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HomeMy WebLinkAbout10A - Maple Glen 3rd Addn. MEETING DATE: AGENDA #: PREPARED BY: APRIL 17, 2006 10A DANETTE M. MOORE, PLANNING COORDINATOR AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS MAPLE GLEN 3rd ADDITION DISCUSSION: Introduction Tollefson Development has applied for preliminary plat approval of a development to be known as Maple Glen 3rd Addition on the property located south of Trunk Highway 13 (Maple Glen 2nd Addition), north of 180th Street, and west of Wedgewood Lane. Historv The Planning Commission conducted a public hearing on this request on February 13, 2006 (minutes attached). The Commissioners continued the public hearing and requested the developer submit revised plans and information addressing necessary plat modifications and drainage questions. On March 27, 2006 the Planning Commission considered modified plans and closed the public hearing (minutes attached). The Planning Commission recommended approval of this preliminary plat subject to the following conditions: 1. A Wetland Replacement Plan application, along with a wetland delineation report, must be submitted to the City for review and permitting prior to any grading on this site. The plan must be consistent with the requirements of the Subdivision Ordinance. 2. The comments in the City Engineer's memorandum, dated March 7, 2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. 3. Provide a copy of the approved Watershed District permit for this site prior to any grading. 4. Provide a revised reforestation plan demonstrating how tree replacement requirements will be met. 5. Provide a revised landscaping plan that provides at least two front yard trees per lot and at least two trees per frontage on corner lots. L.\05 FILES\05 SUBDIVISION\05 PRELlM"tYrY6"~~~t\q.~tfieereDort.doc Phone 952.440.9675 / Fax 952.440.9678 Current Circumstances The proposed preliminary plat consists of 28.86 (net) acres to be subdivided into 52 lots for single family dwellings. The following analysis identifies the physical characteristics of the site. Total Site Area: The total site area consists of 29.69 (gross) acres. There are 0.83 acres of wetland on the site, creating a net acreage of 28.86 acres. Topoaraphv: This site has varied topography, with elevations ranging from 964' MSL at the southwest corner of the property to 996' MSL at the north central portion of the project site. Veaetation: There are several stands of significant trees on this site, particularly in the northern portion of the project. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: The project site contains 36,361 sq ft of wetland. The plans indicate that 1,600 square feet of the wetland in the northwest corner of the project will be filled. A mitigation plan must be approved prior to any fill on the site. All wetland delineations will need to be verified in the spring. Access: Access to the site is from Sunray Boulevard, originating at Trunk Highway 13, north of the site, through the Maple Glen 1 st/2nd Addition developments and from 180th Street to the south. 2020 Comprehensive Plan Desianation: This property is designated for Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. Zonina: The site presently is in the R-1 Zoning District (Low Density Residential). The R-1 district is consistent with the proposed R-UMD designation. This district permits a maximum density of 3.6 units per acre. The density (net) for the proposed plat is 1.80 units per acre. Shoreland: The site is located west of Rice Lake. The eastern portion of the project is within the Shoreland District. This portion of the project is subject to all Shoreland requirements. The proposed plat will meet the Shoreland requirements. PROPOSED PLAN Lots: The preliminary plat consists of 52 lots for single family dwellings and one outlot. The lots range in size from 12,694 square feet to 94,805 square feet (existing dwelling site). L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAl\Maple Glen 3rd\CC report.doc 2 Streets: This plan proposes four new public streets. Sunray Boulevard is the primary access point off of Trunk Highway 13, through the Maple Glen 1st and 2nd Additions. Sunray Boulevard extends north to south to 180th Street and serves as the main collector street within the development. Malcom Court is a cul-de-sac that extends approximately 475 ft to the west from Sunray Boulevard. Winfield Way extends west from Sunray Boulevard and is approximately 550 ft in length. James Court is a cul-de-sac that extends from to the west from Sunray Boulevard and is approximately 200 ft. Adjacent to James Court, east of Sunray Boulevard, a 100 foot street stub has been provided to allow for a possible roadway and utility extension to the properties southeast of the development, if they should choose to develop in the future. The developer has been working with the Spring Lake Township Board and agreed to provide a pavement overlay for 180th Street for the portion of the road that borders the project and extends to Fairlawn Avenue (to the west). After evaluating any future grading needs for the area (to assure safe visibility), the City will complete the pavement overlay up to Wedgewood Lane. This work will be done as part of this project; details will be outlined in the Development Contract. SidewalkslTrails: The plan includes an 8 ft bituminous trail extending north to south along the east side of Sunray Boulevard. In addition, a 5 ft sidewalk will extend along the west side of Sunray Boulevard, and on the south side of Winfield Way. Parks: Section 1004.1000 of the Subdivision Ordinance requires 10% of the net area of the site for parkland dedication. The net area for the project is 28.86 acres, which would require 2.89 acre park. The site benefits from an adjacent 4.9 acre park located to the north in Maple Glen 1st and 2nd Additions. The developer will be required to make a cash dedication in lieu of land. Sanitary SewerlWater Mains: Sanitary sewer and water mains will be extended from the north in Sunray Boulevard rig ht-of -way. Storm Sewer: The majority of the site will have storm sewer directed to Sunray Boulevard, which will drain to a pond located in the southwest corner of the project. The City and the Prior Lake/Spring Lake Watershed District will need to review the proposed design prior to Final Plat approval. Densitv: The plat proposes 52 single family lots. Density for this development is based on the R-1 district maximum allowed density of 3.6 units per acre and 2.0 units per acre within the Shoreland area. The minimum lot area and lot width in the R-1 district is 12,000 sq. ft. and 86 ft at the front building line. All lots within the Shoreland area will be required to have L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Maple Glen 3rd\CC report. doc 3 a minimum lot area of 20,000 sq. ft. and a 100 ft lot width. The proposed plat will meet these requirements. Setbacks: In the R-1 Use District, the minimum front and rear yard setbacks are 25 feet. Side yard setbacks are required to be a minimum of 10 feet. The proposed setbacks will meet or exceed the R-1 requirements. LandscaDinQ: The Subdivision Ordinance requires two front yard subdivision trees per lot. Corner lots require at least four trees. The plan must be revised to add an additional front yard tree to three of the lots to meet the minimum of at least two front yard trees per lot. The developer will be required to provide security (e.g., letter of credit) for required landscape plantings as part of the development contract. DrainaQe: The developer has submitted modeling showing that the proposed ponding will meet City requirements. The applicant will need to have an approved Prior Lake-Spring