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HomeMy WebLinkAbout4A PDEV17-000010 - Haven Ridge South - PP and PPUD Report4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: FEBRUARY 8, 2018 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: CONSIDER THE HAVEN RIDGE SOUTH PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT PLAN DISCUSSION: Introduction Winkler Land Company LLC, the property owner, has applied for approval of a Preliminary Plat and Preliminary Planned Unit Development (PUD) Plan known as Haven Ridge South, to be developed as a 32-lot, low den- sity residential subdivision. The subject site is located north of County Highway 42 and east of County Highway 18. History M/I Homes is currently constructing the Haven Ridge residential develop- ment, a 133-lot PUD to the north of this project (approved in 2017). The Winkler Land Company has tentatively reached an agreement to sell the Haven Ridge South PUD, 32-lot subdivision, to M/I Homes as a future phase of the same villa style housing type as are constructed in Haven Ridge. (This public hearing, originally scheduled for January 22, 2018, was can- celled due to inclement weather and rescheduled to February 8, 2018.) Current Circumstances The current proposal calls for a 32-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 and open areas, a large natural gas util- ity easement, and one wetland. The following paragraphs outline the physical characteristics of the exist- ing site, the Comprehensive Plan and zoning designations, and a descrip- tion of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total development site area consists of approxi- mately 11 acres. Topography: This area has varied topography, with elevations ranging from the 980’ MSL along the wetland to 1020’ MSL along the eastern border. 2 Wetlands: One wetland exist on the proposed site. No impacts are proposed to the wetland area. Access: The main access to the site is currently from a single driveway at County Hwy 18. 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 Agricultural (A). PROPOSED PLAN Lots: The development plan calls for 32 detached villa lots to be con- structed of single family housing style. The lot sizes range in size from a minimum size of 5,750 square feet and 50 feet in minimum width. Re- quested PUD modifications to the typical lot minimum sizes and widths are as follows: Min. Lot Area Min. Lot Width Villa Lots 5,750 sq. ft. proposed (12,000 sq. ft. required) 50 feet proposed (86 feet required) Density: Density of the development is based on the net area of the site, which is approximately 2.9 acres. There is a total of 32 units proposed, for an overall density of approximately 4.4 units per acre. Building Setbacks: The developer requests PUD modifications to the building setbacks as follows: Parks / Trails: The developer proposes to construct a trail section from the future neighborhood park which will lie southeast of the site through the eastern part of Haven Ridge South and along Wildflower Way to con- nect with the regional trail that is proposed under the overhead power lies north of the site. Tree Replacement: There are many significant trees on this site, partic- ularly in the east half of the site. Due to the need to install street and public utility connections throughout the ever-varying existing topogra- phy, 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 150 trees (510 inches) of replacement on the private lots and outlots. Villa Lots Required (R-1 Zoning) Proposed Front 25’ 20’ Side 10’ 4’ Rear 25’ 20’ 3 Access/Street: The developer proposes to connect streets to the exist- ing Haven Ridge neighborhood (Wildflower Way) as well as future con- nections to the south. