HomeMy WebLinkAbout5C - Golden Ponds
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Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
AGENDA ITEM:
SUBJECT:
PREPARED BY:
PUBLIC HEARING:
CASE NO.:
DATE:
INTRODUCTION:
PLANNING REPORT
5C
PUBLIC HEARING TO CONSIDER A REQUEST FOR
APPROVAL OF A PRELIMINARY PLAT TO BE KNOWN
AS GOLDEN PONDS AND APPROVAL OF VARIANCES
TO THE MINIMUM LOT AREA AND FRONTAGES FOR
THE R-1 SHORELAND DISTRICT
JANE KANSIER, PLANNING DIRECTOR
X YES NO NA
#EP06-117
JULY 24,2006
Bakken Development has applied for approval of a development to be known as Golden
Pond on the property located northeast of Wedgewood Lane (Spring Lake Township),
east of Sunray Boulevard, south of MN TH 13, and west of Rice Lake. The application
includes the following requests:
. A Preliminary Plat consisting of 27.317 acres to be subdivided into 34 lots for single
family development.
. Variances to the minimum lot area and lot width requirements.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 27.317 acres. The net site area, less existing
wetlands, is 24.698 acres.
Toooaraohv: This site has a varied topography, with elevations ranging from 998' MSL
at its highest point to 952' MSL at the lowest point. The majority of the site currently
drains towards the wetland located at the center of the site. The eastern portion of the
site drains towards Rice Lake.
Veaetation/Existina Uses: There is an existing house and outbuildings located at the
southwest corner of the site. These buildings will be removed. The south half of the
site is heavily wooded. The north half of the site has been cropland and pasture. A tree
inventory identified 4,730 caliper inches of significant trees on the site. This area is
identified as part of the Natural Maple/Basswood Forest on the City of Prior Lake
Natural Resource Inventory. The site is subject to the Tree Preservation requirements.
Wetlands: There are four jurisdictional wetlands located on the site, totaling 3.9 acres.
The plan proposes to impact 1.07 acres of the wetlands. The impacted wetland is a
small wetland located on the north side of the site. The impact will be mitigated on the
site. The Technical Evaluation Panel (TEP) has reviewed and approved the wetland
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Page 1
Phone 952.440.9675 / Fax 952.440.9678
mitigation plan. The City Council will be asked to approve the plan as part of the
preliminary plat review.
Access: Access to the site is from Turner Drive, located in Maple Glen 2nd Addition to
the west. Turner Drive will also connect to Hickory Shores on the north side of the
development. The proposed plat also provides for a future connection to the property to
the south. Access to the property directly east of this site, along the shoreline of Rice
Lake, is part of a larger parcel with access from 180th Street to the south.
2020 Comorehensive Plan Desianation: This property is designated it for Low to
Medium Density Residential uses.
Zonina~ The site presently zoned R-1 (Low Density Residential). The R-1 district is
consistent with the existing R-L/MD designation. This district permits a maximum
density of 3.6 units per acre.
Shoreland: A portion of this site is also located within the Rice Lake Shoreland District.
Rice Lake is designated as a Natural Environment Lake; the minimum lot area and lot
width requirements for this lake are 20,000 square feet and 100 feet, respectively.
PROPOSED PLAN
Lots: The preliminary plat consists of 34 lots for single family dwellings. The lots range
in size from 16,000 square feet to over 39,000 square feet; lot widths begin at 90 feet.
The applicant is requesting variances to the minimum lot area and lot width for the lots
less the 20,000 square feet and 100' in width. The rationale for the variances request is
discussed later in this report.
Streets: This plan proposes three new public streets, as listed below.
. Turner Drive is located on the north side of the plat and extends 800' from Maple
Glen 2nd Addition on the west to Hickory Shores on the north. The street is
designed as a local collector street with a 66' wide right-of-way and a 32' wide
surface.
. Golden View Lane is a north-south street extending 1,300' from Turner Drive to
the south boundary of this plat. It is designed with a 55' wide right-of-way and a
28' wide surface.
. Maplewood Drive is a 500' long cul-de-sac located on the south side of the plat,
west of Golden View Lane. It is designed with a 50' wide right-of-way and 28'
wide surface.
SidewalkslTrails: Sidewalks are located along the north side of Turner Drive and along
the west side of Golden View Lane.
