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HomeMy WebLinkAbout4B Trillium Cove Final PUD PC 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: JUNE 19, 2017 AGENDA #: 4B PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: HOLD A PUBLIC HEARING TO CONSIDER THE TRILLIUM COVE FINAL PLANNED UNIT DEVELOPMENT PLAN DISCUSSION: Introduction Pulte Group, Inc., on behalf of the property owner, has applied for approval of a Final Planned Unit Development (PUD) Plan to be known as Trillium Cove to be developed as a 207-lot, low density residential subdivision. The subject site is located south of County Highway 42, west of Ferndale Avenue, and north of Lower Prior Lake. History The City has received multiple land use applications for potential development of the site over the last several years. In 2013 the City Council denied an application for a preliminary plat on the east half of the site. In 2014 the Pulte Group submitted a concept plan and preliminary plat to the City but ultimately withdrew the application due to financial feasibility. More recently the Pulte Group submitted a concept plan to the City in early 2017 and the Pulte Group has since moved forward with the current project design. On May 22, 2017 the City Council approved the Preliminary PUD Plan and Preliminary Plat for a 207- lot single family low density residential development project. Current Circumstances The current proposal calls for a 207-lot single family subdivision and PUD on the site with a mix of housing product types and lot sizes. The area encompasses land with wooded areas to the north, a large significant wetland, and open field areas in the south. 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 approximately 92 acres which includes a large amount of what is known as the Shepard/Griffith and Bolger properties. Topography: This area has varied topography, with elevations ranging from the 920’ MSL along the eastern property line near the City park land to 970’- 980’ MSL at a few high points throughout the property. Wetlands: Several small wetlands and one large highly susceptible wetland exist on the proposed site. The developer proposes some impacts to the small wetlands which will be evaluated under the regulations of the Wetland Conservation Act. Preserve open space and parkland dedication and a trail area is proposed around the large wetland. Access: The current main access to the site is currently from a single gravel driveway at County Hwy 42 that is identified as Meadowlawn Trail. 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 Phasing: The developer expects to complete this project in three phases, beginning in 2017 and potentially ending in 2018 or 2019. A mixture of housing types is proposed for construction in the first 2 phases. Lots: The development plan calls for 207 lots to be constructed of single family housing styles. The lot sizes range in size and product type including 90 multi- story single family detached homes, 2) 52 one-story single family detached homes, and 3) 65 3-story attached townhome units. Requested PUD modifications to the typical lot minimum sizes and widths are as follows: Min. Lot Area Min. Lot Width Multi-Story Single Family 7,559 sq. ft. proposed (12,000 sq. ft. required) 60 feet proposed (86 feet required) One-Story Single Family 7,559 sq. ft. proposed (12,000 sq. ft. required) 55 feet proposed (86 feet required) Density: Density of the development is based on the net area of the site, which is approximately 61 acres. There are a total of 207 units proposed, for an overall density of approximately 3.4 units per acre. This is consistent with the density in the R-1 district. Building Setbacks: The developer requests PUD modifications to the building setbacks as follows: One-Story Single Family Required (R-1 Zoning) Proposed Front 25’ 25’ Side 10’ 5’ / 10’ Rear 25’ 20’ Townhome Setbacks Required (R-1 Zoning) Proposed Front (private street) 25’ from back of curb 20’ Front (from public street) 25’ from ROW line 20’ Side (between buildings) 20’ 20’ * The developer does not propose modifications to the required typical R-1 building setbacks for the multi-story single family lots Parks / Trails: Parkland dedication is proposed mainly around the highly susceptible wetland at the center of the development with some additional open space adjacent to the current City Park (North Shore Park) along the eastern property line as Outlot K. While Outlot K does include areas greater than the standard 10% maximum slope for useable active parkland, this area provides additional open space adjacent to the existing public park/open space of North Shore Park and nearby wetland. A network of public trails and sidewalks are proposed throughout the site including connections to existing regional trails, a paved trail around the large wetland, and a curvilinear sidewalk network as part of the site design. A playground feature