HomeMy WebLinkAbout9B Maple Place Preplat
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
CITY COUNCIL AGENDA REPORT
MEETING DATE: JULY 25, 2016
AGENDA #: 9B
PREPARED BY:
PRESENTED BY:
JEFF MATZKE, PLANNER
JEFF MATZKE
AGENDA ITEM:
CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
FOR MAPLE PLACE
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 2014 became void. The
applicant has resubmitted the same plat design for preliminary plat approval
once again.
The Planning Commission conducted a public hearing on July 5, 2016. No
members of the public spoke with the exception of a representative of the
applicant, and after discussion the Planning Commission recommended
approval of the preliminary plat.
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.
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 const ruction 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 and the Planning Commission recommend 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.
FINANCIAL
IMPACT:
Approval of this plat will allow construction of new dwelling units, which will
contribute to the City’s tax base.
ALTERNATIVES: 1. Motion and a second to approve a resolution approving the Preliminary Plat
for Maple Place.
2. Motion and a second to deny the Preliminary Plat for Maple Place based
upon findings of fact.
3. Motion and a second to table this item to a future 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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4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 16-XXX
A RESOLUTION APPROVING A PRELIMINARY PLAT FOR MAPLE PLACE
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on June 20, 2016,
to consider a request from Jeff Nycklemoe (the “Developer”), the property owner, to
approve a Preliminary Plat for the following property:
That part of Government Lot 7, Section 10, Township 114, Range 22, Scott
County, Minnesota, and that part of the Southeast Quarter of the Northwest
Quarter of said Section 10 and that part of the North Half of the Southwest Quarter
of said Section 10 described as follows: Commencing at the Southwest corner of
said Section 10; thence North 00 degrees 30 minutes 35 seconds East along the
west line of said Section 10, a distance of 2590.50 feet; thence deflecting to the
East (at an angle of 88 degrees 02 minutes) on a bearing of North 88 degrees 32
minutes 35 seconds East a distance of 594.00 feet more or less to the
Southeasterly right-of-way line of State Trunk Highway No. 13; thence continuing
North 88 degrees 32 minutes 35 seconds East a distance of 435.85 feet to the
point of beginning of the land to be described; Thence North 76 degrees 42
minutes 37 seconds West a distance of 314.26 feet to said Southeasterly right-of-
way line; Thence Northeasterly along said Southeasterly right-of-way a distance of
891.35 feet to its intersection with a line drawn Parallel with and distant 1469.00
feet East of the West line of said Section 10; thence Southerly along said parallel
line a Distance of 542.42 feet to its intersection with a line drawn North 88 degrees
32 minutes 35 seconds East from the point of beginning; thence South 88 degrees
32 minutes 35 seconds West a distance of 439.69 feet to the point of beginning.
Except that part platted as Maple Glen.
Outlot B and Outlot C, Maple Glen, Scott County, Minnesota.
Abstract Property.
Address: 17441 Langford Blvd SW
PID: 25-801-031-0
WHEREAS, Notice of the public hearing on said Preliminary Plat was duly published and mailed
in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission heard all persons interested in the Preliminary Plat at the
public hearing, and the Commission recommended the plat for Maple Place to the
City Council on a 4-0 vote subject to certain conditions; and
WHEREAS, The City Council finds that the proposed Preliminary Plat for Maple Place meets
the requirements of Subsections 1002.200 and 1103.200 (Preliminary Plat) of the
Prior Lake Zoning Ordinance.
2
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The City Council approves the Preliminary Plat for Maple Place subject to the following
conditions:
a) The Developer shall obtain the required permits from other state or local agencies
prior to any work on the site.
b) 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.
c) The Developer shall revise the plans in accordance with the requirements contained
in the memorandum from the Community Development Department dated June 29,
2016.
3. The applicant shall submit an application for Final Plat within twelve (12) months after
approval of this Preliminary Plat.
PASSED AND ADOPTED THIS 25th DAY OF JULY 2016.
VOTE Hedberg Keeney McGuire Morton Thompson
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Frank Boyles, City Manager
S U N R A Y C I R S W
S U N R A Y B L V D S W
G R I G G S S T S W
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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