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be extended from the Haven Ridge Development project. Funds for the removal of the temporary lift station that was installed as part of the Haven Ridge Development will be submitted as part of the development agreement for Haven Ridge South. This lift station will be removed when a gravity line is installed sometime in the future with development of the large property east of Hwy 18. Grading / Storm water: The developer proposes to direct all storm water to the single pond at the southwest corner of the site near the wetland. The City and developer have discussed the City Engineering Dept. com- ments related to storm water and grading at length and have determined a way to address these issues in future plan revisions. Home Owner’s Association: The developer proposes the creation of a home owner’s association which will incorporate the commitment to higher quality architectural materials with association maintained land- scaping. The developer will commit to the use of architectural standards including stone, brick, stucco, and lap siding, non-monotony standards, accent design features, and landscaping standards that are in addition to the city standards for architectural design. Fees and Assessments: This development will be subject to the stand- ard development fees, including park dedication and trunk street and util- ity service charges. Conclusion City staff and the developer have discussed their development plan, the main City comments and concerns from the first City Staff plan review. City staff believes the developer is identifying unique PUD benefits within the site, including the preservation of open space, mix of life cycle hous- ing types, and a trail looping connection that will be installed by the de- veloper and maintained by the local home owner’s association (HOA) even though it will be considered a trail for public use. As noted in the attached staff memorandums, the developer must refine the development plans to assure compliance with the Public Works De- sign Manual requirements and City Zoning Ordinance. The City Staff feels these comments will not drastically alter the design of the develop- ment plan or preliminary plat. Therefore, City staff does advise the Plan- ning Commission to consider approval of the Haven Ridge South Prelim- inary Plat and PUD Plan with the following conditions: 1. The developer shall revise the plans per the January 9, 2018 City Engineering & Public Works Department Memorandum. 2. The developer shall revise the plans per the January 3, 2018 City Community Development Department Memorandum. 3. The developer shall obtain a grading permit from the City Engi- neering Department prior to any grading or tree removal on the site. 4 4. 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. The overall net housing density remains low (4.4 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 Haven Ridge South 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 with open space areas. (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses. The proposed PUD plan provides over 20% of open space on the site. (3) Create a sense of place and provide more interaction among people; The PUD plan proposes a trail behind the lots on the east side which will lead to the local neighborhood park. The continuity of architectural styles within the housing units and common maintenance of the landscaped areas by the home owner’s association (HOA) will provide a sense of place throughout the development. (4) Increase transportation options, such as walking, biking or bussing; The plan includes a trail that will connect to the regional trail system which extends to Hwy 18, the existing regional trail in Savage, and a future connection to the residential areas and parkland to the south. (5) Provide opportunities for life cycle housing to all ages. The PUD plan includes a villa housing type that generally appeals to entry level home owners as well as retirees or senior demographics. (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 will provide the next public street link to a future connection to 138th Street NE (the local collector road in the area). (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. 5 The PUD incorporates preservation of natural open space around the proposed trail. (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 corridor connection to the south residential development and neighborhood park. This trail, while public in nature, will be added to the maintenance schedule of the local home owner’s association (HOA). (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 use. The developer and home owner’s association (HOA) will commit to the use of architectural standards including stone, brick, stucco, and lap siding, non-monotony standards, accent design features, and landscaping standards that are in addition to the city standards for architectural design. ALTERNATIVES: RECOMMENDED MOTION: 1. Motion and a second to approve the Preliminary Plat and Preliminary Planned Unit Development Plan for Haven Ridge South subject to the listed conditions, or others that may be added or modified by the Plan- ning Commission. 