area is envisioned at the southwest corner of the large wetland within the public park. Tree Replacement: There are many significant trees on this site particularly in the north half of the site. Due to the need to install street and public utility connections throughout the ever-varying existing topography, it is difficult to preserve many tree areas with the exception on the site perimeter and around the large wetland. The developer has prepared an extensive landscape plan which will incorporate over 860 trees (2,600 inches) of replacement on the private lots, outlots, parkland, and street center islands in accordance with our tree replacement ordinance. Access/Street: The developer proposes a variety of local and collector streets. These streets include the “missing link” of Carriage Hills Parkway which is an important east-west collector that is proposed to be completed at one time with the 2nd phase. It’s also important to note that the development plan shows only one connection of Meadowlawn Trail into Carriage Hills Parkway as recommended by City Staff. Meadowlawn Trail is an important connection through the development from Carriage Hills to County Highway 42 with limited driveway access points. Although City staff would recommend even fewer driveway accesses, the plan shows turn-around potential for each driveway that abuts this street (which acts as a minor collector). Moreover, the road appears to properly align with the future full intersection at County Highway 42. A traffic calming round-about is proposed at the intersection of Meadowlawn Trail and Carriage Hills Parkway. Also, private streets are proposed for the townhome area at the northeast corner of the development. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be extended from multiple existing lines in the region. These include connections to sanitary sewer lines under Carriage Hills Road, Ferndale Avenue, and County Hwy 42 (via Rolling Oaks Circle). Watermain connections are proposed to Carriage Hills Road, Ferndale Avenue, and multiple connections to County Hwy 42 (one connection via Rolling Oaks Circle). Shoreland District/Impervious Surface: The maximum impervious surface allowed in the Shoreland District is 30% of the lot area. Impervious surface coverage is further limited to 25% of each tier area in a Shoreland District PUD. The only area within the shoreland district (within 1000 feet of Prior Lake) is the area at the southeast corner of the development just north of Carriage Hills Parkway. This area will meet the shoreland district impervious surface requirement. Grading / Storm water: The site is very complex from a grading and storm water perspective. The developer proposes to grade the entire site prior to the construction of the first phase because of all the street, utility, and storm water features which are ultimately planned. Multiple storm water basins are proposed. Fees and Assessments: This development will be subject to the standard development fees including park dedication and trunk street and utility service charges. The developer installed street improvements are substantial and as a part of the PUD, the developer is offering to install the full street improvements as an offset to the City charging the street oversize fee for this development. City Staff has evaluated the street costs and concludes that this fee will be satisfied given the proposed regional street improvements and PUD benefits that are being proposed at the developer’s sole cost. Conclusion The Trillium Cove development, as proposed, is a very complex and unique project. The developer and City Staff have met numerous times to discuss the many aspects of the site. The developer has also hosted a neighborhood meeting to present the development plan to nearby property owners. City Staff believes the developer is identifying unique PUD benefits within the site including the preservation of a high quality large wetland and creating a natural public open space around this feature with an area for a park structure in the future. Mixed used housing is also proposed for the site, and an innovative residential development design that includes curvilinear streets, varying building angles and setbacks, and a unique sense of place for future residents. In addition, the City is considering an option to coordinate reconstruction of Rolling Oaks Circle street and utility improvements along with the developer’s utility construction in the area. As an additional PUD benefit the developer has indicated a commitment of $123,200 to the coordination of the Rolling Oaks Circle improvement project. As noted in the attached staff memorandums, the developer must refine the plans to assure compliance with the Public Works Design Manual requirements and City Zoning Ordinance; however, City Staff has discussed these comments with the developer and feel they will not drastically alter the design of the