lake Watershed District permit to any grading on the site. Tree Replacement: The applicant has submitted an inventory identifying 5,586 caliper inches of significant trees on the site. The Zoning Ordinance allows up to 25% of the significant caliper inches to be removed for road and utility purposes, and up to 25% for building pads and driveways. The number of significant inches removed over and above these percentages must be replaced at a rate of a 1/2 caliper inch for each inch removed. This plan proposes to remove 23.3% of the caliper inches of significant trees for roads and utilities, and 25.7% for building pads and driveways. The tree inventory will need to be revised to confirm which trees will be impacted by future grading. The revised plan will need to meet the required tree replacement. In addition, a Letter of Credit will be required as part of the development contract for the replacement trees. The developer will need to submit a reforestation plan demonstrating how tree replacement requirements will be meet. Conclusion The preliminary plat application will comply with relevant ordinance provisions and City standards, provided all the conditions of approval are met. ISSUES: The applicant proposes to subdivide the property to allow 52 single family dwellings. All of the proposed lots conform to the R-1 minimum requirements and will not exceed 3.6 units per acre in density. In addition, all the lots within the Shoreland District will not exceed a density of 2.0 units per acre. The overall layout of the plat appears appropriate, given the constraints of the wetland areas and the Shoreland District. L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Maple Glen 3rd\CC report.doc 4 FINANCIAL IMPACT: ALTERNATIVES: RECOMMENDED MOTION: There is no budget impact as a result of this action. Approval of the project will facilitate the development of the area and increase the City tax base. The City Council has three alternatives for action on the application: 1. Adopt a resolution approving the Preliminary Plat for this development subject to the listed conditions, with the finding that the preliminary plat is consistent with the intent and purpose of the Zoning and Subdivision Ordinances. 2. Deny the Preliminary Plat on the basis that it is inconsistent with the purpose and intent of the Zoning and Subdivision Ordinances and/or the Comprehensive Plan. In this case, the Council should direct the staff to prepare a resolution with findings of fact based in the record for the denial of these requests. 3. Defer consideration of this item and provide staff with specific direction. The staff recommends Alternative #1. This action requires the following motion: . A motion and second adopting a resolution approving a Preliminary Plat to be known as Maple Glen 3rd Addition, subject to the listed conditions: 1. A Wetland Replacement Plan application, along with a wetland delineation report, must be submitted to the City for review and permitting prior to any grading on this site. The plan must be consistent with the requirements of the Subdivision Ordinance. 2. The comments in the City Engineer's memorandum, dated March 7, 2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. 3. Provide a copy of the approved Watershed District permit for this site prior to any grading. 4. Provide a revised Tree Inventorynree Preservation Plan that demonstrates how tree replacement requirements will be met. 5. Provide a revised landscape plan showing two front yard subdivision trees per lot and four front yard subdivision trees per corner lot. 6. All signage shall require a sign permit. L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Maple Glen 3rd\CC report. doc 5 7. The final plat shall be submitted within 12 months of City Council approval. EXHIBITS: REVIEWED BY: 1. Preliminary Plat Resolution 1 D6-XX 2. Location Map 3. Preliminary Plat and Plans 4. E... ngineering Dep[.a men! Memorandum 2001 ; Frank Boyle . C Y anager dated March 7 I L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Maple Glen 3rd\CC report.doc 6 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 06-xx A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "MAPLE GLEN 3RD ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN. WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, Motion By: Second By: The Prior lake Planning Commission conducted public hearings on February 13, 2006 and March 27, 2006, to consider an application from Tollefson Development, Inc. for the preliminary plat of Maple Glen 3rd Addition; and Notice of the public hearing on said preliminary plat has been duly published and posted in accordance with the applicable Minnesota Statutes and Prior lake Ordinances; and All persons interested in this issue were afforded the opportunity to present their views and objections related to the preliminary plat of Maple Glen 3rd Addition for the record at the public hearing conducted by the Planning Commission; and The Planning Commission and City Council have reviewed the preliminary plat according to the applicable provisions of the Prior lake Zoning and Subdivision Ordinances and found said preliminary plat to be consistent with the provisions of said ordinances; and The Prior lake City Council considered an application for preliminary plat approval of Maple Glen 3rd Addition on April 17, 2006; and The City Council has the authority to impose reasonable conditions on a preliminary plat. 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 preliminary plat of Maple Glen 3rd Addition is approved subject to the following conditions: a) A Wetland Replacement Plan application, along with a wetland delineation report, must be submitted to the City for review and permitting prior to any grading on this site. The plan must be consistent with the requirements of the Subdivision Ordinance. b) The comments in the City Engineer's memorandum, dated March 7,2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. c) Provide a copy of the approved Watershed District permit for this site prior to any grading. d) Provide a revised Tree InventorylTree Preservation Plan that demonstrates how tree replacement requirements will be met. R\Agenda Reports\A,pril 2006'Mapie ResoiMMlVOeMYofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 e) Provide a revised landscape plan showing two front yard subdivision trees per lot and four front yard subdivision trees per corner lot. f) All signage shall require a sign permit. g) The final plat shall be submitted within 12 months of City Council approval. PASSED AND ADOPTED THIS 17TH DAY OF APRIL, 2006. Hauaen Hauaen Dornbush Dornbush Erickson Erickson LeMair LeMalr Millar Millar YES NO Frank Boyles, City Manager R:\Agenda Reports\April17 2006\Maple Glen 3rd Resolution.DOC Maple Glen 3rd Addition Location Map ./' ~ LLI \ ~ "'0 -[( > al U~;~ ~ '- i\ t: ::J en Ma pie Drive L Maple Glen 3rd Addition Q) t: t\:l -I "'0 0 ~ ~ "'0 Q) ~ 1 RO th II N j f ~ . 'i . ~ i $ .1 j ~ i ~ r !. I'" ." !a Iii nn;u ~"6 ,!.,!.,!.,i,,\,,!. ...Et~~~; ;>~, '., ,.' I ~~~~:~~::.m~_. .')1 . (:1 _'lII.[IN'oI[IITa-.o lUIIMlIlEl.-.O ~~- lU_ :::; ,__.w.~.! "'" 'I; ! " ", " ". "/; DETAIL: CBMH28 AND OUTLET WEIR ",:?:T -~_:-o- c::;;~,u~..;.~~~c;~;~;i?~ __~.::._. ____ - --.,.. --'f--~' '. d~~_-~"""-__-o__~ 'I" . , . ~ ------------------ -----~.~: ~1;;6%j~ ~fff;~~:~~I~,~.,~:-,:.: .,' j..( -- " , \~/ ~~-' -. .:.:~ ,,(LI~;!., " ':(;: /_n;'~~"~ '_n_':~:" -- r.:__~=- ~ " t..'/,'~~/I-~ :',' :~:, : /' /- ,,~,.__L;---------~~--.:r / SECTION: STORJlWATER POND OUTLET PROFILE MAPLE GLEN 3RD ADDITION CIty Df Pd", Lake Scott County, MinnesDta CITY PRO.IECT NO. tHI428 GENERAL GllA1JING NOTIIS: 1.) ~~B~~FfvOM~t~TION ~ BY HEllUJNO EHGINEERING. 