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HomeMy WebLinkAbout09(B) - Consider Adoption of a Resolution to Approve the Parkwood Estates Preliminary Plat ReportMu s hto w n R d SERidgewood Ct SEFishPointRd SEDeer f i el dDr HorizonT r l S E BurrOak Ln SE P a r k w o o d D r S E Deer fie l d Ln SE WestOakPoi n t Dr BussePkwy SEPondsedg e L n S E East Oak PointDrPondsPkwy SE 12 77 44 42 27 21 87 16 23 15 18 82 78 17 79 83 14 70 Parkwood Estates 17551 Mushtown Road SE Preliminary Plat and Conditional Use Permit X:\Planning\Location Map\Location Map Template\Parkwood Estates Location Map.aprx 0 300 600 900 1,200 1,500 Feet 1 PRELIMINARY PLAT APPLICATION NARRATIVE February 16, 2021 PARKWOOD ESTATES Prior Lake, MN for CNC Development VII, LLC James R. Hill, Inc. 2999 W. County Road 42, Ste. 100 Burnsville, MN 55306 952-890-6044 CNC Development is pleased to present the preliminary plat application for Parkwood Estates, a 55-lot single family residential project. The development proposal incorporates single family home sites interspersed among the woods and wetlands located throughout the site, together with the extension of Fish Point Road from its present southerly terminus to Mushtown Road. This property has long been owned by the Radanke family and is located at 17551 Mushtown Road, Prior Lake and is comprised of two parcels. The site lies south of The Ponds Park with Thomas Ryan Memorial Park nearby to the southwest. See Figure 1. The west parcel encompasses the approximate 3-acre farmstead, 15 acres of farmland and 10 acres of open space. The east parcel is nearly 20 acres of open space predominately covered with woods and wetlands. The east parcel abuts the Deerfield 10th Addition townhome development on the north, platted in 2002, and abuts Jackson Estates on the south, which is a rural-residential development platted in 1987. The south entrance to The Ponds Park lies along the west side of the property. The development proposal presented includes a request for a Conditional Use approval to apply Cluster Housing practices which would allow for decreases in minimum lot width and minimum lot area. The implementation of Cluster Housing will allow for the R1-Zoned equivalent base density to be developed on the property while increasing the opportunity to preserve portions of the site in a natural state. Figure 1 – Pre-development Parkwood Estates – 2020 Image, Scott County GIS Site Site HOUSING TRENDS CNC Development has developed and is currently developing residential neighborhoods in several communities. There is a large segment of the housing market that presently is offering a product line that fits within a 50-foot-wide building pad, which allows for construction of a home that aligns with current price trends and buyer preferences. Allowing for 10-foot side yard setbacks (standard for Prior Lake R-1 Zoning), arrives at a 70-foot-wide minimum lot width. Developed lots are planned to be sold to OneTenTen Homes and Brandl Anderson Homes. Both builders partner often in developments and have a substantial variety of home models to offer. Sample renderings from both builders are appended to the narrative. CLUSTER DEVELOPMENT OPTION Parkwood Estates is a site that is suited to embrace the Cluster Housing option, as allowed by Conditional Use. Application of Cluster Housing in the land planning process provides the opportunity to develop a site that is superior to that which could be developed under Prior Lake 1102.400 R-1 Zoning Code, applying 86-foot-wide lots. To demonstrate this, a comparison has been made to analyze the potential differences between the 86-foot plan and the 70-foot plan. Lot dimension criteria compares as follows: CRITERIA 86-FOOT-LOTS 70-FOOT LOTS FRONT YARD - ft 25 25 SIDE YARD - ft 10 10 REAR YARD - ft 25 25 LOT WIDTH - ft 86 70 LOT AREA -sq ft 12,000 10,150 The remaining standards of the R-1 district would remain in effect. Of the 55 lots proposed, 12 lots are proposed to have a lot area less than 12,000 sq. ft. Two Site Impact Exhibits have been prepared, illustrating a layout configuration using 86-foot- wide minimum lots and the proposed cluster housing option with 70-foot-wide lots. Both exhibits depict 55 lots. The cluster option allows for the equivalent number of lots to be constructed with an approximate 11% reduction in disturbed area, nearly 15% reduction in impervious, reduced impact to wetlands and buffers and nearly 1,000 feet less of streets and utilities to