Parks: There is a 1.25 acre neighborhood park located in the northwest corner of this
site. This park becomes part of the 29 acre park system stretching from 170th Street to
TH 13 in the Heritage Landing, Hickory Shores and Maple Glen developments. This
portion of the park is relatively flat upland, and will be the site of a playground structure.
The land dedication satisfies 50% of the required dedication. The remaining
requirements will be satisfied by a cash dedication calculated at 50% of the total lots
times the current per unit cash dedication.
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Sanitary Sewer: The sanitary sewer in this development is designed to flow to a lift
station located at the center of the site on the west side of Golden View Lane. The lift
station will then pump the sewage back to the gravity line located in Maple Glen 2nd
Addition. The sanitary sewer lines are extended to the south and west property
boundaries to provide for future connections.
Water Mains: Water main will be extended from the existing line located in Turner
Drive. The development plans also provide for future connection to the west and to the
south.
Storm Sewer: The stormwater runoff on this site is directed via storm sewer pipe and
grading to a pond located on the east side of Golden View Lane. This pond is sized to
handle this runoff as well as some of the runoff from the Hickory Shores development.
Densitv: The development proposes 34 single family units. The net density in this plan
is 1.24 units per acre. The proposed density is consistent with the maximum 3.63 units
per acre permitted in the R-1 Use District.
Landscapina:, Single family developments require at least 2 front yard trees per lot.
The developer has not provided a landscaping plan for this development.
Tree Replacement: The applicant has submitted an inventory identifying 4,730 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 47% of the total caliper inches of significant
trees on the site. The plan does not identify the number to be removed for roads and
utilities from those removed for building pads and driveways. The tree inventory needs
to be revised to include this breakdown.
ANAL YSIS:
The density and overall layout for this subdivision is consistent with the Zoning
Ordinance criteria. However, as noted earlier, some of the lots do not meet the
minimum lot area and lot width requirements, so the developer is requesting variances
to these provisions.
The original preliminary plat for this development was revised at the suggestion of the
staff. The City Council created a Tree Preservation Task Force to look at the provisions
of the Tree Preservation Ordinance (see Agenda Item 7A). The Task Force has been
working on a new Tree Preservation Ordinance. A component of the potential
ordinance is a mechanism intended to provide flexibility in areas identified high and
moderate quality natural environments, identified by the Natural Resources Inventory
recently completed by the City. The intent of this section is to offer a process that will
provide maximum design flexibility, without the need for a full-fledged Planned Unit
Development. This process allows the developer to modify street right-of-way and
surface widths, lot areas and lot widths, and structure setbacks. Its scope is more
limited than a standard Planned Unit Development in that it does not allow increased
density or unit types not otherwise permitted. The idea is to preserve the natural
environmental features.
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This site is identified as a quality natural environment, specifically for the
maple/basswood forest located on the site. The staff used Golden Pond as an example
to illustrate how the proposed ordinance could work, and what the benefits would be. In
this case, the flexibility saves, at a minimum, 24 16" to 36" maple trees (480 total caliper
inches). Once we had identified this benefit, the staff and the Task Force felt this
opportunity should not be lost and we should try to carry this plan forward, even though
the ordinance is not in place. Since the preliminary plat application was not yet
complete, the developer was amenable to revising the plan as suggested. The proposal
also provides the developer significant cost savings in terms of tree replacement and
infrastructure.
As mentioned, a new tree preservation ordinance has not been adopted, so the
variances are necessary. The staff discussed this proposal with the DNR, and they
have no objections to the variances. The DNR feels the environmental benefits provide
a justification for the reduced lot areas and lot widths.
The Engineering Department has also listed several necessary revIsions to the
preliminary plat; however, none of these affects the overall design of the plat.
DISCUSSION:
Variances: Section 1108.400 states that the Board of Adjustment may grant a variance
from the strict application of the provisions of the Zoning Ordinance, provided that:
1. Where by reason of narrowness, shallowness, or shape of a lot, or where by
reason of exceptional topographical or water conditions or other extraordinary
and exceptional conditions of such lot, the strict application of the terms of
this Ordinance would result in peculiar and practical difficulties or exceptional
or undue hardship upon the owner of such lot in developing or using such lot
in a manner customary and legally permissible within the Use District in which
said lot is located.
The site includes a significant natural resource in the form of the maple/basswood
forest. This is a unique feature of the site that is not present on all properties. The
proposed variances allow a design that preserves a greater portion of this resource
than would be accomplished with a conventional development. The variances do
not allow additional density on the site.