2.) EXISlING UllUTY lOCATIONS AS-PER PlANS PRO'I/lDED BY aTY OF PRIOR I..AkE AND F1ELO ~FlEO BY HEOl..JJfCl ENGINEERING. 3.) INSTALl., WAIoITAIN AND REPAIR SIlT FDlClHG. ROCK CONSTRUCTION =:;r~~~{~~~J:-E~~~~~PI.E1Ell. LlIGEND: .....----- EXISTING CONTOUR EXISTING GRADE ELEVATION EXISTING TREt UNE ElClSDlG 1REE EXlSllNG SlCRY SEWER EXISTING f"EHC:( PRQPOSED CONTOUR PROPOSED ~w SE\IIIER PROPOSED GRADE RETAINING WAlL WETlAND SETBACI<S DENOTES ,t,S-BW. T GRADE o -51-5T- ----- J J o@)> -SBl- ~ .. DEMOlB wrn>>lO WARKER TOTAL DISTRUBED AREA - 28.8/ ACRES TOTAL IMPIIRVIOUS SURFACE - 8.26 ACRlIS ~~ SED llA5IMlIrnlEEII nLVA_lIMOAND il70_1W ~ SEEllIA'OURE W2Al40IUUIS/AClll !I!!ILTRATION TRENCH ADJACENT TO POND !!!!. WETLAND OUTLET STRUCTURE PRELIMINARY i NOT FOR CONSTRUCTION i 1~_~ Scale 1" 1 00' . 'i ~~, ~lt Hi. E_ i liB . 'J~ <. . jl ~~ ~~~ · ''1'- · ~r!; ~ Jlj~ ~- -- . ;gg ~ t . ~; ::s ~I il g ~E~~ !,g ~~"'~ ~ ~ I~ii~ i ...... '"wf~ i ~ 5~ ~ <;Iii! ~ ~~ ~ :ile S. ~~ ~!h !:Ill; :t:PI~ tlju ~<c:'::' aQf5 ~~:'i~ ...~ !'H.e <il ~-t. ~ <> e~:;l :.c;o ..:::;;;~...r ~;:. ...~..;::::;!:t :.;:.~ ~~f~ ,O...,~l~~ ~~ J~';:'::; ~~ ,,;; \, ' ,,;;,..,,4(/81# cr'''''' .....J"'~ -- I I UP" " .-- ..- ,.. .,. 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'\ ....'"!Ii~ ,...~~ ~ is'".t..~ Qtt\\t ~'a \I~ Q~ ~ " l~C3\<<i\\\\\~i C'i ell ~b' 'J ~ \ 1\ ...~ ,/",./ \ \...,../(,.. ,0 _...-'--\" " J. ~/ "r~ \ -- - , ~ ~~ <(b~ Zi _In 2~i1 :iO w~ ~~ 0.% g ... ~ ~ ~ \:-0 Q ~ 1 II ~ ~1 \:-01 ~g I ~ \\\~~'\ ~~ 1 ~ ~ .. \ > In. .. ! i \ H 0 ~ \ '1\\\\ ~ ~ ~ ~) \ \ \ ~~ ~ / ~ -=-...... ,/- ,/ _::---:_~.::::/- - -' ~ p '__ // ( ~ /\ 1 ~\\j{ \~/ _/ / I / I, ,. II I I ,/ / I \\II~\\1 \, I /-/ / / ~ ,\ \\ \ ; /:..:;: // _/1 I~ " ,1(\ I (T /,/ .1\\ ,,,I \ \ \ / / / \' \,VII \ I 1\ I-----(L------:;-"---- ( I ,\ \ I \--\..-~_-r---z::--: ..iL~' \1 _ y _ '-' __ -..,...,1.. \'-~ ,I J -, \ \ \ , '--, \ \--""\ \ \ \ \'/' \.-_...J (v'..... ~--' \ " \ \ I \ \ \ : II I \ \ / r / / / \ "...------ MAPLE GLEN 3RD ADDITION - . . r:'/d41:-S~.;,/~; -:w~:=- .!. , k/.P~. .,..1-> ....._~~.~.. =:71 ; /~;((~f~~~~~V~r?~1"~:~~~(~ :1a~~~ ::'=L~:t~~~'~~ I I( '\""1n t/:~J ( " ' '," ;- /2.)VllTHIN 7 DAYS Of" GRAOING Of" SLOPES J:l OR GREATER. SLOPE5 WUST BE :~~~ (,~:' J\r\~~- /Jl'tj;',///"\\,,) ", ~~1fDOAB1~~A~~~TljN4EROSIONCONlRa. I ---r---"-""'T...,-.l'~l I ." ~_, 3)AlLEROSlONCOHTROI..WSTALLATlONSSHAlLREWAlNlHPLACEAHOBE J ,'. ~ \ ': I I, I,',: J I \ " " " WAlHTAlHED IN GOOD CONOl1lQ\l BY THE CONfRACTOR/PERMlTTEE UHTlllHE Silt I ,~_" ) \ " :, \ 11[!i ~I, ; \ \ \__" ~ ~~~~Akt~~~~~A~~NE~Y 1..- R1ci'UD;saO~:I:,{:l\ '. \ \ _ ~~G~~~WAYWHU",."HAlNlNGA[l(QUA1EEROSION __DlnNCf! UN~'; II Ll: ~: : \ '\ f 4.} sumClDH 1U'SOIL SHAll BE STOOCPlLED TO ALlOW fOR THE REPl..ACDlENT OF ~::::_-,-____</" / I \~: I: '\ "" '...... ~-::: A /r,IINIWUM Of.. Of TOPSaL. fOR DlSllJRiIED AREAS TliAT ARE TO BE ~---", \~,/,:'X:r;?:":~.-i p~,' ,i ~ 'J 5.) ~~~~TOR/POIIT1EE SHALL 5CMEOOI.E srrt CRADlNC, unuTY ,~, <, ,/,/ \>--.1 n JJI \ '; \, // ::s~~:::::~~~~Dl~TU":~~~~~CAN /. r.... ,/ " '1...' r I \ I AREAS SHALL BE SEEDED AND llIlJLCHED MlHIH 14 D"YS AfTER COMPl..E1lON CF ,/( .{()oo~'. \ \~::::::' '.lJ i ftt~:~:~:~~~~~~~:~t=-~= ~~~~~~];J~:~~ARE~~~ri:~~TO , r mu. _ 1 _\~._ ' _ - - -:4- -+ -:- i .. ....,/. 6.) RE\/EGETAlE WITH WNOOT MIX 50S OR 60S AT 75 LSS/ACRE WITH T'l'PE I , 9 ~ ~3;::~;:?;~~?~\=~~:;-,:; i ':, " -J ,/ , :;:~~=;,7;:: ::E:Y' DAYS AND _,," " H~" A ~ Il~: \~.\ ',: ,_) \', (! I' " /'~__~"_ > 2.)=~=~~TH.:Jo,~:4:~~=E~T THEY , ' ~ , I ) 'I' \., - I..~: !-.-:{f-- c+-~-i.=:"" '.... / ~~rOf~~~g DEPOSITS REACH APPROXIMATElY ~E-HALF THE , \ " / "JI I "' I l r,;~,-"'- -.,.- I : ( -,', 3.) SILT fENa: FABAlC SHAll BE REPLACf'D PROlltPTlY 'MiEN IT DECOMPOSES OR , I, ...~ n \ \,.,.,.. '-:'-!~li~': I:! ;:: r) ~/ ,_/- 4) ~s~~~eg~~~:~~~D:~S$ARY lLT rpCE,' \ ,':1; q-.....', ,Jrl-...(i, :Jl ,L_..J I .' __ -'> 5.} N4Y SE[lIWENT RDlAINNG IN PlACE AFTER THE SIlT FI:Na: OR FIlTER FASRlC IS ... (---'-' \ ",,\/~ k.r~..... ,JiJ;~,-,<;- ,>"-~ ,-'" ;. ,';' ~..k.~~SH~~~~~=1:.EXISTlNG " , / -.-r-l.... I' ,;, 'Fy! ~>..._\ I ~ r ~+.._ ,\ -' --r'~----- 6) IN THOSE AREAS WHERE WQOO Fl8Elt BLAHKET OR OTHER SlOPE STA8IUZAtlON / r-~1j [ .j: "-~1t ---~=>"\ ,"-T'fl" ~f; , I,,} /'---, ~~."t:o~Tlr:AL~SH~A~~\~D. SEED AND TDPSOlL '\;--1J \".... --J i : _--f~ ... ~~~~~~~: :\:~f:,th ,~;~~~::;; ~---~) -'~__' ~; /-:-- 7) ~L:?l~~~i~T=:~iA~~:=y=~:POSE. \ L-_J_______:-:;:::, ~.l --J ~ ..,-,,-1.-..;.,::: -~_....:~ lJ. /-~ \\l' t J" :' '{~(O:- FAQUTlES (SEDIIIIDfT fiLTERS. HAY BALES, ETe) ONCE SITE IS PERMAHENnX ~, -:.~.....1:rJ / .~/ ---:.---:" I" ,..", " I'f " / //''-..\.\'- STAElUZEDBYTHEBlJIlOER ---,~,----- ;- \I\IJ ,,__-~ __ __-~ ~).;t-f~f\\'\.>- Q'~ , " - ~- 8.) AlL PERt.lANENT SEDIt.IENTATlON BASINS WUST BE RESTORED TO 1H€JR DESIGN ';,. _ _ ':~:;~1' /--">/1))( -~-r~?~~'~7~j;ttt~~~~~rFt}tNr~s;') S!;t;MfiZ~l~~~.r;t:~~r ---- rr-J', \ \ I~ ,i \~ -", ,,' -_! I ~--,::,:: '-'" -,""---. -->, EROSION CONTROL LEGEND- , -:.:-:.'----- ", \ j{'r' -----,-, '.! I ... lll,r----- ,~-:----....:..--, - . " /--\' 'I ' ' "'." , ", \, I ) I;,j!:t~/"T---" -'----- --. \ ~rW\I;" , -,~' '-, ~Jti~,~~:;;-~:~;~\;\i, I~ : ~;! ,~~~ ,:___ :,' -~'- --- ~-- - - &~~-=-~;;~~I ~ FaR EUHKtT OUTLqT .-...... \..--'lfll, '- (,LIJ L____-', " I" ,', - \ V'I1 I 1-____ ~:;?~~r~~~~~~~::;Jtf:~!ti~~L;!~j;:i>~~f;~~{~~~~,,. j/, .. ~"I"I=1:.'" Sno.fence Support Boor'" flIt.rFobri<: Winimum ai.lance Mhlrnum 12" Bet_Posl,ilI 2 Feet. An E_tro P01II MoyB. Added OnEodlSide. , , , , ", ~--------,~~ ?f!!!?< ~~-- ~:~ _ ~~~',:::::~:~\\~~i , - --" " ' / / / , " , , , , SEDlWENT TRAP OVTLET TREE PROTECnoN SILT FENCE ,/ NOTE: Y1nCATION ('E flI<;RIIPlFO ~IS: FI..r_ =z...._ /' SUBSOll IS TO BE CULnVA1ED/TlLLED TO A DEPTH OF AT LEAST 6 lNOiES TO BRiNG IT 10 A UHlF~L Y FRIA8LE CONDllKlH. AlL DI$TlJRBED AREAS THAT ARE TO BE: \/EGETATED ARE TO REC!IVE THIS TREAl),lD!T PI'ftOR TO PLACOlENT Of TOf>SOlL. AND SEED. SOO CR SIt.lILAR SUITAIllL FINN.. \/EGETATl\/E COVER. THIS IS TO BE DONE ONCE THERE 'lW.J. BE NO WORE HEAVY TRAFFIC ON TN( SOILS AND IN PREPARATION FOR ESTA8LISHIMG FINAL. TURF. THE INlENTlON IS THAT THE SOIL (PAflTlCULARLY niE SUBSOIl) BE F1HALL Y caroITlONEO AND NOT LEfT IN A DAWAGED/CowPACTED CONDITl~ YllTH COt.lPRot.USED ABIUlY TO HOlD AND TRAHSt.lIT WATtR. I PREI..IMINARY l i NOT FOR CONSTRUCTION I I~__~ 200 Scole ,'" = 100' ROCK CONSTRUCTION ENTRANCE TYPE A SEDIIIENT FILTER SILT FENCE TYPICAL i .~ . H' i! '1' j,t ... Hj. 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DI1-23tI PLANT SCHEDULE com:: OTY I ATlN NAMF. COMMON WAlofF. SIZE ROOT ~NM AcuplataQllicles NorwayM.,1e B'. OLL Tiliaconlata,LiulcJcaC Lialekaf Lindca 2-112" 8.. .wp PinusStrobllS WbilCPine B'. *BL-1 Pi"" 01__ BIac:t.HHIISpnKlII 0' 8.. IllW..W ~ L~~KIOflUUyisitdaclikpriorlo...balillifll.bidlObcl:O_ faa:liliarwittlsiltco"iliollll. TbelaJldKapec:onu~5bal.1 bhe allllJ6crJfOund lIIilil:ies located prior to any dilll.... Tile Iudscape COIlIJaCtOr sUll coordinllc tnsuu.tion wid! Oeneral CollttKtOr All planl mMCriab sllall conrOlTl wid! die Amcri;u A.5OCiatioo ofNlIlWl')'laea ..ad" lad ....U be of"-dy doCk, free tnnn disetse. daaap. ad 'isfiaunUon. ICIIme is. discrepancy kiwi". die nllmber OCplulll on tile list and Ibe ...Nt ,IlIo'II''' 011 die p..... die pi.. sbIlpMm. The ptlIIIl4 cover is sod ellcept.. pl..aoa beds, IIllder .1Itc;1Icd tree dillies, nDd natlUal IRalI U Ibo.lI on the plm. All U'CC1.uK Uvtl." 10ol diametcf. "-6~ lIcep ...reddcd bird_GOd ewe!! ditb illSCdkd aro...' Ibe IRe. Sueel trees...1I be pluted ial. tile froal property 11M. 'is~ ohlleat "ar feet (4') av..1be ront propm:y liH and ROt mon: tlIr.n tell feel (10') &0.. lbe frolll property liDe. No RlCIuiml .....diyisio. Iree thall be pluled iulde of "'1 draiup or IlliUty cae.ell or withialfonyfoot(40')c!e...yicwlriaa&leoo_rkl!s. SCeCil1S.bdh'ihoI0r.i__~.IOO'.IOOforflll1llerc~o. Builderssballbe responsible 10 spn:....ini."1Ilof4incllesoflopsouoyerlbcbollky..4,fiolltaad.ldey....bolllcy..ds.fi'onlancl Side yanl_shaIl be so."