construct and maintain. Furthermore, cluster configuration allows for preserving nearly five acres of woodland canopy in a permanent conservation easement. A summary of the estimated impacts is shown in the table below: COMPARISON OF SITE IMPACTS SITE FEATURE 86-FOOT-LOTS 70-FOOT LOTS % Reduction TOTAL PLAT AREA 47.53 ac 47.53 ac no change NO OF LOTS 55 55 no change DISTURBED AREA 31.18 ac 27.78 ac 11% WETLAND AND BUFFER IMPACT 0.69 ac 0.44 ac 0.44 ac APPROX. LENGTH OF 60' STREETS 3,760 ft 2,760 ft 27% IMPERVIOUS STREETS AND WALKS 6.05 ac 5.15 ac 15% PRESERVED TREE CANOPY 0 ac 4.7 ac 4.7 ac The comparison of the two Site Impact Exhibits indicates the 70-foot-wide cluster option has significantly less impact to the property and tree canopy. Furthermore, there is less impervious surface and stormwater runoff and less public infrastructure to maintain. The data and exhibit support the assertion of the Cluster Option being a superior application to the development. PROPOSED CUSTOM LOTS On the east side of the property is developable land area but has accessibility issues due to the accessibility being restricted by wetlands. The preliminary plat proposes two lots that are suited for customized development and home siting. Lot 10 Block 2 and Lot 11 Block 3 are located on the east portion of the plat. Both lots have adequate lot area and buildable area to meet the Cluster Lot dimensions and setbacks. It is envisioned that the two lots will be lower than the elevation of the public sewer and will require a private sewage pump. Each lot will have its own water and sewer connection to public sewer and water. To minimize impact to the wetland, a shared driveway or twin driveways would lie over the common lot line. Driveway grades and pad grades are shown on the preliminary grading plan. However, custom home and landscape design could evolve such that house pad sizes and locations differ from that which are shown. The impacts of the custom lots are included in the Site Impact comparison. TREE PRESERVATION A tree inventory was prepared by Midwest Natural Resources in December 2020. A total of 471 trees were tagged. Of those, 24 were determined to be outside the property boundary and 16 were noted to have health issues. The remaining 431 trees have a total of 6,064 caliper inches. After allowing for exempted tree removal, the proposed development configuration and clearing limits indicate the allowable removal threshold of 35% has not been surpassed. Refinement of tree clearing limits will remain on the forefront as design progresses. SAMPLE HOME RENDERINGS ONETENTEN HOMES – MAVERICK ONETENTEN HOMES – MADISON www.brandlanderson.com THE CarmelLANDMARK COLLECTION www.brandlanderson.com THE CreightonLANDMARK COLLECTION Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community Development Department has reviewed the Preliminary Plat and PUD plans for the subject project with a plan date of 4-23-21 and we have the following comments. General 1. Development Fees – The following development fees are to be collected prior to recording of any approved 2021 final plat application: Park Dedication of 55 lots at $3,750 per lot, Trunk Water ($3,840/net acre), Trunk Sanitary Sewer ($4,700/net acre), Trunk Storm Sewer ($4,160/net acre), and a 6% administrative fee and 8% construction observation fee based on the total estimated construction costs (which include landscaping, streets, public trails, and public utilities). 2. The Planning Commission/City Council will need to weigh the cluster housing benefits against the reduced lot width and area proposed for the project. Preservation of trees and open space particularly in the northeast corner of the site is an added benefit of the lot clustering. 3. Warranty Deeds – Submit draft warranty deeds for any future public ownership Outlots with Final Plat application. Preliminary Plat/Site Plan 4. Conservation Area - Identify Conservation Area on Preliminary Plat, provide markers for conservation signage to be placed at the boundary of the easement areas. 