2. Motion and a second to deny the Preliminary Plat and Preliminary Planned Unit Development Plan for Haven Ridge South based upon findings of fact. 3. Motion and a second to table this item to a future Planning Commis- sion meeting and provide the applicant with direction. Alternative #1 ATTACHMENTS: 1. Location Map 2. Development Plans – November 29, 2017 3. Applicant Narrative 4. Engineering/Public Works Dept. Memorandum – January 3, 2018 5. Community Development Dept. Memorandum – January 9, 2018 Scott County GIS Ü Haven Ridge SouthPreliminary PUD Location Map UPPER PRIOR LAKEGD (904) SPRING LAKEGD (912.8) LOWER PRIOR LAKEGD (904) PIKELAKE NE(820.5) MYSTICLAKE NE HAASLAKE NE(907.3) BLINDLAKE RD(948.7) ARTICLAKE NE(906.7) MARKLEYLAKE RD( ) HOWARD LAKENE (957.3) CRYSTAL LAKENE (943.3) RICE LAKENE (945) CLEARY LAKENE CAMPBELLLAKE NE(Not Estab.) Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY Stormwater Pond Wetland Wi l d o w e r W a y Ke n s i n g t o n A v e n u e N E 1 3 8 t h S t r e e t W Cr e s t A v e n u e N E Stormwater Pond Stormwater Pond Stormwater PondStormwater Pond Wetland Infiltration Basin Infiltration Basin Crownline Drive NE Cr o w n l i n e D r i v e N E Future City Park Stormwater Pond Infiltration Basin Wetland 13 14 15 63 62 61 60 16 17 18 19 20 59 58 57 56 55 54 53 21 22 23 24 25 26 27 28 29 30 31 3252 42 43 44 45 46 51 50 49 48 47 33 34 41 40 39 38 35 36 37 77 78 79 80 81 82 83 84 85 86 87 88 89 103 102 101 100 90 91 92 99 98 93 94 95 96 97 124 123 122104 105 106 107 108 01 02 03 04 05 06 07 08 09 10 11 12 73 72 71 70 69 68 67 66 65 64 109 110 111 112 113 114 115 116 117 118 119 120 121 127 128 129125 126 130 131 132 133 Haven Ridge  Villa 50’ LotPrior Lake, Minnesota Villa 60’ Lot SF 65’ Lot SOGLO SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG LO LO SOG LO SOG SOG SOG LO LO SOG SOG LO SOG SOG SOG SOG SOG WO SOG SOG WO WO LO SOG SOG SOG SOG SOG SOG SOG SOG = Slab Villa WO = Walkout Basement LO = Lookout Basement FULL = Full Basement Pa r k i n g Model WO WO LO FULL FULL FULL FULL LO FULL FULL WO WO LO FULL LO WO WO LO LO LO FULL FULL FULL LO LO LO LO WO FULL FULL FULL LOFULL FULL FULL FULL FULL FULL WO WO WO WO WO LO LO WO WO WO WO WO FULL FULL FULL FULL FULL FULL Model FULL SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG SOG LO SOG SOG SOG WO LOSOGSOG LO WO LO FULL/ LO SOG LO FULL/ LO SOG SOG HAVEN RIDGE SOUTH Dixon Property - Prior Lake, MN Planned Unit Development (PUD) Benefits Winkler Land Co, LLC is requesting a Preliminary Plat and Preliminary Planned Unit Development Plan for Haven Ridge South. Haven Ridge South is approximately 11 acres and includes 32 lots and two oulots, one of which will be held for future development. The property is located at 13625 Crest Avenue NE south of the Haven Ridge development and north of the Chadwick property and Summit Preserve. PUD Benefits The plat is proposed to be an extension of the Villa Homes that M/I Homes is building in the Haven Ridge plat. M/I Homes will be the exclusive builder of the homes and it is planned that these homes and neighborhood will be added to the same association as the Villa Homes in the Haven Ridge neighborhood. Life Cycle Housing The Villa Homes are part of the life-cycle of homes and bring a new product type to the City of Prior Lake. The Villa Homes are single family homes with association maintenance of yard areas and snow removal. These homes meet the increasing demand for one-level living with association maintenance. Villa Homes provide the benefits of a single family home, with all the conveniences of a townhome. The association maintenance of lawn areas and snow removal provides the homeowner with the freedom to travel, own a winter or summer home, or more time for recreation. Haven Ridge South homeowners may select "ale-carte" services through the homeowner association, such as gutter cleaning, spring and fall clean-up, and other services to assist in the upkeep and maintenance of the outdoor spaces. Landscaped Yards Since the Villa Homes yards are proposed to be maintained through an association, landscaping of the yards