_plo. dtoH InO 10 be Ila4s~d. SIIdr. topsoil ud soddbl. lull be illlUllkd Ily bulWuprior IOlklua_oflccniftcllCo(occupucy AllY rcIIilIin. walls coutru;tC:d 011 siv arc not put orlbe .dSCAfl'C plu nile 1101 the rcspouillilily ofw Pe"loper. Oreal can: sUlik CUellnGI 10 disbiltl nislia. trees. Tnc pro.c&ion (ellCla. s!lIiI be reqaired NOIIAIl dlC .rip liM or I fool per caliper ilKbofalltrccslObcsa\'Cd. All arcII 10 bc IDowcdarul Mank:urcdsblllbcsoddcd. ReplKc:IDcllt lreeS slalll be eoYucd by. ..ini.1l1f1 I-year C....1Ace TREE CALCULATION: $$" (TOIII Caliper Inclles)ll2S% (IUo..ltle loss)"" 1391 Caliper Incites for kiss 4uc 10 Iaouscs and 1391 calipc' inches for loss dllC 10 lltilitics aod 1UftU. ToW ktu.uc &0 1tRct. utUities ",d dr",ew.y coaskvctioll-I301 CIIi. iachCll. local ~s due lG bolllC ud drive.ly colltUUCtioa - 1....0 cal. illl:bcs 41 (lnclm O1'er ud abo\'C allowable 101S) 12 (l/2~ for eildl iacb rcmon4) - 11 additioaallrces Rqllircd by City OrdillUlcc pi.. 2 - per ~, TocaItrccsrcquire4-119 localtreess1lown-IB ~-_._----_.._--_._- -I PRELIMINARY! NOT FOR CONSTRUCTION .! ----~~--- I~'\. ~ 100 x:o Scale 1" = 100' PROJECTNI.OlI&JI 051027 tH~ ;;&8 ~!. ~I :s ~I ~! N ~~!Z ~ O_~I ~ ~~~~ :a: !'~!i." t iu~ Ii wh Ii ~ i:: ~ ~ ~~ :0;1>; ~~ ~~ ... ~ ~ ~ . =~~~ ~~1~ ., l-''' ~!~e ~~!l ...d. i E:EJ I 00_:.... '005 I DATE: March 7, 2006 TO: Danette Moore, Planning Coordinator FROM: Larry Poppler, Assistant City Engineer CC: Steve Albrecht, Public Works Director/City Engineer RE: Maple Glen 3rd (City Project #05-228) The Engineering Department has reviewed the preliminary plat qated March 1, 2006 for the subject project and we have the following comments: Gradina Plan 1. Grading easements will be required for the work outside the property lines. 2. Excessive lines make the plans hard to decipher where the current project and Maple Glen 2nd intersect, please revise. Property lines and project limits do not seem to match correctly in the area mentioned. 3. Lowest opening should be 2' above the high point elevation of the EOF. The EOF is evaluated as the lowest overland path elevation. It appears that the proposed overland EOF is at an elevation of 985, however once the property develops to the west the EOF could be at a higher elevation. A conceptual EOF for the property to the west should be evaluated and the lot elevations for Maple Glen 3i"d should be adjusted to meet the lowest opening requirement. An alternative is the treat the NW wetland as a landlocked basin in determining the low floor elevations. 4. Provide drainage and utility easement to HWL and wetland buffers of the wetlands 5. Show emergency overflow routes from all low points and show elevation of hiah Doint alona emeraencv overflow route. EOF at roadway high point is not required. All emergency overflow routes shall be graded and the easement area sodded prior to building permit issuance. Show emergency overflows for all ponds and wetlands. 6. Walls exceeding 4 feet in height shall be designed by an engineer, include a fence, and must have a building permit. 7. Access paths must be less than 8% and be 10 feet wide. C:\Documents and Settings\dmoore.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2F\review 030706.DOC HvdroloGv and Storm Sewer 1. Wetland impacts have not yet been approved, nor has the delineation been reviewed, these questions remain open until a growing season review can be compete and a TEP has been held and given approval of the proposed impacts. These questions are fundamental to the layout of the preliminary plat. Moving forward without these questions answered is a risk. 2. Due to the compacting effects of mass grading in residential sites, soil ripping and soil amendments should be complete immediately prior to spreading of topsoil. 3. Before a grading permit can be issued, a SWPPP must be submitted and approved by the City Engineer. A SWPPP is a requirement of a construction site NPDES permit required by the MPCA. A SWPPP can be multipart or a single document and can be in either a stand alone form or included in the plan set. 4. Provide rational method calculations. 5. The outlet design for the NW wetland contradicts the model The NW wetland should be modeled assuming that the drain tile system functions during the rate control event. Use the drain tile size as the rate control orifice to eliminate orifice and weir wall. Adequate daintile should be designed to account for partial clogging. Provide standpipe inlets and cleanouts for the drain tile system for maintenance and locating. This system should be placed in an area that does not hinder maintenance. 6. To provide a conservative model, the 100-year flood elevation should be set assuming the drain tile has become inoperable. Assume NW wetland starting elevation is equal to the culvert elevation. 7. Adjust model to allow the NW wetland match existing conditions for the 100 year 24 hour storm. 8. The pond elevation is higher than 180th Street. Lower the pond elevation and provide a tiered wall system for the adjacent lots. Streets 1. Sunray Boulevard shall have a 9 ton design, meet State Aid Standards and MN/DOT 30 mph design. 2. Provide typical section and pavement analysis confirming the typical section. 3. More detail including cross sections, profiles, trees, mailboxes, and other features will be necessary at the final plat stage regarding the roadway improvements to 180th Street. 4. Provide concept plan for property to the west. Alignment for Winfield Way may need to be slightly adjusted to accommodate the property to the west. 5. Temporary cul-de-sacs must have concrete curb and gutter. C:\Documents and Settings\dmoore.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2F\review 030706.DOC 2 Utilities 1. The watermain serving lot 11 blk 1 should be placed between lots 9 and 10 of blk 1 to eliminate multiple sideyard easements. 2. The storm sewer overflow pipe for the NW wetland should be moved to the west of lot 24 blk 2. 3. Provide access path from Winfield Way to the NW wetland outlet structure. C:\Documents and Settings\dmoore.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2F\review 030706.DOC 3 February 13, 2006 Planning Commission Minutes * #EP 05-228 Tollefson Development has submitted a preliminary plat consisting of approximately 30 acres of land for the development of 51 single family dwellings and three outlots. This property is located south of TH 13 Gust south of the Maple Glen 2nd development), west of Wedge wood Lane, and north of 180th Street. Planning Coordinator Danette Moore presented the Planning Report dated February 13, 2006, on file in the office of the City Planning Department. Tollefson Development has applied for approval of a development to be known as Maple Glen 3rd Addition on the property located south of Trunk Highway 13 (Maple Glen 2nd Addition), north of 180th Street, and west of Wedge wood Lane. The proposal calls for a single-family development consisting of 51 dwelling units on 28.86 (net) acres. Staff has received inquires about the possibility of City sewer and water extensions being provided to the properties located southeast of the proposed project. In the case any of the adjacent properties would choose to develop in the future, it would be beneficial to have one access point that would benefit any ofthese adjacent sites. For that reason, staff has created an alternative layout for the southern portion of the development (in the vicinity of Outlot B), adjacent to James Court. The revised alignment would allow for a possible future roadway and the stubbing of utilities at that southeastern property boundary. Provided the property owners desired this to happen, a roadway and utility extension could be utilized. Poppler pointed out a potential layout concept option for sewer and water extensions. Elevations will dictate. The roadway would be built up to Outlot B. Revisions to the preliminary plat are required in order to meet minimum ordinance requirements. In addition, the developer must refine the plans to meet Public Work Design Manual requirements. However, none ofthese revisions will impact the general design of the proposed plat. For that reason, staff recommended approval subject to conditions in the staff report. The staff would recommend the following conditions be attached: 1. A Wetland Replacement Plan application, along with a wetland delineation report, must be submitted to the City for review and permitting prior to any grading on this site. The plan must be consistent with the requirements of the Subdivision Ordinance. 