5. Zoning Modifications – The developer requests modifications under the Cluster Housing City Code to the typical R-1 zoning requirements in the following areas: a. Lot size – Min. proposed – 10,000 sq. ft. Min. required (R-1) – 12,000 sq. ft. b. Lot width - Min. proposed – 70 ft. Min. required – 86 ft. 6. Setback Exceptions - Are any decks, eves, cantilevers, or window well pits proposed within the 10-foot side setbacks, 25-foot front setbacks, or 25-foot rear setbacks? If so, they need to be identified as a note on the preliminary plat plan. Grading Plan 7. Retaining walls – Any walls exceeding 4 feet in height will require a building permit application. Date:May 3, 2021 To:Bill Ryan, Rick Osberg From:Jeff Matzke, Planner Subject:Parkwood Estates Preliminary Plat and PUD City Project #DEV21-000003 Tree Preservation/Landscape Plan 8. Tree placement – On landscape plan/details plan, indicate note that placement of all trees shall be a minimum of 5 feet from front property lines within front yards. 9. Tree replacement – No tree replacement as a result of tree removals is required for this development. 10. Landscaping - 2 front yard trees and 4 corner trees are required per lot. Revise proposed landscape plan accordingly. 11. Final tree locations – Tree locations may be subject to change depending on field construction of public/private utilities and maintenance access locations for ponding and utilities. K:\010704-000\Admin\Docs\Parkwood Estates\Parkwood Estates Prelim Plat Review Memo 050321 - WSB Comments.docx701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COMMemorandum To: Nick Monserud, Assistant City Engineer Pete Young, Water Resources Engineer From: Kris Keller, Laura Kivisto, Dustin Simonson, Chuck Rickert - WSB Date: May 3, 2021 Re: Parkwood Estates WSB Project No. 10704-000 We have completed our preliminary plat review of the civil and stormwater plans submitted for Parkwood Estates on April 26, 2021 as prepared by James R. Hill, Inc. The following documents were received: 23778pp-ghost-2.3.pdf PARKWOOD ESTATES – LOT AREA EXHIBIT 04-23-2021.pdf PARKWOOD ESTATES – PRELIMINARY PLAT EXHIBITS 04-23-2021.pdf PARKWOOD ESTATES – SITE IMPACT EXHIBITS 04-23-2021.pdf PARKWOOD ESTATES – STORMWATER REPORT 04-23-2021.pdf Parkwood Estates Prelim Plat Review Memo 031721 (JRH RESPONSE).docx Parkwood Estates_Preliminary Landscape Set_4-22-2021.pdf Randake Existing 1.1.hcp Randake Proposed 1.4.hcp Comments are provided within this Memorandum and in the corresponding redlined plan set. Please note that not all comments within the plan set are in the Memorandum. We have the following comments with regards to stormwater management and engineering. Greyed out comments have been addressed. Red comments are new to this review. Comments in standard text still apply. 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, County, etc.) 2. An NPDES permit is required as the site exceeds 1 acre of disturbance. 3. Plans shall be signed by a Civil Engineer Registered in the State of Minnesota. Plat 1. Provide drainage and utility easements for all drainage swales that convey water from one lot across another a. The width of the easement should be a minimum of 10’ with at least 5' on either side of the center of the swale Parkwood Estates May 3, 2021 Page 2 i. Several easements added. ii. Address drainage from southeast of the Street A cul de sac and Lot 11 across Lot 10 Block 3 2. Please note which Outlots will be dedicated to the City and which will be privately owned. 3. Provide drainage and utility easements for all public utilities running across private property. a. The width of the easement should be at least two times the greatest depth of the utility with a minimum of 20' centered on the utility i. Provide additional easement for the storm sewer between Lots 25 and 26 Block 1 ii. Verify easement widths with storm sewer profiles and proposed grades. Streets/Trails 1. Based on the proposed site plan the anticipated traffic generation would be 519 vehicle per day (vpd), 41 AM peak hour trips and 54 PM peak hour trips, assuming 55 single family lots on the site. 2. Fish Point Road and Mushtown Road are both Major Collector roadways in the City’s 2040 Comprehensive Plan. Fish Point Road has an existing ADT of 3700vpd and projected 2040 ADT of 4800vpd at Eagle Creek Avenue (CSAH 23). Mushtown Road has an existing ADT of 4000vpd and a projected 2040 ADT of 450vpd. 3. With the proposed extension of Fish Point Road, traffic will be redistributed using the new Mushtown Road intersection. A traffic analysis/study should be submitted with assumptions of the proposed and future development(s), and redistribution of traffic to determine whether or not turn lanes and/or traffic control improvements will be required on Fish Point Road at Mushtown Road or Street B/Street C. a. Traffic analysis/study in progress 4. A sight line analysis shall be completed for all intersections including the intersections on Fish Point Road at Street B/Street C, Street A and Mushtown Road. 5. The final plans should include a signing and pavement marking plan, including at a minimum, locations of stop signs, street signs, pedestrian crossing signs, street striping and pedestrian crossing striping. 