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Home My WebLink About4C Towering Woods Townhomes Preplat Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: SEPTEMBER 9, 2018 AGENDA #: 4C PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: CONSIDER THE TOWERING WOODS TOWNHOMES PRELIMINARY PLAT DISCUSSION: Introduction Twin Cities Habitat for Humanity Inc., the property owner, has applied for approval of a Preliminary Plat to be known as Towering Woods Townhomes to be developed as a 12-unit high desity residential subdivision. The subject site is located north of 170th Street, east of Toronto Avenue. History The site was originally created as part of Lot 2, Block 1 of the Towering Woods plat in 1983. As part of that plat townhomes were added north of this site in 1986. The site has remained vacant since 1986. Habitat for Humanity took ownership of the property in 2017. Current Circumstances The current proposal calls for a 12-unit high desity residential subdivision on the site. The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total development site area consists of approximately 1.28 acres. Topography: This area has varying topography, with elevations ranging from the 1004’ MSL along the southern property line to 1020’ MSL at the high point in the northeast corner of the property. Wetlands: No wetlands exist on the site. Access: The main access to the site is currently from 170th Street (the north entrance to The Ponds Parks). 2030 Comprehensive Plan Designation: The property is designated for High Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zoning: The site is presently zoned R-3, High Density Residential. PROPOSED PLAN Lots: The development plan calls for a 12-unit high density residential subdivision of 3 separate buildings each with 4 attached units. Density: Density of the development is based on the net area of the site, which is approximately 1.24 acres. There is a total of 12 units proposed, for an overall density of approximately 9.7 units per acre. This is consistent with the density in the R-3 zoning district. Building Setbacks: The developer proposes to meet the standard building setbacks per the R-3 zoning district as follows: Parks / Trails: No parkland is proposed with this site therefore a parkland dedication fee payment will be applicable to the project. Tree Replacement: Much of the site is wooded and the tree inventory identifies over 2,000 inches of significant trees on the site. In conformance with the Tree Preservation City Code, the applicant has identified that 472 inches (188 trees) of tree replacement with be required with the project. On the included landscape plan the applicant has placed 30 trees. City Staff is working with the applicant to find areas within the site to include more trees in the landscape plan; however, due to the limited site area and steep slopes, the nearby Ponds Park may be utilized for required tree replacement purposes as well per City Code. Access/Street: The applicant proposes to created a private driveway connection to 170th Street for 8 of the residential units. 4 individual driveways are also proposed on the north side of 170th Street for the tuck-under 4-unit building. City Staff would like the applicant to consider eliminating the individual driveways from 170th Street. Also, the applicant will be required to upgrade 170th Street to a full width residential street section. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be extended from the existing services at the north end of the property near the Towering Woods condominiums. Grading / Storm water: The applicant proposes to grade the entire property with the exception of the perimeter areas. A storm water pond will be constructed at the southwestern corner of the development to meet applicable storm water requirements of the site. This storm water pond will be connected to the existing storm sewer system within Toronto Avenue. Fees and Assessments: This development will be subject to the standard development fees including park dedication and trunk utility service charges. Single Family Required (R-1 Zoning) Proposed Front 30’ 30’ Side 15’ 15’ Rear 25’ 34.7’ Conclusion Habitat for Humanity and City Staff have met to discuss the many aspects of the site. As noted in the attached staff memorandums, the applicant must refine the plans to assure compliance with the Public Works Design Manual requirements and City Zoning Ordinance; City Staff believes these comments will not drastically alter the design of the preliminary plat. Therefore, City Staff does advise the Planning Commission to consider recommending approval of the Towering Woods Townhomes Preliminary Plat with the following conditions: · The applicant shall address all comments within the August 30, 2019 City Engineering & Public Works Dept./WSB Memorandum. · The applicant shall address all comments within the September 3, 2019 City Community Development Dept. Memorandum. · The developer shall obtain a grading permit from the City Engineering Department prior to any grading or tree removal on the site. · The Developer shall obtain the required permits from other state or local agencies prior to applicable work on the site. ISSUES: The applicant proposes to develop the wooded site as a high density residential sbdivison and within conformance with the current high density residential Comprehensive Plan guidance and Zoning. Further plan revisions must occur to bring the subdivision application into compliance with the current Tree Preservation City Code and the Public Works Design Manual. These comments are included in the City Staff memorandums and must be addressed prior to approval of the preliminary plat by the City Council. ALTERNATIVES: 1. Motion and a second to recommend approval of the Preliminary Plat for Towering Woods Townhomes subject to the listed conditions, or others that may be added or modified by the Planning Commission. 2. Motion and a second to recommend denial of the Preliminary Plat for Towering Woods Townhomes based upon findings of fact. 3. Motion and a second to table this item to a future Planning Commission meeting and provide the applicant with direction on the issues that have been discussed. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. Development Plans 3. Engineering/Public Works/WSB Memorandum – August 30, 2019 4. Community Development Dept. Memorandum – September 3, 2019 TOWER ST SETORONTO AV SEPONDS PKWY SE PONDVIEW TRL SE Ü Tow ering Woods TownhomesPreliminary PlatLocation Map UPPER PRIOR LAKE GD (904) SPRING LAKE GD (912.8) BLIND LAKE RD(948.7) ARTIC LAKE NE(906.7) MARKLEY LAKE RD( ) HOWARD LAKE NE (957.3) CRYSTAL LAKE NE (943.3) RICE LAKE NE (945) CLEARY LAKE NE CAMPBELL LAKE NE(Not Estab.)Spring Lake SUBJECTPROPERTY SUBJECTPROPERTY OWNER: OWNER:OWNER:OWNER:E X C E P T I O NLEGEND SITE DATA VICINITY MAPof3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\survey\6204_prp.dwgSave Date:08/28/18DRAWN BY:ISSUE DATE:FILE NO:environmentalengineeringsurveying···PRELIMINARY PLATRevisions:Thomas R. Balluff, L.S.I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of MinnesotaPrint Name:Signature:Date:License #:8/28/184036138/28/18JAB/BJS1234TOWERING WOODS TOWNHOMESTwin Cities Habitat for Humanity1954 University Avenue WestSt. Paul, MN 55104TOWERING WOODS TOWNHOMESPrior Lake, Minnesota7 123456OWNER: OWNER:OWNER:OWNER:E X C E P T I O NLEGENDVICINITY MAP123456Twin Cities Habitat for Humanity1954 University Avenue WestSt. Paul, MN 55104of3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comTOWERING WOODS TOWNHOMESPrior Lake, Minnesotaf:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\survey\6204_excon.dwgSave Date:08/28/18DRAWN BY:ISSUE DATE:FILE NO:environmentalengineeringsurveying···EXISTING CONDITIONSSURVEYRevisions:1234JAB/BJS8/28/18Thomas R. Balluff, L.S.I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of MinnesotaPrint Name:Signature:Date:License #:8/28/184036172 E G E G GGE EEGE GGGEEEGEGGGEEof3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\engineering\preliminary\site & utl.dwgSave Date:10/16/18environmentalengineeringsurveying···71.Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota8/28/18 8/28/18Brian F. Kallio, P.E.25817BFKTwin Cities Habitat for Humanity1954 University Avenue WestSt. Paul, MN 55104TOWERING WOODS TOWNHOMESPrior Lake, Minnesota4PRELIMINARY SITE& UTILITY PLANLOCKnow what'sbelow.before you dig.CallREG |||||||||||x x x x x x x x x x xx oheoheoheoheoheoheoheohe>>>>>>>>>>>>>ueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueueutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvutvE G E G GGE EEGE GGGEEEGEGGGEEof3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\engineering\preliminary\grade.dwgSave Date:10/16/18environmentalengineeringsurveying···71.Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota8/28/18 8/28/18Brian F. Kallio, P.E.25817BFKTwin Cities Habitat for Humanity1954 University Avenue WestSt. Paul, MN 55104TOWERING WOODS TOWNHOMESPrior Lake, Minnesota?PRELIMINARY GRADING &EROSION CONTROL PLANFRAMECURBFRAMELOC5 |||||||||||xxxxxxxxxxx xohe ohe ohe ohe ohe ohe ohe ohe >>>>>>>>>>EGEGGGEEEGEGGGEEE GEGGGEE of 3890 Pheasant Ridge Drive NE, Suite 100 Blaine, MN 55449 Phone: (763) 489-7900 Fax: (763) 489-7959 www.carlsonmccain.com f:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\engineering\landscape\6204_land.dwgSave Date:10/16/18 environmental engineering surveying · · · 1. Revisions:Twin Cities Habitat for Humanity 1954 University Avenue West St. Paul, MN 55104 TOWERING WOODS TOWNHOMES Prior Lake, Minnesota Print Name: Signature: Date:License #: Drawn: Designed: Date: I hereby certify that this plan, specification or report 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 James A. Kalkes, RLA 08/23/18 45071 JAK JAK 08/23/2018 L1LANDSCAPE PLAN · ·· ·· · · ·· ·· ·· CITY LANDSCAPE CODE LANDSCAPE LEGEND 34-262 33-261 25-131 (OLD MNDOT 260) & ALL AREAS DISTURBED BY CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKET SODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1) SEED MIX LEGEND (FOR ALL SHEETS) 2 ||||||||||||||||||>>>>>>>EGEGGGEEEGEGGGEEE GEGGGEE of 3890 Pheasant Ridge Drive NE, Suite 100 Blaine, MN 55449 Phone: (763) 489-7900 Fax: (763) 489-7959 www.carlsonmccain.com f:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\engineering\landscape\6204_land.dwgSave Date:10/16/18 environmental engineering surveying · · · 1. Revisions:Twin Cities Habitat for Humanity 1954 University Avenue West St. Paul, MN 55104 TOWERING WOODS TOWNHOMES Prior Lake, Minnesota Print Name: Signature: Date:License #: Drawn: Designed: Date: I hereby certify that this plan, specification or report 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 James A. Kalkes, RLA 08/23/18 45071 JAK JAK 08/23/2018 L2 LANDSCAPE PLAN LANDSCAPE LEGEND 2 |||||||||||x x x x x x x x x x xx oheoheoheoheoheoheoheohe>>>>>>>>>> E G E G GGE EEGE GGGEEEGEGGGEEofTwin Cities Habitat for Humanity 1954 University Avenue West St. Paul, MN 55104 HABITAT FOR HUMANITY Prior Lake, Minnesota f:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\engineering\landscape\6204_tree preservation.dwgSave Date:08/22/18 248 Apollo Dr, Suite 100, Lino Lakes, MN 55014 Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGDRAWN BY:DESIGNED BY:ISSUE DATE:Name:Signature:Date:License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect underthe laws of the State of MinnesotaJamnes A. Kalkes, RLA08/22/1845071JAKJAK08/22/20181TREE PRESERVATION PLAN················TREE PRESERVATIONTP1 L:\19 FILES\19 SUBDIVISIONS\PRELIMINARY PLAT\Tower St - 252310150 - PDEV19-000001\08 30 2019 Towering Woods Townhomes Engineering Memo.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum To: Nick Monserud, Project Engineer Pete Young, Water Resources Engineer From: Kris Keller, Dustin Simonson, Stephanie Hatten Date: August 30, 2019 Re: Towering Woods Townhomes City Project No. DEV19-00000X WSB Project No. 10704-000 We have reviewed the preliminary plat documents submitted for the Towering Woods Townhomes subdivision dated August 18, 2018 (Civil Sheets) and December 6, 2018 (Stormwater Management Plan) as prepared by Carlson McCain. We have the following comments with regards to stormwater management and engineering; General 1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) 2. An in-depth review will take place once final plat plans are submitted. Provide all necessary plans for public and private utilities, streets and storm sewer in accordance with the Public Works Design Manual. Profiles will be required. Plat 1. Additional drainage and utility easements may be required over the individual building lots to accommodate future maintenance of public utilities. Drainage and utility easements need to allow for a 1:1 trench from the invert of the utility with a minimum of 20’ centered on the utility. Site Plan 1. Orient driveways so they are internal to the property and not on a Park Road. Grading 1. There are areas to the west side of Block 1 that are shown to exceed the maximum allowable 4:1 slope. Modify the grading in this area. 2. Show 1’ existing and proposed contours. 3. Label all proposed contours. 4. The grades off of the back of the buildings for Block 1 exceed 10:1 and are between 3:1 to 4:1 from the back of the building down to the pond. Towering Woods Townhomes August 30, 2019 Page 2 5. Retaining walls over 4’ in height will require a retaining wall permit from the City, be designed by a Minnesota licensed registered engineer, and have a fence constructed on top of the wall. a. Ownership and future maintenance of any retaining walls should be addressed in the developer’s agreement or with the homeowner’s association Hydrology and Stormwater Management 1. Discharge rates for proposed conditions are greater than those for existing. The Applicant has stated that the site discharges into an existing regional basin called McDonalds Pond and that the rate requirement is not a criterion for the project. Please confirm if this is accurate. 2. Provide a water quality model showing that the site meets the City’s water quality requirement of 60% TP and 90% TSS removal. 