development plan or preliminary plat. Therefore, City Staff does advise the Planning Commission Council approve the Trillium Cove Final PUD Plan with the following conditions: • The developer shall revise the plans according to the June 13, 2017 City Engineering & Public Works Dept. Memorandum • The developer shall revise the plans according to the June 13, 2017 City Community & Economic Development Dept. Memorandum • The Developer shall obtain the required permits from other state or local agencies prior to applicable on the site ISSUES: PUD’s provide a flexible approach to development that allows creative, efficient and effective use of land, including the mixing of land uses. The proposed project includes a mix of housing types and lot sizes. A PUD tends to preserve more unique features on site and provides more open space. Despite smaller lots and townhomes in this plan, the overall net housing density remains low (3.4 units per acre). The PUD must be reviewed based on the criteria found in Section 1106 of the Zoning Ordinance. The criteria which are applicable to the Trillium Cove PUD are discussed below: (1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The proposed PUD is consistent with the Comprehensive Land Use Plan designations on the entire site. The PUD approach allows the location of the different land uses in ways that preserve and enhance the natural features of the site. (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses. The proposed PUD plan clusters the residential areas, and provides over 37% of open space on the site. (3) Create a sense of place and provide more interaction among people; The PUD plan proposes trails, and other pedestrian elements to connect the residential elements. A unique and innovative site design incorporates varying building setbacks, increased safety views at street intersections, and better view corridors that enhance the pedestrian and vehicular experience as residents navigate the development. (4) Increase transportation options, such as walking, biking or bussing; The plan includes a network of trails that will connect to the regional trail system. A trail around the large wetland provides a unique natural walking/biking experience as well. The developer also proposes 10 parallel parking stalls along the east side of Meadowlawn Trail adjacent to the proposed City park land. (5) Provide opportunities for life cycle housing to all ages. The PUD plan includes several housing types, including one-story single family dwellings, attached multi-story townhouses, and multi-story traditional single family homes. This mix will provide housing options to many different buyers. (6) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. The development utilizes a mix of public and private streets. The public streets provide access through the development and to connectivity to adjacent areas. The private streets are used for the townhome development, and will be maintained by a homeowners’ association. The Developer will provide a contribution to the coordinating Rolling Oaks Circle reconstruction project. (7) Enhanced incorporation of recreational, public and open space components in the development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. The PUD district also encourages the developer to convey property to the public, over and above required dedications, by allowing a portion of the density to be transferred to other parts of the site. The PUD incorporates preservation of a large natural trail system around the wetland area, as well as an active park location nearby the wetland feature. The developer proposes parkland dedication over and above the necessary requirement of 10% of the site area. (8) Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re-use and redevelopment of existing buildings. The plan includes a trail around the high-quality wetland as well as preservation of the wetland itself as a focal point within a public park, curvilinear sidewalks, and a system of trails connecting to other trails in adjacent developments to create a unique and innovative pedestrian experience. (9) High quality of design compatible with surrounding land uses, including both existing and planned. The proposed design is compatible with the surrounding low density residential land uses. ALTERNATIVES: 1. Motion and a second to recommend approval of the Final Planned Unit Development Plan for Trillium Cove subject to the listed conditions, or others that may be added or modified by the Planned Commission. 2. Motion and a second to recommend denial of the Final Planned Unit Development Plan for Trillium Cove based upon findings of fact. 3. Motion and a second to table this item to a future meeting and provide the applicant with direction. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. Development Plans – May 26, 2017 3. Engineering/Public Works Dept. Memorandum – June 13, 2017 4. Community & Economic Development Dept. Memorandum – June 13, 2017 LOWER PRIOR LAKE GD (904) 140TH ST NE CR E S T A V N E PI K E L A K E T R L N E BL U E B I R D T R L N E FI S H E R A V N E SHORE TRL NE D O V E C T N E CARRIAGE HILL RD NE FE R N D A L E A V N E CO A C H M A N L N N E CA N D L E W O O D L N N E R A V E N C T N E Lower Prior Lake Scott County GIS Ü Trillium Cove Final PUDLocation Map UPP ER PR IO R L AK EGD(904 ) SPR ING L AK EGD(912 .8) LOWER P RIO R L AK EGD(904 ) PIK ELAK ENE(820 .5) MYS TICLAK ENE HAA SLAK ENE(907 .3) BLI NDLAK ERD(948 .7) ART ICLAK ENE(906 .7) MA RKL EYLAK ERD( ) HOWA RD LA KENE(957 .3) CRY ST AL LA KENE(943 .3) RIC E L AK ENE(945 ) CLE AR Y L AK ENE CAMPB EL LLAK ENE(No t Es tab .) Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTYSUBJECTPROPERTY SUBJECTPROPERTY Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 x x x x x x x x x x x x x x x x x Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: June 13, 2017 To: Community Development Department From: Engineering Department – Larry Poppler, City Engineer Engineering Department – Nick Monserud, Project Engineer Public Works Department – Pete Young, Water Resources Engineer Subject: Trillium Cove Preliminary and Final Plat Review (Project #DEV17-000003) The Engineering and Public Works Departments have reviewed the preliminary plat and final plat for the subject project with plan dates as noted below. The plans were reviewed for consistency with City Ordinances and Standards detailed in the City of Prior Lake Public Works Design Manual. The following list details deviations from standards or requests for additional information that must be reconciled prior to project approval. The applicant or its representatives are invited to contact the engineering department with any questions at 952-447-9830. Comments highlighted in bold are of particular concern: PRELIMINARY PLAT COMMENTS (PLAN SET DATES 5/3/17 & 5/25/17) General 1. Permits from the Met Council, Minnesota Pollution Control Agency, Scott County, and Department of Health are needed. 2. Benchmark information should be shown on all plan sheets. 3. 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. 4. Provide graphic to show where Meadowlawn Trail lines up to the north. Show travel lanes to the north lining up with Meadowlawn Trail. 5. Show driveway plan for the Bolger properties south of Carriage Hills Parkway. Grading 1. Any backyard drainage paths must be sodded and protected at the conclusion of grading activities. Please label these areas on the grading plans and show silt fence protection. 2. Show slopes for maintained areas at no more than 4:1, unmaintained at 3:1. Areas that are steeper than 3:1 include: the wetland side of block 11 lots, and Outlot K adjacent to block 8 lots. 3. Review curling retaining wall to the east at Outlot N to avoid crossing storm sewer pipe. 4. Proposed grading beyond property lines will require easement/agreement or revise grades to stay within project area (Bolger Property on Rolling Oaks). 5. Provide easements for all storm sewer pipes, structures and drainage swales located within common lots. 6. Please review roadway grades at property lines to assure proper elevations at adjacent properties. Coordinate Rolling Oaks Circle connection with City improvement plans. The City will provide these when completed. 7. Add Note: A minimum of 10 feet beyond the house shall have a slope less than 10:1. 8. Contours on Carriage Hills Pkwy should correspond to the road alignment. 9. Provide lot corner elevations. Utilities 1. Easements over the utilities will need to be in place throughout the Townhouse Development area. 2. See Public Works plan redlines. 3. Please include a note to install wyes on the sanitary sewer in Rolling Oaks Circle. 4. Please show looping of watermain from Sweetwater Circle to Carriage Hills Parkway and Ferndale to Carriage Hills Parkway. Streets 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regard the street plans that were submitted with the preliminary plat. 2. Provide turning template for roundabout. 3. Sidewalks that are on private property shall have easements over them. 4. The high point on Hampton St. NE at station 17 seems to be un-necessary. Please review and remove. 5. Cul-de-sacs and parkway design do not meet City standards. Due to future maintenance of these areas, the City would prefer not having these areas. A homeowners association can disband or be ineffective in performing maintenance over the long term. 6. Provide intersection details of connections to existing streets. Please show how Ash Circle squares up with the curvature of Ferndale. Intersection detail will be needed. 7. Provide signage and striping plan. 8. Final plat drawings should show ped crossing locations. 9. Please move Ferndale Ave to the south to remove the wall along the wetland on the north side of Ferndale. 