2. Conditions applying to the structure or land in question are peculiar to the
property or immediately adjoining property, and do not apply, generally, to
other land or structures in the Use District in which the land is located.
The presence of the maple/basswood forest is peculiar to this property.
3. The granting of the proposed variance is necessary for the preservation and
enjoyment of a substantial property right of the owner.
The granting of the requested variances is not necessary for the preservation and
enjoyment of a substantial right of the owner, but is necessary to preserve the
unique natural features of the site.
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4. The granting of the proposed variance will not impair an adequate supply of
light and air to the adjacent property, unreasonably increase the congestion in
the public streets, increase the danger of fire, or endanger the public safety.
The granting of the requested variance will not impair an adequate supply of light or
air to adjacent properties. The granting of the proposed variances will provide
additional buffering between the new and the existing development by preserving
significant trees.
5. The granting of the variance will not unreasonably impact on the character
and development of the neighborhood, unreasonably diminish or impair
established property values in the surrounding area, or in any other way
impair the health, safety, and comfort of the area.
The granting of the variance will not unreasonably impact the character of the
neighborhood. The granting of the proposed variances will provide additional
buffering between the new and the existing development by preserving significant
trees.
6. The granting of the proposed variance will not be contrary to the intent of this
Ordinance and the Comprehensive Plan.
One of the purposes of the Zoning Ordinance is to "conserve natural resources and
environmental assets of the community." The granting of the requested variances is
consistent with the purpose of the Zoning Ordinance.
7. The granting of the variance will not merely serve as a convenience to the
applicant but is necessary to alleviate a demonstrable undue hardship or
difficulty.
The granting of the requested variance is necessary to preserve the natural
resources.
8. The hardship results from the application of the provisions of this Ordinance
to the affected property and does not result from actions of the owners of the
property.
The hardship is a result of the unique feature of the site that is not present on all
properties.
9. Increased development or construction costs or economic hardship alone
shall not be grounds for granting a variance.
Increased development or construction costs are not the basis for the variance
requests.
Preliminarv Plat: The applicant proposes to subdivide the property into 34 lots for
single family dwellings. The general layout of the plat appears appropriate, given the
constraints of the site. Approval of the preliminary plat should be subject to the following
conditions:
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1. The tree protection plan must be revised to indicate which trees will be saved, which
trees will be removed for road and utility purposes, and which trees will be removed
for building pads and driveways. A tree replacement plan, consistent with the
requirements of the current zoning ordinance must be submitted.
2. A landscaping plan for the required subdivision trees must be submitted.
3. Revised plans addressing the Grading Plan and Hydrology and Storm Sewer
comments listed in the Engineering memorandum dated June 12, 2006, must be
submitted and approved prior to issuance of a grading permit.
4. A revised preliminary plat showing lot dimensions and areas must be submitted prior
to submittal of a final plat application.
5. Revised plans addressing the Plat, General, Streets and Utilities issues listed in the
Engineering memorandum dated June 12, 2006, must be submitted and approved
prior to submittal of a final plat application.
PLANNING COMMISSION RECOMMENDATION:
At this time, the Planning Commission should act on the requested variances and make
a recommendation on the proposed Preliminary Plat.
ALTERNATIVES:
1. Approve the requested variances and recommend approval of the preliminary plat
subject to the listed conditions.
2. Table this item to a date specific, and provide the developer with direction on the
issues that have been discussed.
3. Recommend denial of the request.
RECOMMENDATION:
The Planning staff recommends Alternative #1.
ACTION REQUIRED:
1. A motion and second adopting Resolution 06-11 PC approving the requested
variances.
2. A motion and second to recommend approval of the preliminary plat to be known as
Golden Pond, subject to the listed conditions.