2. The comments in the City Engineer's memorandum, dated January 30, 2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. 3. Provide a copy ofthe approved Watershed District permit for this site prior to any grading. 4. Provide a revised plat layout that demonstrates that all lot area and lot widths at the front building line will meet the Shoreland District requirements. 5. Provide a revised landscaping plan that provides at least two front yard trees per lot and at least two trees per frontage on comer lots (4 front yard trees). 6. Provide a revised reforestation plan demonstrating how tree replacement requirements will be meet. 7. Revise the plans to address concerns related to providing a common access and utility extension point for the properties to the southeast. 8. Revise the plat to include Outlot A as a platted lot. 9. Revise the plat to remove Outlot C and denote a drainage and utility easement over the ponding area. 10. Revise the plat to amend the right-of-way width along 180th Street to 33 feet (adjacent to the project). Questions from Commissioners: Perez questioned if staff looked at the safety on Yorkshire and 180th Streets. Moore responded the staffhas looked at the site and are continuing to review before they sign off on the visibility and safety. Perez also questioned the grandfathered use on Johnson property. Moore responded the Johnson property is in the township and can continue to operate as she has. If the property was annexed into the City limits, they would continue to operate but could not expand the business. Lemke questioned the submitted letter on Wedgewood access. Moore responded the City has no proposed access to Wedgewood. Comments from the Public: Applicant Todd Bodem, representing Tollefson Development, distributed a colored layout of the project. Bodem said staff did a good job in presenting the project. They will be paving all the way to Fairlawn Avenue as a benefit. More trees will be planted beyond what is shown on the handout. Ringstad questioned correcting Lot 6, Block 2, not meeting the required square footage in the Shoreland District - Bodem said they are looking at the lot and will adjust to meet City needs. If they can't make it work they will give up the lot. The adjoining lots will expand. Ringstad questioned how this would be attained. Moore explained the process. Perez questioned how close the park would be to Maple Glen 1 st and 2nd Additions. Bodem said the City Staff recommended the parks be placed next to each other and if there are any adjoining developments to the east they will also be added to make a bigger park. With Maple Glen 3rd so close staff is suggesting the cash in lieu of land. Moore pointed out the proposed park area. Billington questioned the letter submitted from the Dodys regarding Wedgewood Lane. Bodem responded there is no connection between this development and their concerns. It would not have a substantial impact. Ringstad noted staff recommended a possible road realignment with respect to James Court - how is that going to affect the development? Bodem responded they would not have any problems with the change. It should fit. Billington asked Bodem if he thought there would be any problems with the wetland mitigation. Bodem said they did not feel it was a problem and would be a benefit creating a better wetland. It is evaluated by all the government agencies. Wade Waddell, 18301 Country Squires, said his understanding is the wetland replacement is 2 to 1. The wetland is substantial and drains into the lower wetland near the proposed site on 180th Street. Where does the water drain after 51 new lots? Rice Lake or across 180th Street? Two years ago Spring Lake Township put 3 culverts into the adjacent lot across the road. Currently they are having difficulty keeping the area drained. His understanding is that this development will drain into a small pond with a 8 inch outlet. This will turn into a lake. If this proposal is approved, he suggests at least 1 24 inch pipe is redirected. His second concern is the connection of Sunray to 180th Street turning into a drag strip. He is continually cleaning out garbage in the ditches. Waddell said he already had a problem with Spring Lake Townshipwhen the widened the road. This is a concern for him as they already have a water problem and takes a month to a month and a half to drain the existing runoff. Waddell said the SE comer ofthe 40 acre parcel to the left of the site plan and the back of his lot and neighbor's property would be succumbed to any rain or water swellage. Poppler responded to Waddell that his concerns were also open concerns from the staff. Lemke pointed out the City Engineering Department and the PLSL Watershed District would be reviewing the plans so there is no additional runoff than what is current. Poppler agreed and noted the proposed rates must equal the existing rates or less. Billington explained nothing will proceed until all the agency requirements are met. Poppler went on to explain the bounce on the wetlands. Moore pointed out the wetland mitigation concerns have to be addressed. Anyone who has specific questions could contact staff. Poppler said the wetland edges have to be delineated in the field this Spring. Waddell said the DNR already has the delineations. He could not put in a pond in his back yard per the DNR. Poppler said staff verifies the exact locations. Moore stated the DNR also reviews the plans. Nancy Frinkman, owns the 40 acre plot at 17801 Fairlawn Avenue, said her greatest concern is the wetlands. Her land is in a government program and is very concerned for wildlife and the wetland impacts. Frinkman pointed out the wetlands and explained the (drainage) history of the area. Tim Kvidera, 17776 Wedgewood Lane, thanked staff for having the report on the website. Kvidera was concerned for the wetlands and tree preservation plan and removal of so many trees. K videra said he could not read all the lot dimensions but looked like some ofthe lots did not meet the requirements. It looks like 100% of the trees will be removed. The old growth trees are in streets or housing pads. He also asked where the money for the park dedication would go. Moore responded it went into the general park funding for infrastructure or other properties if necessary. K videra felt most of the development looks like it is going to drain into their area and there is a 6 inch tile under his property that feeds Rice Lake. This needs to be looked at. He agrees with all of staff conditions and concerns. Basically with staff and neighbors' concerns he felt the development is premature and not ready to be approved. Lynn Kvidera, 17776 Wedgewood Lane, wanted to expand on the drain tile - when the