HomeMy WebLinkAbout4A- Olson Addition Preplat 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 18, 2016
AGENDA #: 4A
PREPARED BY: JEFF MATZKE, PLANNER
AGENDA ITEM:
AFTER CONDUCTING A PUBLIC HEARING, CONSIDER RECOMMENDING
APPROVAL OF THE OLSON ADDITION COMBINED PRELIMINARY AND
FINAL PLAT
DISCUSSION: Introduction
Steven Olson, the property owner, has applied for approval of a Combined
Preliminary and Final Plat to be known as Olson Addition to be developed as a
4 lot, low density residential subdivision. The subject property is located south
of Langford Boulevard (State Trunk Highway 13) and west of Sunray Boulevard.
History
A single family dwelling is currently located on the site with a private access
drive to State Highway 13. In 2005, the City Council approved the final plat of
Maple Glen 2nd Addition which included construction of a public street (Thornton
Drive) and City utility services to the eastern area of the Olson Addition plat.
Current Circumstances
The current proposal calls for a 4 lot single family subdivision of the 5.30 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 5.30 acres.
Topography: This site has relatively level topography, with elevations ranging
from 960’ MSL along Highway 13 to 1000’ MSL near the center of the site.
Wetlands: A wetland does exist onsite as part of the plat the applicant
proposes wetland impacts and mitigation. Approval of these impacts are
subject to the Wetland Conservation Act (WCA) state regulations.
Access: Access to the site is currently from a private driveway on State Trunk
Highway 13 and Thornton Drive. These access points will be maintained with
the plat.
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.
PROPOSED PLAN
Lots: The plan calls for 4 lots to be constructed of single family housing styles.
The lot sizes range in size from approximately 13,700 square feet to 150,000
square feet. All lots meet the minimum dimensional requirements. City Staff
and the property owner have discussed the option of creating a 3 lot plat for the
western half of the property while leaving the remaining homestead lot (Lot 1)
in a metes and bounds legal description. This would allow the property owner
to developer the eastern half (Lot 2, 3, and 4) while deferring all construction of
streets, utilities, and development design for the western half (Lot 1) to a future
date.
Setbacks: The typical residential required setbacks of 25-foot front and rear,
10-foot side yards, and 30 feet from the wetland are proposed. The developer
shall demonstrate that a single family dwelling shall meet the required wetland
setback on Lot 4.
Parks / Trails: No park or trails are proposed. Parkland dedication will be
satisfied through a cash-in-lieu payment to the City Park Fund with Final Plat
approval.
Streets / Sidewalks: No street extension is proposed with the plat. Thornton
Drive was installed in 2005 with the Maple Glen 2nd Addition plat and extended
to the west to service proposed Lots 2, 3, and 4.
Sanitary Sewer / Water Mains: Sanitary sewer and water mains were installed
in the Thornton Drive right-of-way with the Maple Glen 2nd Addition plat. Utilities
will be further extended to the west with future development of the property.
Tree Preservation/Landscaping: The Subdivision Ordinance requires two
front yard subdivision trees per lot (4 for corner lots).
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 combined preliminary and final plat to be
known as Olson Addition.
ISSUES: The Developer has discussed issues related to the design of the preliminary
plat including storm water and wetland regulations. As noted in the attached
staff memorandum from the 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 combined preliminary and final 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 July 12, 2016.
3. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Community and Economic
Development Department dated July 12, 2016.
4. The plat is subject to an approval of the wetland impacts in accordance with
Wetland Conservation Act (WCA) state regulations.
ALTERNATIVES: 1. Motion and a second to recommend approval of the Combined Preliminary
Plat and Final for Olson Addition 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 July 11, 2016
3. Comm. & Econ. Dev. Dept. Memorandum dated July 12, 2016
4. Engineering/Public Works Dept. Memorandum dated July 12, 2016
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S K I N N E R S T S W
176TH ST E G
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Olson AdditionCombined Preliminary and Final PlatLocation Map
SPRIN G LAKE
GD
(912.8)
BLIND
LAKE
RD
(948.7)
CRYSTA L LAK E
NE
(943.3)
RICE LA KE
NE
(945)
H I G H W A Y 1 3
Spring Lake
SUBJECTPROPERTY
SUBJECTPROPERTY
/SHEET NO.