EXHIBITS:
1. Location Map
2. Preliminary Plat Plans
3. Memorandum from Assistant City Engineer, dated June 12, 2006
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Page 6
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
RESOLUTION 06-11 PC
A RESOLUTION APPROVING VARIANCES TO ALLOW LOTS LESS THAN 20,000
SQUARE FEET AND LESS THAN 100' IN WIDTH IN THE GOLDEN POND ADDITION
BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota;
FINDINGS
1. Bakken Development is requesting variances from the zoning ordinance for the
development of lots less than 20,000 square feet in area and less than 100' in width for a
single family development on property zoned R-1SD (Low Density Residential
Shoreland District) at the following location, to wit;
That part of Government Lot2, Section1 0, Township 114, Range 22, Scott
County, Minnesota, and that part of the Southwest Quarter of the Southeast
Quarter of said Section 10, described as follows:
Beginning at a point on the west line of said Southwest Quarter of the
Southeast Quarter distant 1176.65 feet Northerly of the Southwest corner,
thence Easterly parallel with the South line of said Southwest Quarter of the
Southeast Quarter a distant of 818.53 feet; thence Northerly parallel with the
west line of the Southeast Quarter of said Section 10, a distance of 1451.0 feet
more or less to the North line of said Government Lot 2; thence Westerly along
said North line to Northwest corner, thence Southerly along the west line of said
Government Lot 2, and the west line of the Southwest Quarter of Southeast
Quarter to the point of beginning. All being in Scott County, Minnesota.
2. The Board of Adjustment has reviewed the application for the variance as contained in
Case #06-117 and held a hearing thereon on July 24, 2006.
3. The Board of Adjustment has considered the effect of the proposed variances upon the
health, safety, and welfare of the community, the existing and anticipated traffic
conditions, light and air, danger of fire, risk to the public safety, the effect on property
values in the surrounding area and the effect of the proposed variance on the
Comprehensive Plan.
4. The site includes a significant natural resource in the form of the maple/basswood forest.
This is a unique feature of the site that is not present on all properties. The proposed
variances allow a design that preserves a greater portion of this resource than would be
accomplished with a conventional development. The variances do not allow additional
density on the site.
5. The presence of the maple/basswood forest is peculiar to this property.
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www.cityofpriorlake.com
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Phone 952.440.9675 / Fax 952.440.9678
6. The granting of the requested variances is not necessary for the preservation and
enjoyment of a substantial right of the owner, but is necessary to preserve the unique
natural features of the site.
7. The granting of the requested variance will not impair an adequate supply of light or air
to adjacent properties. The granting of the proposed variances will provide additional
buffering between the new and the existing development by preserving significant trees.
8. The granting of the variance will not unreasonably impact the character of the
neighborhood. The granting of the proposed variances will provide additional buffering
between the new and the existing development by preserving significant trees.
9. One of the purposes of the Zoning Ordinance is to "conserve natural resources and
environmental assets of the community." The granting of the requested variances is
consistent with the purpose of the Zoning Ordinance.
1 O. The granting of the requested variance is necessary to preserve the natural resources.
11. The hardship is a result of the unique feature of the site that is not present on all
properties.
12. Increased development or construction costs are not the basis for the variance requests.
13. The contents of Planning Case #06-117 are hereby entered into and made a part of the
public record and the record of decision for this case.
CONCLUSION
Based upon the Findings set forth above, the Board of Adjustment hereby approves the lot
area and lot width variances to allow for the development of the Golden Pond Addition.
The following conditions shall be complied with prior to the issuance of a building permit for
the construction of a detached accessory structure on the subject site:
1. This resolution must be recorded at Scott County within 60 days of adoption. Proof of
recording, along with the acknowledged City Assent Form, shall be submitted to the
Planning Department prior to the issuance of a building permit.
2. The final plat must be approved and recorded prior to the issuance of any building
permits.
Adopted by the Board of Adjustment on July 24, 2006.
Anthony Stamson, Commission Chair
ATTEST:
Jane Kansier, Planning Director
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2
LOCATION MAP
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GOLDEN POND
GRADING, SANITARY SEWER, WATERMAIN, STORM SEWER,
DETENTION POND AND STREET CONSTRUCTION
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THE GOVERNING STANDARDS fOR THIS PROJECT SHALL BE:
THESE PLANS, THE CIlY OF PRIOR LAKE STANDARD CONTRACT DOCUMENTS AND TECHNICAL SPEOFICATIONS FOR
UTILlTY AND STREET CONSTRUCTION, THE 2000 EomON OF THE MINNESOTA DEPARTMENT OF TRANSPORTATIOf{ E V I SED
(Mn/DOT) -STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUcnOW AND ANY AMENDMENTS, THE 1999 Eem
OF THE "STANDARD UTIUTIES SPECIFICATION FOR WATERMAIN AND SERVICE UNE INSTALLATION AND SANITAR
SEWER AND STORM SeWER INSTAUATION- AS PUBUSHED BY THE em ENGINEERS ASSOCIATION OF MINNESOT. ,
AND ANY SPECIAL PROVISIONS.
