HomeMy WebLinkAbout9E - Golden Ponds
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MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
AUGUST 7, 2006
9E
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
PLAT TO BE KNOWN AS GOLDEN POND
I ntrod uction
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 request:
. A Preliminary Plat consisting of 27.317 acres to be subdivided into 34 lots
for single family development.
. Approval of a Wetland Replacement Plan.
This agenda item requests City Council approval of the preliminary plat and of
the Wetland replacement Plan.
Historv
The north 20 acres of this property was annexed in 2004, in the first phase of
the Orderly Annexation Agreement. The south 7 acres was annexed in 2005
by petition of the property owner. In accordance with the City Zoning
Ordinance, the property was automatically zoned R-1 at the time of
annexation.
The original preliminary plat for this development was submitted as a standard
development, meeting all minimum lot areas and frontages. It was revised to
include smaller lots at the suggestion of the staff as a result of the work of the
Tree Preservation Task Force, a committee created by the City Council to look
at the provisions of the Tree Preservation Ordinance. The Task Force has
been working on a new Tree Preservation Ordinance, a component of which 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 is to offer a process that
will provide maximum design flexibility, without the need for a full-fledged
Planned Unit Development. This process would allow 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
process in that it does not allow increased density or unit types not otherwise
permitted. The idea is to preserve the natural environmental features.
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
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36" maple trees (480 total caliper inches). Once we had identified this benefit,
the staff 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
variances to the minimum lot area and lot width 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 Planning Commission held a public hearing on the variance requests and
on the preliminary plat on July 24, 2006. The Planning Commission approved
the requested variances on the basis the variances would conserve natural
resources and environmental assets of the community. The Planning
Commission also recommended approval of this preliminary plat subject to the
following conditions:
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.
Wetland ReDlacement Plan
On January 18, 1994, the City Council passed Resolution 94-01 adopting the
permanent rules of the Wetland Conservation Act (WCA) of 1991. Along with
this, the Council also assumed the role of local government unit (LGU) for
making WCA determinations for landowners. The purpose of WCA is as
follows:
1. Achieve a no net loss in the quantity, quality, and biological diversity of
Minnesota's existing wetlands;
2. Increase the quantity, quality, and biological diversity of Minnesota's
wetlands by restoring or enhancing diminished or drained wetlands;
3. Avoid direct or indirect impacts from activities that destroy or diminish
the quantity, quality, and biological diversity of wetlands; and
4. Replace wetland values where avoidance of activity is not feasible or
prudent.
The Golden Ponds project wetland replacement plan application proposes to
impact 0.56 acres of Type 2 wetland and 0.73 acres of Type 3 wetland, totaling
1.29 acres. Replacement of this impact will occur through both on-site
mitigation and wetland bank purchase exceeding the requirements of the
WCA. 0.52 acres of New Wetland Credit (NWC) is proposed to be created on
site, along with 0.52 acres if Public Value Credit (PVC). An additional 0.45
acres of PVC will be claimed thought the creation of stormwater ponds on-site.
A bank purchase will be made in the amounts of 1.41 acres of NWC. The
WCA Technical Evaluation Panel (TEP) reviewed the proposed impacts and
mitigation on April 20, 2006 and recommended changes. Changes consistent
with TEP recommendations were made by the applicant.
The complete wetland replacement plan application was received on January
19, 2006. The comment period was completed on February 10, 2006 for the
project with no written comments received. Attached is a copy of the TEP
"Findings and Conclusions" for this project, which is the basis for the staff
recommendation
Current Circumstances
The developer is proposing to develop this property with 34 lots for single
family homes. 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 site consists of 27.317 acres. The net site area,
less existing wetlands, is 24.698 acres.
TODoaraDhv: 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 mitigation plan. The City Council is being
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 ComDrehensive 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-UMD 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.
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.
Landscaoina: Single family developments require at least 2 front yard trees
per lot. The developer has not provided a landscaping plan for this
development.
Tree Reolacement: 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.
ISSUES:
Preliminarv Plat:
The general layout of the plat appears appropriate, given the constraints of the
site and the City's desire to be sensitive stewards of the environment. The
Planning Commission and staff recommend approval of this development on
the basis it is consistent with the provisions of the Zoning and Subdivision
Ordinance. This recommendation for approval is subject to the conditions
listed on page 2 of this report.
Wetland Reolacement Plan:
The Wetland Replacement Plan is consistent with the Wetland Conservation
Act and City of Prior Lake ordinances. The staff recommends approval of this
request.
FINANCIAL
IMPACT:
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.
ALTERNATIVES:
The City Council has the following alternatives:
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, and adopt a resolution approving the Wetland Replacement
Plan for the Golden Pond Development.
2. Deny the Preliminary Plat on the basis it is inconsistent with the purpose
and intent of the Zoning and Subdivision Ordinances and/or the
Comprehensive Plan, and deny the Wetland Replacement Plan for the
Golden Pond Development. 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 Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTIONS:
1. A motion and second adopting a resolution approving a Preliminary Plat to
be known as Golden Pond, subject to the listed conditions.
2. A motion and second adopting a resolution approving the Wetland
Replacement Plan for the Golden Pond development.
~evS iJ
Frank Boyle Ci
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "GOLDEN POND" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on July 24, 2006, to
consider an application from Bakken Development for the preliminary plat of Golden
Pond; and
WHEREAS, 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
WHEREAS, All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of "Golden Pond" for the record at the
public hearing conducted by the Planning Commission; and
WHEREAS, 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
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of
Golden Pond on August 7,2006; and
WHEREAS, 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 "Golden Pond" is approved subject to the following conditions:
a) 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.
b) A landscaping plan for the required subdivision trees must be submitted.
c) Revised plans addressing the following 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.