has been proposed. The plantings are a key way to beatify the neighborhood and keep a similar appearance as the Haven Ridge neighborhood, but yet keep unity in the appearance throughout the neighborhood. Additional landscaping has been proposed along the trail connection within the plat. Trail Connection Within the Haven Ridge plat a regional east/west trail was planned for connecting the Savage border to County Road 18. A trail section was also planned heading south to the proposed city park being proposed at the corner of the Summit Preserve and Haven Ridge plats. As a PUD benefit of Haven Ridge South, a trail loop is being proposed from this trail through Haven Ridge South and north along Wildflower Way. This trail will serve as a loop for this entire area and is a added benefit to the PUD. HAVEN RIDGE 1ST ADDITION HAVEN RIDGE FUTURE ADDITION PUD - VILLA SETBACKS FRONT 20' SIDE 4' LIVING 4' GARAGE CORNER @ ROW 20' REAR 20' LOW FLOOR 2' + HWL 3' + 100-YR B-B (LANDLOCKED) LOW OPENING 2' + EOF HWL 30' TABLE 6.3 - CITY OF PRIOR LAKE PUBLIC WORKS DESIGN MANUAL PLSLWD BUFFER, SETBACK, AND NO-GRADE MATRIX BUFFER REQUIREMENT AVERAGE BUFFER WIDTH (FT) MINIMUM BUFFER WIDTH (FT) MINIMUM NO-GRADE ZONE (FT) FOUNDATION SETBACK FROM BUFFER (FT) EXCEPTIONAL 30 20 10 20 HIGH 30 20 10 20 MEDIUM 30 20 10 20 LOW 30 20 10 20 WETLAND 3W 00-ENG-115111-SHEET-SITE 5PRELIMINARY SITE PLAN 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 c 13OFHAVEN RIDGE SOUTH PRIOR LAKE, MINNESOTA WINKLER DEVELOPMENT 10519 165TH STREET WEST 11-29-2017 NAP NCR Name Reg. No.Date Revisions 1. Date Revision Date Designed Drawn 2017 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 47504 11-29-2017 Brian N. Molinaro LAKEVILLE, MINNESOTA 55044 HAVEN RIDGE 1ST ADDITION HAVEN RIDGE FUTURE ADDITION PUD - VILLA SETBACKS FRONT 20' SIDE 4' LIVING 4' GARAGE CORNER @ ROW 20' REAR 20' LOW FLOOR 2' + HWL 3' + 100-YR B-B (LANDLOCKED) LOW OPENING 2' + EOF HWL 30' 00-ENG-115111-SHEET-GRAD 6PRELIMINARY GRADING PLAN 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 c 13OFHAVEN RIDGE SOUTH PRIOR LAKE, MINNESOTA WINKLER DEVELOPMENT 10519 165TH STREET WEST 11-29-2017 NAP NCR Name Reg. No.Date Revisions 1. Date Revision Date Designed Drawn 2017 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 47504 11-29-2017 Brian N. Molinaro LAKEVILLE, MINNESOTA 55044 HAVEN RIDGE 1ST ADDITION HAVEN RIDGE FUTURE ADDITION 00-ENG-115111-SHEET-SSWR 11PRELIMINARY SANITARY & WATERMAIN PLAN 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 c 13OFHAVEN RIDGE SOUTH PRIOR LAKE, MINNESOTA WINKLER DEVELOPMENT 10519 165TH STREET WEST 11-29-2017 NAP NCR Name Reg. No.Date Revisions 1. Date Revision Date Designed Drawn 2017 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 47504 11-29-2017 Brian N. Molinaro LAKEVILLE, MINNESOTA 55044 00-PLAN-115111-SHEET-LAND L1LANDSCAPE PLAN c OFHAVEN RIDGE SOUTH PRIOR LAKE, MINNESOTA WINKLER DEVELOPMENT 10519 165TH STREET WEST 11-29-2017Name Reg. No.Date Revisions 1. Date Revision Date Designed Drawn 2017 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS LAKEVILLE, MINNESOTA 55044 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 1 TML TML Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: January 9, 2018 To: Community Development From: Nick Monserud, Assistant City Engineer Pete Young, Water Resources Engineer Subject: Haven Ridge South (Project #DEV17-000010) The Public Works Department has reviewed the preliminary plat for the subject project with a draft plan date of 11/29/17 (Received 12/6/17) 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 (PWDM). 2. Permits from the Met Council, Minnesota Pollution Control Agency, Scott County, and Department of Health are needed. 3. City Project #DEV17-000010 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 datum information on the survey sheet. 6. Driveways may not be wider than 24’ at right-of-way. Please revise driveways accordingly. 7. The City will require an escrow for the de-commissioning of the lift station at the corner of CSAH 18 and Crownline when the property to the West develops. Grading 1. Provide name of company, contact person, and emergency phone number for person responsible for erosion and sediment control implementation and maintenance. 2. Retaining walls over 4’ in height will require a retaining wall permit from the City. They must be designed and reviewed by a Structural Engineer. 