BENCH MARkS:
1) N 1/4 CORNER SEe 16 T 114 R 22
scan COUNTY MONUMENT: SILO
EL.fV.-934.90
2) Mn/DOT MONUMENT 7001T
NORTHWEST SIDE STATE TRUNK HWY 13
EL.fV.=975.60 (NGVD 1929 AOJ)
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~J MAY 3 0 2006 )
By ___~
I C.P. NO. 06-117
SHEET INDEX
SHEET
fiLE
STANDARD CONSTRUCTION DETAILS
* 1 mLE SHEET
2 TYPICAL SEmONS
* 3 GENERAL NOTES 11 GRADING DETAILS
* 4 EROSION CONTROL DETAILS
5-6 SANITARY SEWER 11 WATER MAIN DETAILS
* 7-8 DRAINAGE &. STORM SEWER DETAILS
9 MISCELlANEOUS DETAILS
PRELIMINARY PLAN
10 PREUMINARY PLAT
11 GHOST PLAT
TREE INVENTORY PLAN
12-14 TREE INVENTORY
15 TREE REPLACEMENT
EROSION CONTROL & GRADING PLANS
* 16-17
* 18-20
* 21-22
GRADING &. TEMPORARY EROSION CONTROL
MmGATION
PERMANENT EROSION CONTROL
UTILITY PLAN AND PROFILES
23-29 SANITARY SEWER &. WATER MAIN
STREET & STORM SEWER PLAN AND PROFILES
* 30- 33 STREET &. STORM SEWER
THIS PLAN SET CONTAINS 33 SHEETS
* SHEETS INCLUDED IN SWPPP
RESOURCE u~
ENGINEER
TIm ArvIdson, P.E,
Stonebrooke Engineering, Inc.
305 Stonebrooke Court
Shakopee, Minnesota 55379
(9S2) 402-9202
"'IATERIWASTEWATER
City 0; Prior Lake
Public Wor1cs Department
17073 Adelmann St, SE.
Prior Lake, MN 55372
(952) 440-9675
DEVELOPER
~evelopment, Inc.
104070 COmmen:e Ave NE
Prior Lake, MInnesota 55372
(952) 447-5287
EMERGENCY CONTACT FOR EROSION CONTROL
Bakken Development .
Aaron Bakken
14070 COmmerce Ave NE
Prior Lake, MN 55372
(952) 447-5287
FAX (952) 447-6200
I HEREBY CERTIFY1HAT THIS PlAN,5PECIFlCATlON,OR fl.EPORTWAS PA.EPAIlEIl BY HE OA.
UN06l. MY OIItKT 5lIPEfI.VISlON AND Tl1AT I AM A DULY lICENSED PROl9:SSIONAl ENGlNEEll.
UNOER THE LAWS OF TI1E ST...n; OF MINNESOTA.
~rA /_-
ilniothv'R. Arvidson
OATE: OS/2612006
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WETLAND AREA: 2.619 AC
NET SITE AREA: 21..218 AC
TOTAL SITE AREA; 27.317 AC
OWNER( S)
TOLlEFSOl1 DEVELOPI :ENT.J--.
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lAKEVILLI . tr.I>l 550.4
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/l.eplDeecriptioD
That put of... ,..; Lot 2,Section W, TOWQhip 114,Ranp 22,Bcott County.~ and ~ put of the Southwe.t Quarter
of the Southeut Quarter afaaid SectioD. W,deIc:ribIll1 III ronow.:
BecinniDg at. point. on the 1IRIIt!iDe of aid SouthllRllt Quaz1er oftbe Southeut Quarter dDtaDt 1176.65 feet DllI'tberl;v oft.he
South_t CIU11EII'; tbeual euterIy puaIlel with the IClUth line of Aid SoIltbWtllt Quarter of the Southeut QIW1er a m.tance of 818.63
feet;them:e DlII'iberI,y puaIlelwith the 'lJeltJine of the SoutheutQuarw ofaid SedioP. 10,_ ~ o!l461.0 feut,rnore...... to
tbeuorth lineollll1dGoftmmentLot2;tbmoeW1lllterlyalonillliduorth IinetotbenonhweltCWIlClljtheuc.llOUtberlyaloDgthellRllt
IiIle oCeaid GovemmeDt Lot 2,md the WMt line oft.he South.. QuarteZ' oflhe Southeut Quarter to thB poiDt ofbe&irminl. All
being in Scott Coomty,MinnelIota.