ground is wet, a large amount of water runs right down their property to Rice Lake. There is nothing in the plans to take care of this. When she looked at the topography map it looks like a lot of fill. They have already piled a 20 foot mound next to their pro;erty. All of this has to be considered. No one talked to the neighbors on Maple Glen 2n . Mark Schramm, 18091 Yorkshire, said his property is at the crest of the knob area discussed by staff. Something will have to be done and was concerned for the impact. He is also curious to see what is going to happen to his property with the water drainage. The road had to be raised to accommodate the previous drainage. Todd Bodem, Tollefson Development, pointed out the Kvidera property said the area is going to be untouched. In addition, as far as the overall development, everything has to be agreed upon, there is still work to be done, more engineering for example. City staff is not going to allow this until all the conditions have been met. Tim Kvidera, said he was surprised when Maple Glen 2nd cut down two and a half acres of trees then brought in fill for 10 or 12 weeks, 12 hours a day to build the plateau. The plateau is completely out of sync with the rest of the area. This development is completely out of place with the rolling meadows. Why not have some stewardship to the land? The public hearing was closed at 7:30 p.m. Comments from the Commissioners: Ringstad: . Agreed with the statement that this project is too premature to pass on tonight. We heard concerns from the neighbors regarding the wetlands. I fully agree that staff will not let this go through until all the conditions are met. However, I would like to see it. It is nothing small. It is literally three sides ofthe development where neighbors have legitimate concerns. . It sounds like there have been issues in the past. . Ifwe are going to change the proposed plat to eliminate a lot and reconfigure it. I would like to see that. . If Shoreland district lots are not the minimum square feet and the tree replacement are not met - I would like to see the changes. . For those reasons, I will be voting not to approve. Billington: . Every concern expressed by the neighbors is legitimate. . Like to stress this is a preliminary plat, every phase of this project is looked over by the engineering department to see that it works, or it won't be done. . I have faith in the engineering staff and what the perspectives are on this. Every phase goes under scrutiny or it won't be approved. . It is a preliminary discussion and an agreement in principle. . Under those conditions I will support the preliminary plat. Perez: . Questioned if the final plat is a public hearing. Moore said it does not. It goes right to the City Council. . There are enough issues that have to be looked at and would like to bring it back. . The public hearing was closed. Moore said it was up to the Commissioners, they can close the public hearing or have it remain open and continue to a date specific. Ringstad questioned ifthe preliminary plat was denied and a lot of these issues were worked on, is a new public hearing automatically scheduled with the new preliminary plat proposed? Moore responded that was correct and went on to explain they could open the public hearing and re-notice the neighbors. The Commissioners can specify what they want. Perez: . Inclined to continue until we receive more information from the applicant. Lemke: . I think of this as a preliminary plat stage - we're looking at the density, the alignment of the roads meeting the requirements. The details of whether the water goes east or southeast is left to engineering department and the Prior Lake Spring Lake Watershed District. . Staffs own analysis is that this is ready to move to the City Council with the conditions being met. . The elevation of 180th Street is also taken care of at that stage. . Not sure what can be worked out that we're going to look at that the staff and Watershed District isn't - my thought is to move on to the City Council as a preliminary plat. Ringstad pointed out the plat could be changed. The potential road realignment for James which was talked about but nothing was decided. Secondly, ifin deed the lot does go away, the representative from Tollefson pointed out, the lots could change frontage, size, etc. based on the Shoreland district. Lemke said he understood Ringstad, but what specific direction would we be providing the developer other than staffs conditions - fix the water and the size ofthe lots. Ringstad responded he would like more detail analysis with the water and how 50+ lots is going to affect the neighbors especially with the prior issues. I don't doubt the engineering staff can't draw those conclusions and create that analysis, but I think there is enough loose ends to pull it together, especially with the drainage history. Perez agreed - let the public see the changes and comment. If continuing the public hearing is the only way, that's what I am in favor of. Ringstad - confirm that City Council will approve if all of staffs and Planning Commissioner's conditions are met on the Final Plat. Moore said that is not always the case, some times other things come into play. As far as the development layout, if they can meet all the requirements, especially if its not part of a PUD, predominately the Council will approve. Ringstad said there are 10 and potentially 11 conditions that have to be met. Approving a preliminary plat tonight is taking it further than I am willing to approve. Moore said the Commissioners could see this again to show that all the conditions have been met before the final plat goes to the City Council. Billington asked what additional engineering assurance could come about if we delay this for a month. Poppler said a lot of the issues can be cleaned up depending on their engineers. The wetland issue would still be there until this Spring when wetland edges can be delineated. Moore said staff can give more road direction a month from now. Any lots that need to be taken out because they don't meet the requirements can be firmed up in a month. Moore said staff recognized a number of outstanding issues and personally felt if it was continued it would give the residents can still give their feedback at that time. Todd Bodem responded the concept really isn't changing. It would take a month to get all the information back anyway. His engineers could attend the meeting to explain exactly how the bounce and flow ofthe drainage would work. He would recommend approval as the conditions have to be worked out anyway. No matter if it is continued or not they will address all the issues. Ringstad said he would like to see it continued to March 13, and have their engineers address the neighbors' concerns for runoff. He is not convinced this plat is ready for approval at this point. Billington explained all agencies review - it is just a preliminary plat. Wade Waddell, 18301 Country Squires, said he doesn't necessarily doubt the City Engineering department, however, look at the (Vierling property) over an amount of water drained off from other developments. Look at the court costs with the landowner and developer because the runoff turned his pasture into a lake. Waddell explained the drainage problems on his own property. He is concerned if the engineers handle this development like the Carriage Hills development it will be a problem. MOTION BY RINGSTAD, SECOND BY PEREZ, RECOMMENDING CONTINUING THE PUBLIC HEARING TO MARCH 13, 2006. Vote taken indicated ayes by Ringstad and Perez. Nay by Billington, Lemke abstained. MOTION CARRIED. !lIrt Jobn.on 1trudting, Jnt. 3450 e. 180" 6trttt .rior hilt, ;fin 55312 "~Ol1t: 952-441-2211 Jlarllara &ant Jo(Juon, ~flJmt March 1, 2006 City of Prior Lake 16200 Eagle Creek Avenue Southeast Prior Lake, Minnesota 55372 Attention: Danette M .Moore, Planning C~ordinator Dear Ms Moore: On Friday, February 17th I was able to watch a tape of your February 13th Planning Commission meeting. I want to thank you and the Planning Commission for addressing my questions and concerns. Since I am the "most senior" resident of the four 2.5 acre parcels east and south of Maple Glen 3rd Addition it would seem that I might be the fIrst to sell or develop my parcel. PLANNING COMMISSION MINUTES MONDAY, MARCH 27, 2006 1. Call to Order: Chairman Stamson called e March 27, 2006, Planning Commission meeting to order at 6:30 p.m. Those present we Commissioners Billington,;. erez, Ringstad and Stamson, Planning Director Jane Kansie Assistant City Enginee arry Poppler and Recording Secretary Connie Carlson. Billingt Lemke Perez Ringstad Stamson Present Absent Present Present Present 2. Roll Call: 3. Approval of Minutes: The Minutes from the Febru 27,2006, Planning ommission meeting were approved as presented. 