PROJECT NO.
FILE NAME
BY DATE
DATE ISSUE / REVISION REVIEW
LA
N
D
F
O
R
M
c
CONTACT ENGINEER FOR ANY PRIOR HISTORY
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
PROJECT MANAGER REVIEW
CERTIFICATION
LandformΠand Site to FinishΠare registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
RS 05.04.2016
05-10-16
SFO16001
8
20
1
6
FORREST LAW OFFICE
P.O.BOX 1206
PRIOR LAKE, MN
TEL (612)-201-6672
CIVIL TITLE SHEET
PRELIMINARY/FINAL PLAT
EXISTING CONDITIONS
SITE PLAN
GRADING PLAN
EROSION CONTROL PLAN
UTILITY PLAN
TREE PRESERVATION & LANDSCAPE PLAN
C0.1
C0.2
C1.1
C2.1
C3.1
C3.2
C4.1
L1.1
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Randall C. Hedlund
License No:Date:
NORTH
0 50 100
C201SFO001.DWG
SITE
PLAN
C2.1
4
SETBACK REQUIREMENTSSITE DATA
WETLAND DATA
/SHEET NO.
PROJECT NO.
FILE NAME
BY DATE
DATE ISSUE / REVISION REVIEW
LA
N
D
F
O
R
M
c
CONTACT ENGINEER FOR ANY PRIOR HISTORY
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
PROJECT MANAGER REVIEW
CERTIFICATION
LandformΠand Site to FinishΠare registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
RS 05.04.2016
05-10-16
SFO16001
8
20
1
6
FORREST LAW OFFICE
P.O.BOX 1206
PRIOR LAKE, MN
TEL (612)-201-6672
CIVIL TITLE SHEET
PRELIMINARY/FINAL PLAT
EXISTING CONDITIONS
SITE PLAN
GRADING PLAN
EROSION CONTROL PLAN
UTILITY PLAN
TREE PRESERVATION & LANDSCAPE PLAN
C0.1
C0.2
C1.1
C2.1
C3.1
C3.2
C4.1
L1.1
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Randall C. Hedlund
License No:Date:
NORTH
0 50 100
C301SFO001.DWG
GRADING
PLAN
C3.1
5
LEGENDGENERAL GRADING NOTES AREA
WETLAND DATA
LEGEND
NORTH
0 50 100
/SHEET NO.
PROJECT NO.
FILE NAME
BY DATE
DATE ISSUE / REVISION REVIEW
LA
N
D
F
O
R
M
c
CONTACT ENGINEER FOR ANY PRIOR HISTORY
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
PROJECT MANAGER REVIEW
CERTIFICATION
LandformΠand Site to FinishΠare registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
RS 05.04.2016
05-10-16
SFO16001
8
20
1
6
FORREST LAW OFFICE
P.O.BOX 1206
PRIOR LAKE, MN
TEL (612)-201-6672
CIVIL TITLE SHEET
PRELIMINARY/FINAL PLAT
EXISTING CONDITIONS
SITE PLAN
GRADING PLAN
EROSION CONTROL PLAN
UTILITY PLAN
TREE PRESERVATION & LANDSCAPE PLAN
C0.1
C0.2
C1.1
C2.1
C3.1
C3.2
C4.1
L1.1
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Randall C. Hedlund
License No:Date:
C101SFO001.DWG
TREE PRESERVATION
& LANDSCAPE PLAN
L1.1
9
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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 7-11-2016 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 3 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,
and $9,000 Sanitary Sewer Connection Charge.
Preliminary Plat
1. Consider creating a 3 lot plat for the western half of the property while leaving the
remaining homestead lot (Lot 1) in a metes and bounds legal description through an initial
land subdivision. This would allow the property owner to developer the eastern half (Lot
2, 3, and 4) while deferring all construction of streets, utilities, and development design for
the western half (Lot 1) to a future date.
2. Demonstrate that a single family dwelling shall meet the required wetland setback on Lot
4.