QIlINER(Sl:
GADO IS. THOWAS A
3726 180 S1 E
PRIOR LAKE. t.4N 55312
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BLAKE BOROUGH . GERALD
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GAOOIS,THOMAS A
3126 180 ST E
PA IDA LAKE. ~ 55312
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UHDP THI! LA sr....Tl!: Of' MINNESOTA.
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TREE INVENTORY
PRIOR lAKE. MINNESOTA
C.P. NO. 06-117 GOLDEN POND
13
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Ul'tDell. l1-It! LA E STATE 01' MINNESOT.....
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TREE INVENTORY
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FINISHED GRADE SLOPES STEEPER THAN 1:3 MAY
REQUIRE RETAINING WAUS. RETAINING WALLS TO BE
CONSTRUCTED BY OWNER.
ALL EROSION CONTROL MEASURES SHALL BE INSTALLED
AND INSPECTED PRIOR TO ANY SITE GRADING.
RETAINING WALL -
BY OTHERS WITH
HOME CONSTRUCTION
IF NEEDED
II'1'EREIlV CfRTII'V TM,\T nus PlAN, SPeClACATIOH, Oil. IU!PMT WAS PflEPAllED BV ME OR
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;== ~~
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PRIOR LAKE. MINNESOTA PlAN PAGE 1 of 2
c.P. NO. 06-117 GOLDEN POND
1__1 STCNEBRCCKE
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305 Stonebrooke Court Shakopee, MN 55379
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GRADING & TEMPORARY EROSION CONTROL PLAN (SWPPP~
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33
_ C.P. NO. 06-117 GOLDEN POND
FEET
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;~INPlACE SHOREUNE
.~"""
DNROHW945.00
TQPOflCE9-45.OCJ
NOTE:
- ALL BUILDING PADS ARE CORRECTED TO A DEPTH
OF 60 FEET FROM FRONT SETBACK UNLESS
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FINISHED GRADE SLOPES STEEPER THAN 1;3 MAY
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CONSTRUCTED BY OWNER.
ALL. EROSION CONTROl.. MEASURES SHAll BE INSTAlLED
AND INSPECTED PRIOR TO ANY SITE GRADING.
17
, All BUILDING PADS ARE CORRECTED TO A DEPTH
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TOf'OF ICE 9.tS.oo
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~ BENCHAREAT08ESEEDED
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; REQUIRE RETAINING WAUS. RETAINING WAu.s 10 BE
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AND INSPECTED PRIOR TO ANY SITE GRADING.
I HI!IlI!8V CSl.TIFY THAT THIS l'I.,AIj, Sl'l!CIFTCATlON, OllIlEPORT WAS PlU!P"'R~O BV Mil 011.
~g:~~~l:~~I~~:~"OIJLVUceNSEO PlU)PESSIONAl.ENGINEEJl.
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ENGINEERINGI
305 Slonebrooke Court Shakopee, MN 55379
_MmGAll0N PLAN (SWPPP)
PRIOR LAKE. MINNESOTA
C. P. Nt? 06-117 GOLDEN POND
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All BUILDING PADS ARE CORRECTED TO A DEPTH
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FINISHED GRADE SLOPES STEEPER THAN 1:3 MAY
REQUIRE RETAINING WAlLS. RETAINING WALlS TO BE
CONSTRUCTED BY OWNER.
All EROSION CONTROL MEASURES SHALL BE INSTALLED
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MlTIGATION PLAN (SWPPPl
PRIOR LAKE, MINNESOTA PlAN PAGE 2 0']
c.P. NO. 06-117 GOLDEN POND
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EROSION CONTROL LEGENQ
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UNOEA THE I../l srATE 01' MlNNESOT"-
~~~-
C.P. NO. 06-117 GOLDEN POND
33
PERMANENT EROSION CONTROL PLAN (SWPPP)
PRIOR LAKE. MINNESOTA PLAN PAGE 1 of 2
.~. BTDNEBRDDKE
1.:::.:1 ENQINEERINQ
305 SIooebrooke Court Shakopee. MN 55379
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UNPat~PIRECT SU VISION ANOT1-t...ll AM'" DUlY UC!.'NSEO PA;OFESSIONA~ ~INE;ER
UNDER THE; LA ST"'T!: OF ...INNESOT....