3. Show slopes for maintained areas at no more than 4:1, unmaintained at 3:1. Areas that are shown or seem steeper than 3:1 include: Lots 2 and 3 block 3. 4. Raise lots 9 and 10 of block 1 so the low opening is 2’ above the EOF. 5. Please move retaining walls to private property to be maintained by the HOA. Utilities 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regarding the utility plans that were submitted with the preliminary plat. 2. In order to remove the sewer and watermain crossing at station 6+50 and maintain 10’ of separation, it would be beneficial to flip the watermain and storm sewer main to the opposite sides of the road. Please revise accordingly. 3. Provide utility plan and profile sheets. Streets 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regarding the street plans that were submitted with the preliminary plat. 2. Provide street and storm sewer sheets. 3. Provide geotechnical analysis report for soil borings in the project area. Show soil boring locations on all plan sheets. Hydrology and Stormwater Management 1. HydroCAD model comments: a. Model must be revised to reflect the filtration design. The model currently takes credit for infiltration, and this infiltration (exfiltration) is applied over the wetland surface. b. Wetlands may be used for rate control subject to City approval. The alternate standard for wetland rate control is 0.05 cfs/net tributary acre (discharge leaving the wetland) for the 2-year storm event. The 10-year and 100-year events are subject to the Prior Lake Outlet Channel requirements of 0.25 cfs/net tributary acre. These requirements are not met with the current design. See PWDM Section 4.2 for additional details. c. If rate control requirements are met at the point of discharge from pond 4000P the wetland rate control requirements are not applicable; this would be preferred over using Wetland 3W for rate control as currently proposed. d. The drainage area that includes CSAH 18 was not taken into consideration. Please update the model to include the CSAH 18 drainage area and existing Scott County stormwater infrastructure under both existing and proposed conditions. Scott County will need to approve any changes to infrastructure within their ROW or easements and any modifications that may impact downstream infrastructure. e. A detail HydroCAD review will take place with a revised submittal that addresses the bold comments above. 2. Street B should be shifted to the east to allow for future expansion of the stormwater basin; as currently shown, Street B would restrict future stormwater BMPs on the property to the south. 3. OHWL of Wetland 3W should be 979.5 based on the detail for OCS-3W on Sheet 10. 4. FES 3W-1 should have an invert of 979.5 or be fully submerged to provide skimming. 5. FES-4000B should be at 979.50 to match the Wetland 3W OHWL. 6. Elevations for OCS-4000 on sheet 12 do not match the detail on Sheet 10. 7. FES-4001 should match the OHWL elevation of the stormwater basin (elevation may be revised based on comment above). 8. The outlet pipe to OCS-4000 appears that it will be sticking out of the ground once pipe thickness is figured in. 9. The draintile for the filtration area will not work as shown based on elevations. Filtered water will not drain out of the pond area into the wetland. Filtration shelf designs typically have a weir wall within the structure and draintile enters on the downstream side. Detail for OCS-4000 should show location of the draintile. 10. Include additional design information and a detail for the volume control BMP that meets Minnesota Stormwater Manual requirements. Filtration design requirements are listed under Bioretention. Detail review of the BMP design will take place with a revised submittal. 11. CBMH-4003 must include a 3’ sump to provide pre-treatment prior to discharging to the stormwater BMPs. 12. Show or define access routes for maintenance purposes to all inlets and outlets at ponding areas (must be maximum of 8% grade, 2% cross slope and 10’ wide). 