5. Public He 4. Consent: Commissioner Stamson read the Public Hearing Statement and opened the meeting. ~ A. #EP 05-228 (continued) Tollefson Development has submitted a preliminary plat consisting of approximately 30 acres of land for the development of 51 single family dwellings to be known as Maple Glen 3rd. Planning Director Jane Kansier presented the Planning Report dated March 27,2006, on file in the office of the City Planning Department. Tollefson Development has applied for approval of a development to be known as Maple Glen 3rd Addition on the property located south of Trunk Highway 13 (Maple Glen 2nd Addition), north of I 80th Street, and west of Wedge wood Lane. The proposal calls for a single-family development consisting of 52 dwelling units on 28.86 (net) acres. The Planning Commission conducted a public hearing on this request on February 13, 2006. The following outstanding issues related to the proposed development were discussed: L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc 1 Planning Commission Meeting March 27, 2006 . Unanswered drainage issues related to adjacent residential properties. . Plat issue of Lot 6, Block 1, not meeting Shoreland requirements. . Safety and visibility issues related to 180th Street near the entrance of the development. . Reconfiguration of Outlot B to accommodate a future roadway to provide future development options to the southeast. The Commissioners continued the public hearing and requested the developer submit new plans and information addressing the above items. Many of the issues discussed at the February 13th public hearing have been addressed through the revised plans and material submitted by the developer. As noted in the March 7, 2006, memorandum from the Engineering Department, the developer must refine the plans to assure compliance with the Public Work Design Manual requirements. Poppler gave an overview of the drainage and wetland issues. The developer is working with the landowner downstream to provide a better outlet on the southwest wetland. If that does not work out the developer has another option of creating more ponding without loosing any lots. There would have to be more easement work. Either way there are options. In addition, the wetland delineations will need to be verified in the spring. However, none ofthese revisions will likely impact the general design of the proposed plat. If any significant modifications to the plat are necessary, the developer will be required to resubmit for Preliminary Plat consideration and a new public hearing will be held before the Planning Commission. Staff recommended approval subject to the following conditions. 1. A Wetland Replacement Plan application, along with a wetland delineation report, must be submitted to the City for review and permitting prior to any grading on this site. The plan must be consistent with the requirements of the Subdivision Ordinance. 2. The comments in the City Engineer's memorandum, dated March 7,2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. 3. Provide a copy of the approved Watershed District permit for this site prior to any grading. 4. Provide a revised plat layout that demonstrates that all lot area and lot widths at the front building line will meet the Shore land District requirements. 5. Provide a revised landscaping plan that provides at least two front yard trees per lot and at least two trees per frontage on comer lots (4 front yard trees). L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc 2 Planning Commission Meeting March 27, 2006 6. Provide a revised reforestation plan demonstrating how tree replacement requirements will be meet. Comments from the Public: Todd Bodem, Tollefson Development, said staff did a great job in the overview. Tollefson made the requested changes and improvements. The project engineers were also present to answer any questions. The runoff in either direction would not cause any bounce. There is no impact to the wetlands. Their plan will work both ways. Tim Kvidera, 17776 Wedgewood, said the last time they met, the neighbors were concerned for the runoff going to the south. Now their concern is for water going to the east. Rice Lake is an environmental lake needing water to keep it being a lake and not a marsh. This proposal cuts the water by a quarter going to the east. K videra said having less water is not necessarily a benefit to him. It will change the lake. They bought the property specifically for the environment. K videra went on to say the neighbors to the south were concerned with the overflow into the wetland that already overflows too often and damages pastures, etc. There is drain tile in the area which is more of a Watershed District concern. He also has some safety concerns with visibility when cutting the hillside down but felt it can be addressed. Kvidera took issue with the park dedication fees and quoted the "Wavelength" stating "new developments should have park land within one-third of a mile". K videra felt Maple Glen 3rd does not meet the park requirements or the cash dedication. Kvidera said he had another concern with the City's tree presentation ordinance but did not state what it was. Kvidera felt, in his opinion, Tollefson Development are not good stewards ofthe land and went on to quote a Minnesota Supreme Court Ruling with developments blending into the land. Todd Bodem, Tollefson Development, said staff and the City did a good job with the park system. It would make more sense to regionalize the park and explained the plan. As far as Kvidera's comment on the integrity of the land, Bodem said that is his opinion. The City is growing and Tollefson has been sensitive to the environment and this project is a positive to the community. Billington asked Bodem ifhe has a comment regarding Kvidera's concern for the drain tile and so forth. Bodem responded he has known all along the K videras have been concerned for more water. With the drainage alteration it is actually less water but not significantly less. Project engineers and hydrologists are present to answer specific questions. Kvidera's argument has always been that they (Tollefson) would create more water. The Watershed District also pointed out there is less water and now Kvideras are concerned for less water. It is a difference of opinion. Bodem explained meeting with the Township, Watershed District and County to discuss the southwest wetland and how L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc 3 Planning Commission Meeting March 27, 2006 to address the water elevation. He pointed out that even with the 100 year flood; the water would not reach the barns. Tollefson