6. Street Profiles a. Provide street profiles that show the proposed street grades and vertical curves. b. Identify centerlines of connecting streets at intersections in profile views. c. Vertical curves need to meet the minimum required K value (30 for crest curves, 36 for sag curves) for 30 mph. d. Applicant indicated proposed vertical curves discussed and approved by the City 7. Provide horizontal curve/alignment information for all roads. a. Curves must meet a 30 MPH design speed and shall have a minimum 250’ centerline radius b. Applicant indicated proposed horizontal curves discussed and approved by the City Parkwood Estates May 3, 2021 Page 3 8. Provide typical sections for all roads a. Include proposed curb types i.Provide typical section for Mushtown Rd ii.Note, recycled material is not allowed for aggregate base. b. Include supporting geotechnical information 9. Provide a permanent cul de sac at the southeast end of Street A meeting designed per City Detail Plate #605 a. Update the right of way on the plat in that area accordingly b. Cul de sac updated – Applicant proposed to extend the right of way to the property line as previously shown with the cul de sac to be constructed to standard dimensions with curb and a roadway easement over the portion outside of the right of way. (Note proposed cul de sac is 46’ to BOC; City Detail Plate #605 is 47’ to BOC.) ROW shall be provided over the entire cul-de-sac and appropriate boulevard in accordance with City standard plates. 10. There will need to be discussions about the driveway locations for Lots 10 and 11 Block 3 and their relation to utilities and drainage and utility easements. 11. With final plat plans, cross sections shall be provided for Mushtown Rd. every 25’ to see how it will tie in the existing Township ditch. Stormwater Management 1. Drainage Areas and Modeling a. Define a time of concentration value for 4S in the existing and proposed HydroCAD model. b. Acknowledge the runoff for 4S in the existing and proposed conditions rate control analysis even though the drainage area is not changing from existing to proposed conditions. c. Adjust the storage range for 13R to capture all the water. d. Update the impervious acreage on the proposed drainage area map to match HydroCAD. e. The proposed 6S drainage area acreage differs between the proposed drainage area map and the HydroCAD model. Please update. f. Submit the .hcp model for review. g. Clarify the existing and proposed impervious area for the site. The total acreage differed between the SWPPP and the stormwater report. 2. Rate Control a. A portion of the development utilizes wetlands in the rate control analysis. This is acceptable, but documentation must be provided showing that the wetland is eligible per the requirements of Section Six in the Public Works Design Manual and that discharge out of a utilized wetland is kept at or below the following schedule: Parkwood Estates May 3, 2021 Page 4 i. 2-year: 0.05 cfs per tributary acre ii. 10-year: 0.15 cfs per tributary acre iii. 100-year: Existing peak flow b. Preliminary analysis shows that the proposed ultimate site discharge to the receiving waterbody is less than the existing discharge without considering the wetland storage in the rate control analysis. Please provide a similar analysis in the rate control section of the stormwater management report to show that the wetlands are not used to meet the rate control requirements and therefore are not subject to the schedule outlined in 2a. 3. Volume Control a. A portion of the impervious runoff is routed to a wet basin that does not provide any volume reduction. Please provide documentation showing that Volume Control Standard 2 is met for the site (site runoff shall have no net increase from pre-project conditions on an annual basis of volume, total suspended solids, and total phosphorus). b. Pond 9P does not provide any volume control because the outlet elevation coincides with the filtration basin elevation. Water is not held back and allowed to filtrate. c. Volume control credit may only be taken for the impervious area routed directly to the BMPs. Calculations show that the volume control requirement is not met. BMP Impervious Draining to BMP (ac) Required Volume Control (cf) Provided Volume Control (cf) Can Take Credit for (cf) North NURP 3.028 10,992 26,920*10,992 Fish Point NURP 4.644 16,858 0 0 South NURP 0.789 2,864 0 0 Untreated 1.719 6,240 0 0 Existing -1.33 -4,828 0 0 Total 8.85 32,126 26,920*10,992 *48-hour drawdown for the provided filtration surface area not met; this value will be reduced. 