10. Please move Hampton St. connection to Ferndale Ave north to center on the existing block. Hydrology and Stormwater Management 1. Adjust the low floor elevations of the lots adjacent to ponds 3PTP and 3P so that they are a minimum of 2-feet above the HWL of each pond. Lot 1, Block 5A and Lot 8, Block 6A do not meet the low opening elevation of being 2 feet above the EOF elevation. Please adjust these pad elevations accordingly. The invert elevations of pond inlet flared end sections shall match the OE of the pond. Submerged outlets will only be allowed at the discretion of the City. 2. The EOF of a pond should be at least 1 foot higher than the HWL. The top of dike elevation should be at least 2 feet higher than the HWL. The top of the dike for Pond 5P and Pond 7P should be set two feet above the HWL. 3. Show or define access routes for maintenance purposes to all stormwater infrastructure and ponding areas (maximum of 8% grade, maximum of 2% cross slope, and minimum of 10' wide). Drainage and utility easements shall be dedicated at the time of final platting to provide this access. 4. HydroCAD Model comments: a. Existing wetland (W3) was not modeled in the existing or proposed HydroCad model. Please include this wetland in both existing and proposed conditions. b. The drainage boundary is not correct for the area draining to W3. It extends to the homes on the west side of Amblewood Drive/Candlewood Lane and to the north up to Hampton Street. The wetland northeast of W3 drains into W3 via an 8-inch PVC pipe. Please revise this boundary and the calculations. c. Include catchment 2PS and 4ES in the proposed HydroCad model calculations. d. Direct entry was used for calculating the time of concentration for areas outside of Overlay District #1. Use sheet flow and shallow concentrated flow methods for determining the existing time of concentrations for these areas. e. The horizontal orifice outlet structures in the proposed HydroCad model have been entered with the incorrect diameters. Please change these to 66” horizontal orifices, as shown in the details. 5. The pretreatment basin depth of pond 3PTP should be increased to provide a depth of 4 to 6 feet. 6. The bottom elevation for pond 3P is labeled incorrectly, please correct. 7. The minimum storm sewer pipe size allowed is 15 inches, please change accordingly. 8. Show the NWL of pond 3PTP on sheet 8 of 12. 9. The backyard drainage swale in the lots abutting Outlot G exceeds 300-ft and 8 lots in length. Consider adding a backyard drainage structure to meet these criteria. 10. Provide storm sewer pipe sizing calculations and plan/profile sheets of all storm sewer pipes. 11. The orifice in the outlet structure for pond 6P is 2” diameter, which will prone to plugging. Consider making this 4” minimum with a trash guard to keep maintenance to a minimum. 12. The P8 output data for device 3P does not show up in the results. Please provide this information. 13. The net area in Overlay District #1 may be less than shown in the stormwater report. To calculate the net area, use the following existing catchments, less the wetland area within each catchment: 1ES, W1S, W2S, WBS, WCS, WDS, WES, WFS, WGS, WIS AND WJS. Please provide a summary table showing the size of each catchment and wetland area, which shows the total net area calculation. SWPPP 1. A SWPPP that meets the requirements of the NPDES Construction Stormwater Permit must be prepared for all construction activity that results in land disturbance of equal to or greater than 1 acre. The SWPPP must be reviewed and approved by the City before an Excavating and Grading Permit is issued. All provisions of the NPDES Construction Stormwater Permit & SWPPP must be adhered to for the duration of the City grading permit. Wetlands 1. The City must review and approve the Wetland Permits Application submitted for this project on 4/14/2017. This submittal is still under review. The Prior Lake City Council will consider approving the Wetland Replacement Plan for the project on June 12, 2017. Any drainage, fill, excavation or other alteration of a public waters or wetlands is regulated by the Wetland Conservation Act (WCA), State Statutes 103G.245 and regulations adopted hereunder. The City is the Local Governing Unit (LGU) under these rules. 2. The local wetland Technical Evaluation Panel (TEP) met at the site to review the wetland replacement plan. The replacement plan is acceptable under the Wetland Conservation Act (WCA), with the condition that the applicant provide a revised application showing updated mitigation plan and site plans. 