suggested they put a structure in front of it so nobody could go ahead and block it as that has happened in the past. The Township felt the clay tile is functioning and flowing. They are assuming it is fairly old and was put in years ago. Tollefson said they would put in a new structure to address all concerns. Either way the issue has been addressed. However, Tollefson's property is only 8 acres of a large watershed flowing into the wetland. No other agency wanted to pay for this; however they are willing to correct it. Tollefson explained the drainage. Bodem went on to say the developer pays a lot in fees. As far as park dedication, the general public does not understand how much money is paid into the fund. It's not just a couple of swing sets. It is a significant amount of money for the entire community. He also pointed out they are paving 180th Street to the site going west to Fairlawn. They are making a fix under the road for which they could really go the other direction. What happens if it collapses and nobody wants to take ownership of the drain tile? It really is not Tollefson's responsibility. The Township Chair agreed to consider maintenance of the new pipe put underground (paid by Tollefson). The developer is trying to work with all agencies and felt they are doing a good job. Bodem also pointed out the hydrologists and engineers were present to answer specific questions. Tim Kvidera said he was never concerned with too much or too little runoff, but to keep the water flow the same to keep the eco system in place. He went to the Watershed District with Maple Glen 2nd Addition and was told the calculations indicated there would not be quite as much water however it would flow faster. To him, that was not great either. Billington asked Poppler ifhe was satisfied with the hydrology surveys. Poppler responded he was and the City is receptive to the plan. Poppler asked the hydrologist to speak. Jon Lennander, Polaris Group, explained they looked at both issues of runoff (southwest and the change in water going to the east). There was a little bit of increase in the flood bounce going to the southwest wetland. Tollefson has agreed to include a new outlet in their project and with the replaced drain tile; the little increase balances the bounce in the wetland. As far as the water going off to the east - the total drainage area to Rice Lake is 1,100 acres. This project will reduce drainage by about 8 acres which is about.7 ofa percent. The change is very slight. On an annual basis you would be looking at a reduction in volume of water of2.7 acres of water. Lennander went on to explain the studies. Lynn Kvidera, 17776 Wedgewood, asked Lennander ifhe took into consideration the affects of the existing drain tile before he made all the calculations. And did he know where the drain tile is located and what is going to happen when it is removed? L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc 4 Planning Commission Meeting March 27, 2006 Jon Lennander responded he did not know what exact drain tile she was referring to. Hedlund Engineering is working on the project - understands the drain tile is off site. Lynn Kvidera shouted "It's on the site. It is on the Barber property". Jon Lennander said it does not change the water runoff. The amount of water coming from a drain tile would not change the ground water. Nancy Frinkman, 17801 Fairlawn Avenue, asked ifthere was a new map of the project area. Kansier said the basic configuration is the same, however the street has been realigned and some of the lots have been reconfigured. Frinkman said she is still concerned for the drainage and understands they are putting in a reserve pond on the southwest side adjoining her property. Her other concern is for the drainage contaminants affecting the natural wildlife and eco system. The engineering department said there is a 30 foot strip vegetation buffer. Has anyone talked about the long established oak trees and water elms being removed? It changes the entire dynamics of the eco system. Wade Waddell, 18301 Country Squires Circle, said he was concerned with the bounce and the overflow coming offthe property. After talking to Tollefson, they proposed to put in a IS" drain tile rather than an 8" clay tile that is currently going under County Road 81 heading down to Buck Lake. Ifthat works, it will help with the balance of the water situation between the neighbors. He wanted to thank Tollefson for "taking the bull by the horns" and making additional improvements at their cost. Kansier addressed the park questions pointing out the following: . The area being dedicated to the City. . There will be 39 acres of park land, much of it natural, plus a mile and a half of trail winding around Rice and Crystal Lakes. . As part of Maple Glen 3rd Addition - The park fees will be around $194,000. Those fees are used to develop the park infrastructure. . The park is roughly 1,000 feet from the northern boundary of Maple Park 3rd. Commissioner Stamson closed the public hearing. Comments from the Commissioners: Ringstad: . This has come a long way in 6 weeks. There are still some concerns from neighbors and at this point I'm going to relying on the City Engineering and hydrologists with the drainage issues. . The major concerns have been addressed. . Agreed with Kansier on the park dedication fees. . Support. L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc 5 Planning Commission Meeting March 27, 2006 Billington: . The Planning Commission gave the applicant very substantial marching orders regarding hydrology issues at the previous meeting. I think they have made substantial strides to mitigate any adverse effects on the neighbors. . Time spent was very productive by the applicant and overviewed very substantially by the Planning and Engineering staff. . Based on what I see here with staffs conditions I will support with the staff carefully watching the process. Perez: . I think great strides have taken place since the last time we met. The majority of the issues have been addressed since the last meeting. . Support. Stamson: . Agreed with Commissioners and staff. The last time we met, we had specific concerns. The developer has done a great job addressing them for the most part. . There are still a few questions regarding drainage but am confident the Watershed District, staff and developer can work them out. . Support. MOTION BY BILLINGTON, SECOND BY RINGSTAD, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT SUBJECT TO THE LISTED CONDITIONS. Vote taken indicated ayes by all. MOTION CARRIED. This matter will go before the City Council on April 17 , 2006. B. #EPO 13 & 213 (continued) Tollefson Development has bmitted a preliminary pIa nd planned unit development application fo development to be known as Hickory hores, consisting of 80 single family ho sand 38 townhomes. Planning Director Jane sier presented the Planning Re rt dated March 27, 2006, on file in the office of the City ing Department. This development was originally s mitted by Gil roperties, and considered by the Planning Commission at the meeting Decem r 12, 2005. There were a number of outstanding issues that needed to be addi e efore this proposal could move forward, so the Planning Commission tabled this ite . The property owners extended the deadline for City action until May 15,2006. In th ean. e, Tollefson Development has taken over the project, and submitted revised ans. Tollefson Development has applie for approval of a dev ment to be known as Hickory Shores on the property I cated at on the south side 0 TH 13 and north and west of Crystal Lake and Rice Lake. The application includes the fo wing requests: L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc 6