3. Provide onsite infiltration tests to confirm the design infiltration rate of existing soils. 4. Show the HWL on the plan set for the infiltration basin. 5. Add bottom elevation to the infiltration basin detail. 6. Show emergency overflow routes and elevations using arrows from all low points. All low points in the street must have EOFs designed for the 100-year storm event. 7. Confirm the infiltration basin drains within the required 48 hours. 8. Pretreatment is required prior to stormwater discharge into the basin from the pipe inlet. 9. Please add the 15” RCP outlet pipe from the infiltration basin into the HydroCAD model. 10. The EOF is shown to be utilized in the 10-year rainfall event. EOF elevation should be designed to contain the 100-year rainfall event. 11. Provide outlet detail for the infiltration basin on the plans including size, grate type, etc. 12. Approximate elevation of excavation to granular soil for the infiltration basin is labeled as 998.0. The soil borings show an elevation closer to 996.5 is needed to remove the clay soil. Please confirm and label the correct elevation on the plans. 13. Provide maintenance agreement for stormwater management BMP’s. 14. Provide analysis of existing storm sewer network from new connection point to regional basin to verify capacity. SWPPP 1. Because the construction activity results in a land disturbance greater than 1 acre, a SWPPP must be provided meeting the requirements of the NPDES Construction Stormwater Permit. Towering Woods Townhomes August 30, 2019 Page 3 2. Provide a note on the plans specifying that all down gradient sediment control BMPs shall be installed prior to land disturbance. The City must inspect and approve these BMPs before land disturbance may occur. 3. Slopes greater than or equal to 3:1 shall have approved erosion control BMPs installed immediately after finished grading. Please identify these areas on the plans. 4. Provide a copy of the NPDES Construction Stormwater Permit prior to start of construction. Utilities 1. The streets in the development are all private. Define where the publicly maintained sanitary sewer and watermain ends and the privately maintained sanitary sewer and water services begin. a. There is less than 10’ (7’) separation on all of the service lengths between the water and sanitary sewer. b. Provide and show whether the townhomes are serviced individually with curbstop/shutoffs on the outside or through a joint service that is distributed internally. 2. Provide maintenance agreements outlining future responsibility and care of private water and sanitary sewer services. These agreements will need to be recorded against the property prior to construction. 3. The depth of the sanitary sewer at MH-2 is just over 5’ (5.2’) and continues to get progressively shallower to the cleanout at the end of the sanitary sewer service (3.9’) for Block 2. a. Provide insulation for all sanitary sewer or watermain with less than 6’ of cover 4. The Fire Marshal will review previous and proposed hydrant locations to verify adequate coverage is met for both existing and proposed buildings. 5. All proposed hydrants shall be new and not salvaged and reinstalled. 6. Several trees on the landscape plan are shown on top of proposed sanitary, storm, and water lines. Trees should be a minimum of 10 feet from proposed utility lines. 7. Provide storm sewer design calculations. Storm sewer facilities shall be designed for a 10-year 24-hour rainfall event. Pipe size and grade shall be greater than 15” ID and 0.5% slope. 8. Show on the plans all inverts, sizes, pipe types, and slopes for the proposed storm sewer. 9. Public watermain will need to be re-routed so that it falls within the center of the easement. 10. Show surveyed existing watermain to the north property line. Streets Towering Woods Townhomes August 30, 2019 Page 4 1. The restoration of the bituminous associated with the installation of storm sewer along Toronto Avenue will need to extend to the centerline of the road. 2. 170th Street will need to be improved to the City standard residential section from Toronto Avenue to the eastern property line of the development. Street sheets will need to be provided showing vertical curves. 3. Provide turning templates that demonstrate that private streets allow for access for fire and garbage trucks as well as City vehicles to be able to access all public manholes and hydrants. 4. There is a retaining wall with a 2’ drop less than 3 feet from the end of Street B with an additional 8’ drop 4.5’ further. Use additional signage or bollards to warn of the hazard. 5. Provide a stop sign at the exit of the development. 