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305 Stonebrooke Court Shakopee, MN 55379
PERMANENT EROSION CONTROL PLAN (SWPPP)
PRIOR LAKE, MINNESOTA PlAN PAGE 2 0'2
22
C.P. NO. 06-117 GOLDEN POND
33
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33
c.P. NO. 06-117 GOLDEN POND
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C.P. NO. 06-117 GOLDEN POND
SANITARY SEWER &. WATER MAIN PLAN LAYOUT
PRIOR LAKE. MINNESOTA PLAN PAGE 2 0'2
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Lift Station Data Schedule
WET WELL DATA
Uft Station Number
Top of casting/Finish Grade
958.00
Inside Bottom Elev,
932.21
Structure Diameter (feet)
Lowest Inlet Invert Elev.
943.88
Inlet Diameter (inches)
8
Discharge Pipe Invert Elev.
949.60
Discharge Pipe Nom. Diameter (inches)
4
Pump #2 On I High Water Alarm
941.36
Pump #1
940.36
Pumps Off
934.21
Concrete Ballast Required (yards)
31
Groundwater Elevation**
945.00
VALVE CHAMBER DATA
I Valve Chamber Number
Top of Casting/Finish Grade
958.00
Inside Bottom Elev.
948.60
Structure Diameter (feet)
Olscharge Pipe Invert Elev.
949.60
Discharge Pipe Nom. Diameter (inches)
4
Forcemaln Invert Elev.
949.60
Forcemain Pipe Nom. Diameter (Inches)
4
Concrete Ballast Required (yards)
NA
** Groundwater elevations are estimated and provided only tor supplemental information.
Ballast volumes based on this assumed groundwater elevation. Ballast volumes may be
increased if groundwater found to be higher. Ballast volumes will not be reduced.
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305 Stonebtooke Coort Shekopee, MN 55379
33
UFT STATION
PRIOR LAKE, MINNESOTA
c.P. NO. 06-117 GOLDEN POND
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Memorandum
DATE: June 12,2006
TO: Danette Moore, Planning Coordinator
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Golden Pond (City Project #06-117)
The Engineering Department has reviewed the preliminary plat dated May 26, 2006 for
the subject project and we have the following comments:
Kevlssues
1. The trees located off of Maplewood drive are identified as unique in the City's
Natural Resource Inventory. The City wishes to provide some lot flexibility as a
way to save some of these large maple trees which could amount to some
financial savings for the development. Revisions to the plat and grading plan will
be necessary for saving these trees. Please schedule a meeting with the
Development Review Committee.
2. Minimum low floor elevations for pads adjacent to ponds and wetlands shall be 2'
above the 1 DO-year HWL elevation. The lowest opening shall be 2' above the
emergency overflow. (This condition is not met on lots 4-6 blk 3, lot 1 blk 6, and
lot 7, blk 5)
Plat Issues
1. Additional easement is necessary for placement of the Maple Drive cul-de-sac.
2. Remove surface features from the preliminary plat.
3. Revise line work for the drainage and utility easement for swales. These
easements should be a part of the overall easements for the lots.
General
1. Permits from PLSL Watershed District, NPDES permit, and a SWPPP must be
obtained prior to grading.
2. Show easements for work outside of property limits.
3. Provide legend showing all hatches and Iinetypes used on all plan sheets.
Gradina Plan
C:\Documents and Settings\jane.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK5A \review
060906.DOC
1. Grading easements will be required for the work outside the property lines.
2. Lot 3 Blk 4 is labeled incorrectly on the grading plan.
3. Show wetland buffer and buffer signs on the grading plan.
4. Slopes of maintained areas must not be greater than 4: 1. Grading in backyard
areas must be sloped greater than 2%. In flat areas, proposed grading should
meet the minimum slope requirements in order to avoid low points which could
be potential wet spots.
5. Grading for storm pond 1 is shown into the roadway, please revise.
6. Silt fence installation should be shown outside the grading limits.
7. Provide low floor elevations for lots adjacent to proposed park. Minimum low
floor elevations for pads adjacent to ponds and wetlands shall be 2' above the
1 DO-year HWL elevation
8. Numerous driveways will exceed the maximum 10% (ex. Lots 3-4 Blk 4), please
verify and revise driveways.