4. Water Quality a. NURP basins have been adequately sized to meet water quality requirements of 60 percent TP and 90 percent TSS removal. 5. HWL and EOF requirements a. Low opening elevations shall be at least 2 feet above the EOFs, including street and backyard low point EOFs. i. Please clearly label the EOF elevation and the low opening of the adjacent homes. As currently designed, there appears to be several homes with less than 2 feet of separation from the EOF to the low opening. Parkwood Estates May 3, 2021 Page 5 b. Define the EOF from Pond 9P to wetland G in more detail to convey water away from the Block 3 Lot 6 home or provide 2 feet of freeboard between the pond HWL and the building LFE. c. Label the EOF elevations from Pond 9P and Pond 10P to ensure that the EOF is 1 foot higher than the 100-year HWL. d. Label the EOF elevation of Pond 8P. e. The pond berm shall be 2 feet higher than the 100-year HWL. 6. Filtration a. Ensure storm sewer discharge velocities into the pond are non-erosive. b. Include at least 2 observation/cleanouts per underdrain. c. Install underdrains with a minimum of 0.5% slope. d. With the provided filter bench area, calculations show that the basins will take longer than 48 hours to draw down the water quality volume. Please provide an analysis for the drawdown times of the basins and ensure the requirement is met. 7. Basins and Modeling a. Modify the outlet elevation listed on the plans for Pond 9P to match HydroCAD and the outlet control structure detail. b. Add the weir wall at 961.20 to the Pond 9P outlet in HydroCAD. Grading 1. Retaining walls over 4 feet in height or have more than two tiers shall be designed by a Minnesota registered professional engineer, need a building permit, and have a fence constructed on top of the wall. a. All retaining walls shall be located on private property and be privately maintained. Each wall will require a separate retaining wall permit with engineering design and consultant review. These costs are separate from the development costs and are established on a permit by permit basis. 2. Contours near the house pads show 2:1 slopes. Maintained slopes are required to be 4:1 or flatter. Revise accordingly. Applicant indicated they had discussed with City and is acceptable practice. 3. Maintain drainage within drainage and utility easements. Some adjacent lots have larger (1.5'+) discrepancies between surface elevations at the front or back of the house pad and might require additional grading, holding down the grade at the house, or a retaining wall at the time of building permit to prevent water from crossing the adjacent lot outside the drainage and utility easements. 4. Grading Plan Notes: a. Clarify notes to state that perimeter and sediment control BMPs should be installed by the contractor and inspected by the City prior to any site work. b. Add a note to the plans stating that slopes greater or equal to 3:1 shall have approved erosion control BMPs installed immediately after grading is finished. 5. Ponding within the park, shall have a berm no less than 10’ tall and planted with pine trees to provide screening from park and archery range. Parkwood Estates May 3, 2021 Page 6 Utilities 1. Storm Sewer a. Inlet elevations shall match the pond outlet elevation. Adjust the invert elevation of FES-500 into Pond 10P. i. Adjust the invert elevation of the inlet FES into Pond 9P to match the outlet elevation. b. Flared end sections are required where storm sewer exists a ponding area. Pond outlets shall provide floatable debris skimming. Revise the outlet control structures for Pond 10P and Wetland F to meet requirements. c. Provide rational calculations for the storm sewer. Storm sewer facilities shall be designed for the 10-year 24-hour rainfall event. d. Storm sewer pipe diameter shall be a minimum of 15 inches with a minimum slope of 0.5%. e. Route CBMH-701 to CBMH-107 to direct Mushtown Road impervious area to a treatment basin in lieu of directly to a wetland. f. Catch basins at the intersection of Fish Point Road and Street A shall be designed to collect drainage on the upstream side of the intersection. g. Provide the MnDOT standard rip rap detail for the rip rap at the storm sewer outlets. 