3. Wetland 1 is one of the highest quality wetlands remaining with the City. With the removal of the pond in Outlot K, there appears to be a new opportunity to provide additional protection for Wetland 1. The proposed layout includes impacting steep slopes and providing a minimum buffer width along the block 9 lots. The retaining wall proposed for this area could be shifted to the back side of the block 8 lots, with these lots and Ferndale Ave shifting to the south and the block 9 lots moving further away from Wetland 1. Minimize grading and tree removal required for trail placement (trail should be moved as far from the wetland edge as possible). Please modify the site layout to increase buffers around Wetland 1 to the maximum extent practicable, as discussed during our most recent review meeting (6/8/2017). 4. Please remove references to onsite wetland replacement from the plan set and update the note on Sheet 15 with the correct wetland bank purchase amount. 5. Buffer strips shall be identified within each parcel by permanent monuments. Please indicate buffer monument sign locations on the plan sheets. A monument shall be required at each parcel line where it crosses a buffer strip and shall have a maximum spacing of 200 feet along the edge of the buffer strip. An additional monument shall be placed at the midpoint of each lot and/or as necessary to accurately define the edge of the buffer strip (considering curvature). A monument shall consist of a post and a buffer strip sign. The signs shall comply with City Plate #203, Wetland Boundary Signs. The signs shall be installed prior to the issuance of a Building Permit and should be shown on the approved plans. Buffer strip signs must be purchased from the City at a cost shown on the latest fee schedule. FINAL PLAT COMMENTS (PLAN SET DATE 6/2/17) General 1. Permits from the Met Council, Minnesota Pollution Control Agency, Scott County, and Department of Health are needed. 2. The only walls to be maintained by the City are the walls located at the entrance of Meadowlawn and CSAH 42 and at the entrance of Rolling Oaks Circle and Trillium Cove. All other walls shall be privately maintained. Please remove private walls from Outlots to be deeded to the City. Storm Sewer 1. The minimum allowed slope on storm sewer is 0.5%. Please revise storm sewer accordingly. 2. The last three pipe joints from the flared end section shall be tied together. 3. Add 3’ sumps to catch basins #99, #109, #121, #128. 4. CB 68 – What will happen at the end of this storm sewer until phase 2 is constructed? 5. FES 154’s invert elevation shall equal FES 98’s invert elevation or vice versa. 6. Storm sewer for Hampton Street flows into the private street drainage system. This storm sewer should be adjusted to flow into the public drainage system. 7. Storm sewer easements should be a minimum of 20 feet in width. For pipe between STMH 69 and CBMH 68 the width should be 30 feet. 8. Stormsewer between CBMH 99 and FES 98 should be at sufficient distance away from the adjacent retaining wall (outside of the 1:1 slope area for the retaining wall footing). Sanitary Sewer 1. The depth of the sanitary is extreme in many areas. In reviewing the plans it appears that three homes are driving the extreme depths (Lot 17 block 1, Lot 16, block 1, and Lot 10, block 1). By changing the house style for these lots, depths could be significantly reduced providing major savings to the developer in overdepth excavation and riser pipe. It should be noted that because of the extreme depth, additional easement or right of way in the deepest areas may be required to provide sufficient area for future repair or replacement. In many other areas the depth of sanitary sewer could be reduced for example at the end of Sweetwater Circle. 2. The depth of the sanitary sewer on Rolling Oaks should consider service to properties to the south. The City is beginning design of Rolling Oaks and can furnish an elevation at the Trillium Cove entrance off Rolling Oaks Circle within the next three weeks. Please show wye locations for Rolling Oaks. 3. Revise note on Sanitary Sewer and Watermain sheets to state, “ALL SANITARY SEWER SERVICES SHALL BE 4” PVC SDR 26 WITH A MINUMUM GRADE OF 2%.” 4. Sanitary sewer pipe between MH-14 and MH-19 shall be DIP Class 52 since the depth is greater than 26’. 5. Sanitary sewer pipe between MH-25 and MH-26 shall be DIP Class 52 since the depth is greater than 26’. 6. Sanitary sewer pipe between MH-22 and MH-23 shall be SDR 26. 7. Add note: Deflection testing for all non-rigid pipes shall be conducted after the final backfill has been in place for 30 days. 8. Add note: Televising of the sanitary sewer is required after testing. A copy of the televising report and tapes must be submitted to the Public Works Department. 9. Add note: The sewer and water service shall be included in the pressure and leakage testing requirements for main lines. 10. When the sanitary sewer mainline is constructed with ductile iron pipe, the sewer services shall be constructed with class 52 ductile iron pipe from main line sewer to the 45 degree bend. Watermain 1. Revise note on sanitary sewer and watermain construction plan sheets to read, “Watermain shall have a minimum of 8 ft of cover.” 