9. All backyard drainage swales shall be contained within a drainage and utility
easement. Provide easement for proposed swales on the grading plan.
10. The erosion control measures shall be installed and inspected prior to any site
grading. All trees to be saved must be protected by silt fence or construction
fencing around the drip line of the tree to protect the root system. This fencing
must be installed prior to any grading on the site. Provide emergency contact
person for erosion control on the project.
11. Provide access for water quality ponds. Pond access paths should be paved
and have a maximum grade of 8% and be a minimum of 10' in width. The pond
access paths should extend to the bench of the pond.
12. Provide spot elevations or grades for properties adjacent to the proposed project
(lots on Maple Glen 2nd and Hickory Shores). Verify if the contours shown are
proposed or as-built grades.
13. There are numerous areas where proposed contours do not tie into an existing
contour correctly or is incomplete (ex. End of cul-de-sac), please revise. Minor
adjustments of proposed contours should be made. Proposed contours appears
to be directing water towards other homes, please revise to show drainage along
the easements located on lot lines (example between lots 3 and 4 block 5). Flow
arrows may be beneficial to show how the drainage will be conveyed.
14. Provide detail and label drainage swales on the grading plan. Do the swales
have a special detail? Please revise swales to keep them under the maximum
300' length. The platting of easements for these swales should be revised to
remove overlapping line work.
15. Provide riprap for all storm sewer outlets and show riprap locations on the
grading plan.
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16. Provide concept plan for property to the south and east. Sanitary and water
service stubs may need to be provided for properties on the south side of
Wedgewood Lane.
Hvdroloav and Storm Sewer
1. Sodded channels show up on wetland mitigation sheets and make hatch scheme
confusing on that sheet.
2. Dikes used to create rate control ponds must at maximum use 4: 1 slopes and
measure 10' wide at top. At minimum, a clay core should be designed in
consideration of groundwater flow. If head difference between NWL of pond and
downstream land exceeds 3', soils data will be required in the area and dike
design must address maintenance of pond water level and dike stability. Outlet
pipes through engineered dikes should be designed with anti-seep collars.
Specify that sand bedding not be used through dike section.
3. Pond skimmer structure inlet pipe to pond should be set approximately 1.5'
below water surface, not at pond bottom. Storage under invert is used for
sediment storage. The detail plan and profile views pipe sizes contradict each
other. Please clarify.
4. Rock weeper detail should utilize larger open grade rock, to prevent scattering.
Possibly 3"+. Weeper detail incorrectly reads "sweeper."
5. Minimum low floor elevations for pads adjacent to ponds and wetlands shall be 2'
above the 100-year HWL elevation. The lowest opening shall be 2' above the
emergency overflow. (This condition is not met on lots 4-6 blk 3, lot 1 blk 6, and
lot 7, blk 5)
6. The wetland bypass outlet pipe flared end section should be placed at the
wetland edge or additional easement is necessary from the flared end section to
the wetland edge.
7. The design engineer is encouraged to call Prior Lake Water Resources
Engineer, Ross Bintner at 952-447-9831 with questions on any hydrological and
hydraulic comments.
Streets
1. Turner Road shall have a 9 ton design and meet MNIDOT 30 MPH design.
Provide pavement analysis and typical sections for all roadways.
2. Provide temp cul-de-sac at the south end of street. Provide street names on the
Alignment of proposed Wedgewood Lane may need to be revised to provide a
better connection point to the existing Wedgewood Lane. Conceptual layouts
including vertical analysis for Wedgewood will need to be evaluated in order to
provide service to other areas.
3. The plans should show the installation of 8 foot bituminous trail around lots 1-6
block 4. The Trail should begin at Turner Road west of lot 1, extend to the park
structure and terminate at Turner Road north of lot 6.
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Utilities
1. Utility connections should match those on the Hickory Shores Development on
Turner Drive. The rim elevation for the sanitary manhole has a difference of over
1 foot.
2. Service stubs for Lots 1-2 Blk 1 should be shown at the right of way. Shifting of
the service locations will keep them out of the cul-de-sac while keeping the stubs
at the right of way.
3. Revise storm sewer piping to eliminate crossing the property lines at the
intersections.
4. Hydrant spacing for residential areas shall be a maximum of 450'.
5. Environmental manholes, with a 3 foot sump, shall be constructed as the last
structure which is road accessible prior to discharge to any water body.
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