2. Sanitary Sewer - Applicant indicated that all comments to be addressed with Final Plans a. The size, type, and class of all sanitary sewer services shall be noted on the plans. b. When the sanitary sewer mainline is constructed with ductile iron pipe, the sanitary sewer services shall be constructed with Class 52 ductile iron pipe from main line sewer to the 45 degree bend. c. The maximum depth of the sanitary sewer service at the ROW line shall be 10’ unless documented by a proposed house or building elevation that justifies a deeper service. d. Install service risers where cover over the top of the sanitary main is greater than 12’ or as directed by the engineer. e.Provide 10 gauge tracer wires for the sanitary sewer services for locating purposes and shall be installed in accordance with the MN Rural Water Tracer Wire Specification. The tracer wire should connect to a tracer wire access box at the easement (see Plate #401). a. Show the existing and proposed sanitary sewer in plan and profile view, along with other existing and proposed utilities in the construction zone. b. The construction plans for water main and sanitary sewer shall include the lowest elevation of all houses or buildings to be served. c. The City is in the process of determining whether there is a need for a lift station. Further direction will be provided following the results of this evaluation. Parkwood Estates May 3, 2021 Page 7 d. Describe and label the connection to EX. MH 16A. i. Connection requires a KOR-N-SEAL connection or approved equal e. There will need to be discussions about the sewer and water services for Lots 10 and 11 Block 3 and their relation to existing/proposed grades, other utilities, driveways, and drainage and utility easements (use of grinder stations, etc.). f. The City is currently evaluating the proposed sanitary sewer as a permanent solution. Please note that there still may need to be a lift station and a force main installed along Mushtown Rd and 180th Street to the sewer designed to take this developments waste water. As soon as a decision is made we will notify the developer. 3. Watermain – Applicant indicated that all comments to be addressed with Final Plans a. All water fittings should be labeled as to size and type such as bends, tees, plugs, etc. b. The size, type, and class of all water services shall be noted on the plans. c. Developers are responsible for constructing the services to the easement line which is approximately 10’ beyond the right of way line. d. Provide a minimum of 18” vertical separation for all watermain crossings with sanitary and storm sewer. Also, other utilities that cross the watermain shall cross at a 90 degree angle, if possible, with the minimum requirement of a 45 degree angle for the crossing. Provide insulation for all storm sewer crossings. e. Show on plans the existing and proposed watermain in plan and profile view along with other existing and proposed utilities in the construction zone. f. The City would like to partner to drill and extend watermain to 180th Street to the southeast. This would be reimbursed with the development agreement. Further discussion is needed. City will perform an independent city led project that will be coordinated with the development. g. Identify and address potential utility conflicts where the storm sewer is deeper (greater than 6’) or the sanitary sewer is shallower (less than 10’) with the watermain. h. Fire official to verify fire protection particularly for lots 21 and 22 Block 1 where the hydrants are further apart. i. Provide turning movements for the proposed cul de sac and the southeast end of Street A. Fire official to review emergency access. Miscellaneous 1. Utilize current City of Prior Lake Design Manual and Standard Detail Plates SWPPP 1. Drainage areas over 5 acres require a temporary sediment basin. Indicate on the erosion control plans. 2. Include existing impervious area in the SWPPP. Parkwood Estates May 3, 2021 Page 8 3. Protect the filter benches from compaction or sedimentation during construction. Wetland 1. The development has an approved wetland delineation but not an approved wetland impact permit. Wetland impacts will need to be approved under WCA. a. Applicant indicated this was in process.