2. Show hydrants at standard spacing along Rolling Oaks Circle (450’ spacing required for residential). 3. Specify pipe class of watermain. 4. At the end of Sweetwater Circle, please provide hydrant for flushing of system. 5. Add note: Activation of watermain system shall be performed by City personnel only. 6. Add note stating that all valves and curb stops shall be resilient seal gate valves. Streets 1. Provide striping, street lighting, and signage plans. This should include crosswalk locations. 2. Show pavement sections on street sheets. Geotechnical engineer should verify if City minimum section is sufficient for the roadways for 7 ton design. Meadowlawn should be designed for 9 ton design. 3. Show dimensions for street widths, radii for intersections, right of way widths, etc. Also note locations of B618 curb on radii. 4. Show horizontal curve data on plans. 5. At intersections, the street grade shall not exceed 2.00% for the first 100’ approaching said intersection. The first 100’ is measured from the curb line of the intersected street. 6. At temporary dead ends/cul-de-sacs in stall “Future Through Street” signage. 7. Provide a note on the plans stating that the final date for paving of the bituminous base course and curb placement is November 1st, and final date for paving the bituminous wear course is September 30th and that no paving shall commence prior to removal of seasonal road restrictions. 8. Meadowlawn is a collector street and shall have a minimum width of 36’. Right-of-way should be 66’. 9. Hampton Street shall have a minimum of 55’ of right-of-way since sidewalk is proposed. 10. Sweetwater Circle shall have a minimum of 55’ of right-of-way since sidewalk is proposed. 11. Meadowlawn Trail is a minor collector route and must meet state aid standards and have B618 concrete curb and gutter. Crest curve at station 16 in Meadowlawn Trail shall have a minimum VC of 360’ (K=30). Crest curve at station 24+50 in Meadowlawn Trail shall have a minimum VC of 210’ (K=30). 12. Crest curve at station 13+50 in Hampton St. shall have a minimum VC of 232.5’ (K=30). 13. Please show plan/profile information for the rest of Hampton street to show how roadway system would work tying to Ferndale. Show this future area as light text. 14. Please add plan information for work on CSAH 42 with this final plat plan set. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community & Economic Development Department has reviewed the Final Plat and PUD plans for the subject project with a plan date of 05-26-2017 and we have the following comments. General 1. Development Fees – The following development fees are to be collected prior to recording of any approved final plat: Trunk Water ($6,960/net acre), Trunk Sanitary Sewer ($3,678/net acre), Trunk Storm Sewer ($3,376/net acre), Street Oversize ($5,953/net acre), $9,000 Water Connection Fee, $9,000 Sewer Connection Fee, and a 4% administrative fee and 5% construction observation fee based on the total estimated construction costs (which include landscaping, streets, public trails, and public utilities). 2. Private/Public Agreements – Private Use of Public Property Agreements shall be prepared with Final Plat review for all center island areas. Agreements shall detail the maintenance obligations of the HOA for these features within the public right-of-way. 3. Sidewalk easements – Sidewalk agreements shall be prepared for all public sidewalk areas within private lot areas. 4. Warranty Deeds – Submit draft warranty deeds for future public ownership Outlots with Final Plat application. Preliminary Plat 5. Existing Zoning – List existing zoning as R-1 (Low Density Residential) 6. PUD Zoning Modifications – In addition to other proposed public improvement modifications, the developer requests modifications to the typical R-1 zoning requirements in the following areas: a. Lot size – Min. proposed – 7,559 sq. ft., Min. required (R-1) – 12,000 sq. ft. b. Lot width – Min. proposed – 55 feet, Min. required – 86 ft. c. Side Setback – Min proposed – 5 feet, Min. required – 10 feet d. Front Setback – Min. proposed 20 feet, Min. required – 25 feet e. Rear Setback – Min proposed 20 feet, Min. required – 25 feet Grading Plan 7. Retaining walls – Walls exceeding 4 feet in height will require a building permit application. Date: June 13, 2017 To: Paul Heuer, Pulte Homes From: Jeff Matzke, Planner Subject: Trillium Cove Preliminary Plat and PUD City Project #DEV17-00003 Tree Preservation/Landscape Plan 8. Tree placement – On landscape plan/details plan, indicate placement of all trees a minimum of 10 feet from front property lines within front yards. 9. Center island trees – Maintenance of trees located within center islands will be the responsibility of the HOA. 10. Final tree locations – Tree locations may be subject to change depending on field construction of public/private utilities and maintenance access locations for ponding and utilities.