as
Maple Place; however, the Final Plat application for the project was not
submitted within one year of the Preliminary Plat approval. As a result, the
Maple Place Preliminary Plat approval from October 2104 became void. The
applicant has resubmitted the same plat design for preliminary plat approval
once again.
Current Circumstances
The current proposal calls for a 12-lot single family subdivision of 5.38 acres.
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. A
single family home is currently located on the site, which will be demolished.
Topography: This site has relatively level topography, with elevations ranging
from 966’ MSL along Highway 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 State Trunk
Highway 13, which will be closed. Access to the subdivision will be from a local
street, Griggs Street.
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 12,830 square feet to 25,104 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.
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 1-5, Block 1. A pond feature is located in the northeast corner of the site
to create an efficient design for storm water utility construction and routine
maintenance.
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 planting 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
City Staff recommends approval of the preliminary plat to be known as Maple
Place.
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
Department, 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 6, 2014.
3. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Community Development
Department dated June 29, 2016.
ALTERNATIVES: The Planning Commission has the following alternatives:
1. Motion and a second to recommend approval of the Preliminary Plat for
Maple Place subject to the listed conditions, or others that may be added or
modified by the Commission.
2. Motion and a second to recommend denial of the preliminary plat request
based upon findings of fact.
3. Motion and a second to table this item to a future Planning Commission
meeting and provide the applicant with direction on the issues that have
been discussed.
RECOMMENDED
MOTION:
Alternative #1
ATTACHMENTS: 1. Location Map
2. Development Plans dated 6/9/2016
3. Engineering/Public Works Dept. Memorandum dated 10/6/14
4. Community Development Dept. Memorandum dated 6/29/16
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Maple Place Preliminary PlatLocation Map
SPRIN G LAKE
GD
(912.8)
BLIND
LAKE
RD
(948.7)
CRYSTA L LAK E
NE
(943.3)
RICE LAKE
NE
(945)
H I G H W A Y 1 3
Spring Lake
SUBJECTPROPERTY
SUBJECTPROPERTY
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
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.
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
Diameter/Inch
Mueller McDonald Ford
Corporation Stop 1-2 P-25008 4701BQ 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.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community & Economic Development Department has reviewed the Preliminary Plat for
the subject project with a plan date of 6-9-2016 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
($6,692/net acre), Trunk Sanitary Sewer ($3,344/net acre), Trunk Storm Sewer
($3,069/net acre), Street Oversize ($5,412/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. 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).
Tree Preservation & Planting Plan
1. Front yard trees may count toward replacement trees as well. Total trees required for
planting plan is 40 trees. With 26 front yard trees indicated only 14 more replacement
trees are required in rear yards, however, you may install more trees to use as a buffer
from Hwy 13 and adjacent property to the south as indicated.
Date: June 29, 2016
To: John Anderson Jeff Nycklemoe
From: Jeff Matzke, Planner
Subject: MAPLE PLACE Preliminary Plat
City Project #DEV16-000018B