3. Provide acreage of wetland area.
Date: July 11, 2016
To: Steven Olson, Randy Hedlund
From: Jeff Matzke, Planner
Subject: MAPLE PLACE Preliminary Plat
City Project #DEV16-000003
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
Date: July 12, 2016
To: Community Development
From: Engineering Department – Larry Poppler, City Engineer
Public Works / Natural Resources Department – Pete Young, Water
Resources Engineer
Subject: Olson Addition (Project #DEV16-000003)
The Engineering Department and Public Works/Natural Resources Department have reviewed the
preliminary plat for the subject project with a draft plan date of July 6, 2016 and we have the
following comments. Comments highlighted in bold text are of particular concern:
General
1. The final plat plans should follow the requirements of the Public Works Design Manual.
2. Permits from the Met Council, Scott County, and Department of Health are needed.
3. Benchmark information and City Project #DEV16-000003 should be shown on all plan
sheets.
4. All plans should be drafted according to the City of Prior Lake layer system. A digital copy
of the plans in pdf or tif format is required prior to construction. All drawings should use
the Scott County Coordinate System.
5. Provide survey sheet that includes all spot elevations shot for this project (on existing
conditions and natural features plan sheet). Include datum information on the sheet.
6. Provide properly signed drawings.
7. Preliminary plat C0.2 should show ultimate lot configurations and include street extension
to the north.
Grading
1. Provide name of company, contact person, and emergency phone number for person
responsible for erosion and sediment control implementation and maintenance.
2. Add note on the grading plan to say the following: “Perimeter / downstream sediment
control best management practices should be installed by the contractor and inspected by
the City prior to any site work. Please contact the City at 952-447-9830 upon installation.”
3. Add note on the grading plan to say the following: “Slopes greater than 3:1 shall have
approved erosion control best management practices installed immediately after finished
grading.”
4. Type 1 mulch should not be used in areas with slopes greater than 3:1. Show any of these
areas using hatching and specify that erosion control blanket will be used.
5. Rock construction entrance locations should be shown on the plans.
6. Show lot corner elevations.
7. Show driveways and driveway slopes on the grading plan. Driveway grades shall be
between 2% and 10%.
8. Proposed grading beyond property line will require easement/agreement or revise grades
to stay within project area.
Utilities and Streets
1. Utility stubs for lots 2-4 have been installed with Maple Glen Second Addition.
2. If final plat will include Lot 1 as a lot, please show how sewer and water will serve Lot 1.
3. Street improvements for frontage of Lot 1 should also be considered if Lot 1 is platted as
a lot during final Plat.
Hydrology and Stormwater Management
1. EOF for the wetland shown on Sheet C3.1 is directed off-site to the north and between
two existing homes. Please provide the high point of the EOF along this route.
2. Please provide additional details for the proposed BMP that will be used to satisfy
volume control requirements:
a. Typical detail including cross section.
b. Soil boring in location of proposed BMP; if soils are not conducive to infiltration
or if groundwater is present within 3 feet of the bottom of the BMP, a bioretention
practice with underdrains may be used (follow MN Stormwater Manual design
requirements and recommendations).
Wetlands
1. The plan calls for 182 square feet of wetland impacts. According to the state Wetland
Conservation Act (WCA) the developer will need to apply for a De Minimis exemption
which involves completing a Joint Application for Activities Affecting Water Resources
in Minnesota (download from http://www.bwsr.state.mn.us/wetlands/wca/index.html).
All WCA approvals must be granted before any wetland impacts occur.
2. In accordance with the City’s equivalency agreement with the Prior Lake-Spring Lake
Watershed District (PLSLWD), the PLSLWD’s wetland buffer requirements must be
followed. Buffers as narrow as 16 feet are allowed under certain circumstances. Please
revise the plans to include the following:
a. Restore all disturbed areas within the wetland buffer using state seed mix 33-261,
including the proposed volume control BMP.
b. If any erosion control blankets are proposed within the area draining to the
wetland, use a netless product (Futerra F4 netless or equivalent).
c. Include a physical barrier (such as a fence or large boulders) to clearly delineate
between maintained areas and buffers.
3. Wetland buffer hatching should be shown in the legend.
4. Show wetland buffer sign locations on the grading plan. Wetland signs must be installed
prior to the issuance of any building permits.