13. There may be opportunities to expand stormwater treatment at the site and provide additional PUD benefits. It may be possible to divert some stormwater to Outlot B (elevation may limit this, however). Expanded stormwater BMPs could be considered as well but this would require lot adjustments. Please consider providing stormwater-related PUD benefits for this project. SWPPP 1. NPDES construction site permit will be required for this project. Please submit a SWPPP that meets all current NPDES requirements. The City must approve the SWPPP prior to grading permit approval. 2. Provide a note stating that perimeter/downslope sediment control BMPs will be installed by the contractor and inspected by the city prior to site work commencing. 3. Install erosion control BMPs on slopes greater or equal to 3:1 immediately after finished grading. 4. Drainage areas over 5 acres must have a temporary sediment basin. Design should follow NPDES SWPPP requirements. Wetlands 1. Wetland impacts are proposed for Wetland 4W. All Wetland Conservation Act (WCA) procedures must be followed. A WCA application (Replacement Plan) and Notice of Decision are required before any wetland impacts may occur. 2. The average wetland buffer must be at least 30 feet. The plans show a 20-foot buffer around most of the wetland. Please document (figure or calculations) that the 30-foot average buffer requirement will be met. Areas below the HWL of the adjacent stormwater basin cannot be used in the buffer averaging calculation as that area is part of the stormwater BMP. 3. Sheets L1 and T1 show a hatched feature near Wetland 3W and the adjacent stormwater basin. This feature appears to be an access for the basin. Installation of a paved or gravel access in this area would conflict with the wetland buffer seeding shown on Sheet 8 and could impact buffer calculations. 4. Add wetland details, including functional classification, OHWL, HWL, and EOF, to all plan sheets. 5. Wetland buffer hatching should be shown on all plan sheets and in the legend. 6. Wetland buffer monument locations should be shown on the plans. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community & Economic Development Department has reviewed the Preliminary Plat and PUD plans for the subject project with a plan date of 11-29-2017 and we have the following comments. Comments highlighted in bold text are of particular concern: General 1. Development Fees – The following development fees are to be collected prior to recording of any approved final plat: Park Dedication of 32 unit(s) at $3,750 per unit, 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. Neighborhood Meeting – City Staff encourages the developer to hold a neighborhood meeting prior to the public hearing of the project to assist neighboring property owners in the knowledge of the project. 3. Gas Easement - Submit copy of gas easement document #203910 for City Staff reference. 4. Phasing plan - Provide tentative phasing plan if any for City Staff reference. (Final phasing plan to be presented with Final Plat/Final PUD application.) 5. Ghost Plat - Submit ghost plat indicating lot areas along with the shown potential street connections through adjacent property to the south. PUD/Site Plan/Landscape Plan 6. PUD Benefits - Submit additional information related to the PUD benefits offered though this development proposal that are above and beyond the required public improvements. These benefits could include additional trail construction beyond requirement, public trail/park features and improvements, contributions to utility or street oversizing cost, contribution to park improvements above requirement, architectural design above typical requirement, etc. Developer has identified architectural design as PUD benefits; however, City Staff recommends additional PUD benefits be considered by the developer. 7. PUD modifications – The developer requests modifications to the typical R-1 zoning requirements in the following areas: a. Lot size – Min. proposed – 5,750 sq. ft., Min. required (R-1) – 12,000 sq. ft. Date: January 3, 2017 To: John Anderson From: Jeff Matzke, Planner; Subject: Haven Ridge South Preliminary Plat and PUD City Project #DEV17-000024 b. Lot width – Min. proposed – 50 feet, Min. required – 86 ft. c. Side Setback – Min proposed – 4 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 8. Outlot B – It is assumed that Outlot B appears to be planned for future private lot development. Could this area be utilized for possible storm water PUD benefits? For details please contact Pete Young, Water Resources Engineer at 952-447-9831.