6. Verify trees are out of the site triangles at the development entrance. 7. There is not enough length at the ends of Streets A and B to allow the last lots on the end to back out of their driveways into the street and pull forward away. 8. Provide the type of driveway entrance proposed to transition into 170th Street. 9. Show street section for private streets. Curb and gutter are required within the property. 10. Miscellaneous 1. Explain the purpose of using sidewalk that serves both the back and front of the lots for Block 2 but not for the other lots/blocks. Prior Lake-Spring Lake Watershed District Comments [provided 12/12/2018] 1. City should review regional basin assumptions to confirm that this site is within the regional pond watershed and that the hydrologic calculations assumed a developed condition consistent with proposed land use. [NOTE: site is within the regional pond watershed and original calculations assumed developed condition consistent with proposed land use] 2. An additional catch basin should be considered on east side of Street A, east of the infiltration basin, to capture additional impervious surface. 3. Revise developed condition HydroCAD modeling is warranted to: a. reflect that the eastern portion of the site is not tributary to the infiltration basin (i.e. a fair amount of Proposed Subwatershed 2 is not tributary to the infiltration basin), b. account for directly connected impervious surface separately, not as a composite CN, and, c. accurately represent the hydraulics of infiltration basin outlet structure. 4. Additional infiltration basin notes should be added to the construction plan to better ensure the basin will function as an infiltration practice. Suggestions include: a. specification of the backfill material for the subcut to SP soils, Towering Woods Townhomes August 30, 2019 Page 5 b. revised the approximate subcut elevation to 996 to be consistent with borings, and, c. specify field observation/acceptance by (city?) engineer that SP soils are reached before backfill. 5. Revise the plan to add a knife gate for the infiltration basin draintile. 6. Add knife gate and cleanout details for infiltration basin draintile with proposed caps and inverts. 7. Modify the infiltration basin planting medium to 80% sand, 10% compost, 10% peat in order to reduce P-leaching potential in the event that infiltration is not successful and the basin is managed as a biofiltration basin. 8. Plans should be revised to include construction sequencing / means and methods of protecting the infiltration basin during general construction activities. Is it kept offline or used as a temporary sediment basin until stabilization of upstream areas and then final excavated/backfilled with proposed backfill and planting medium. 9. The basin appears to exceed District standards but we will hold off on final assessment until the District receives response to these comments. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community Development Department has reviewed the Preliminary Plat for the subject project with a plan date of 8-28-18 and we have the following comments: General 1. Development fees – The following development fees are to be collected at the time of final plat approval: Park Dedication ($3,750/unit) Trunk Water ($7,506/net acre), Trunk Sanitary Sewer ($4,450/net acre), Trunk Storm Sewer ($6,735/net acre), and a 4% administrative fee and 5% construction observation fee based on the total estimated construction costs (which include grading and public utility connections). Preliminary Plat 1. Tree Preservation – Tree removal plan identifies 2,111 inches of significant trees on the site and 472 inches of trees to be replaced. Increase tree replacement identified on landscape plan to meet required replacement of 472 inches or revise grading plan to save more existing trees. Alternatively, some tree replacement may be satisfied by other means in City Code including replacement allowed within the nearby Ponds Park area. 2. Retaining Walls – Revise the retaining walls along the western property line to reduce all walls within 15 feet of the property line to a maximum height of 4 feet. 3. Monument signage – Will a monument sign be incorporated? If so, identify sign location on plans. 4. Townhome Density – The net area of the site 1.24 acres with 12 units proposed. This accounts for a potential of 9.6 units/per acre. This density of the residential units indicates that it meets the minimum of 7 units per acre necessary for high density residential zoning. Date: September 3, 2019 To: Chad Dipman, Twin Cities Habitat for Humanity From: Jeff Matzke, Planner Subject: Towering Woods Preliminary Plat, City Project #DEV19-000001