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.
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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 100-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.
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.
17) Sodded channels show up on wetland mitigation sheets and make hatch scheme confusing
on that sheet.
18) 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
C:\Documents and Settings\jane.PRIORLAKECH\Desktop\golden plat_resolution.DOC
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.
19) 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.
20) Rock weeper detail should utilize larger open grade rock, to prevent scattering. Possibly
3"+. Weeper detail incorrectly reads "sweeper."
21) 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)
22) 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.
23) 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.
d) A revised preliminary plat showing lot dimensions and areas must be submitted prior to
submittal of a final plat application.
e) Revised plans addressing the Plat, General, Streets and Utilities issues below must be
submitted and approved prior to submittal of a final plat application:
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.
4) Permits from PLSL Watershed District, NPDES permit, and a SWPPP must be obtained
prior to grading.
5) Show easements for work outside of property limits.
6) Provide legend showing all hatches and linetypes used on all plan sheets.
7) Turner Road shall have a 9 ton design and meet MN/DOT 30 MPH design. Provide
pavement analysis and typical sections for all roadways.
8) Provide temporary cul-de-sac at the south end of Golden View Lane. 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.
9) 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.
10) 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.
11) 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.
12) Revise storm sewer piping to eliminate crossing the property lines at the intersections.
C:\Documents and Settings\jane.PRIORLAKECH\Desktop\golden plat_resolution.DOC
13) Hydrant spacing for residential areas shall be a maximum of 450'.
14) 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.
PASSED AND ADOPTED THIS 7TH DAY OF AUGUST, 2006.
YES
NO
Haugen
Dornbush
Erickson
LeMair
Millar
Haugen
Dornbush
Erickson
LeMair
Millar
Frank Boyles, City Manager
C:\Documents and Settings~ane.PRIORLAKECH\Desktop\golden plaUesolution.DOC
Maintenance Center
17073 Adelmann Street S.E.
Prior lake, Minnesota 55372
RESOLUTION 06-xx
A RESOLUTION APPROVING THE WETLAND REPLACEMENT PLAN FOR THE GOLDEN POND
DEVELOPMENT
Motion By:
Second By:
WHEREAS, The applicant has prepared plans that avoid unnecessary wetland filling on the project
to the greatest extent possible; and
WHEREAS, Sequencing criteria has been met; and
WHEREAS, Impact includes 0.56 acres of Type 2 wetland and 0.73 acres of Type 3 wetland,
totaling 1.29 acres; and
WHEREAS, Mitigation is proposed to meet or exceed the WCA required ratio: 1: 1 New Wetland
Credit and 1: 1 Public Value Credits to acres impacted; and
WHEREAS, The mitigation plan is in accordance with the Wetland Conservation Act and City of
Prior Lake ordinances.
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 Wetland Replacement Plan for the Golden Ponds Project is hereby approved.
PASSED AND ADOPTED THIS 7TH DAY OF AUGUST, 2006.
YES
NO
Haugen I
Dornbush
Erickson
leMair
Millar
I Haugen
Dornbush
Erickson
leMair
Millar
Frank Boyles, City Manager
;1A!WMl.<;iwqfRr~qrl~;9qffl
Phone 952.440.9675 / Fax 952.440.9678
LOCATION MAP
GOLDEN POND PRELIMINARY PLAT
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lliE GOVERNING STANDARDS FOR THIS PROJECT SHAU. BE:
THese PlANS, THE aTY OF PRIOR LAkE STANDARD CONTRACT DQOJMENTS AND TECHNICAL SPECIFICATIONS FOR
unLITY AND STREET CONSTRUC11ON, THE 2000 EDmON OF THE MINNESOTA DEPARTMENT OF TRItNSPOfrrATION
(Mn/DOT) -STANDARD SPEQFICATIONS FOR HIGHWAY CONSTRUCTlON- AND ANY AMENDMENTS, THE 1999 EDmON
OF THE -STANDARD unt.mes SPECIFICATION FOR WATERMAlN AND SERVIQ UNE INSTAUATION AND SANITARY
SCWER AND STORM sewER INSTALLATION- AS PUBUSHED BY THE 01Y ENGINEERS A5S0CIA.TION OF MINNESOTA,
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R JUL 27 2006
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I C.P. NO. 06-117 I
SHEET INDEX
SHEET
TITLE
STANDARD CONSTRUCTION DETAILS
* 1 mt.E SHEET
2 TYPICAl. SECTIONS
. 3 GENERAL NOTES II. GRADING DETAILS
. 4 EROSION CONTROL DETAILS
5-6 SANITARY SEWER II. WATER MAIN DETAILS
. 7-8 DRAINAGE II. SlORM SEWER DETAILS
9 MISCELlANEOUS DETAILS
PREUMINARY 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 II. TEMPORARY EROSION CONlllOL
MmGATION
PERMANENT EROSION CONTROL
UTIUTY PLAN AND PROFILES
23-29 SANITARY SEWER II. WATER MAIN
STREET & STORM SEWER PLAN AND PROFILES
* 30-33 STREET a STORM SEWER
THIS PlAN SET CONTAINS 33 SHEETS
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ENGIHEEIl
~Mon. P.E.
Stonebrooke engineering, Ine.
305 .....~.. "___.. 'ice Court
Shllkopee, Minnesota 55379
(952) 402-9202
WATEtlM,ASTEWAlER,
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Public works Depertment
17073 Ad.lmllnn St. SE.
PriOr LAke, MH 55372
(952) 44O~H75
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14070 Commerca Ave. NE
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14070 Commerce Ave. HE
PrIor LAke, MN 55372
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c.P. NO. 06-117 GOLDEN POND
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ALL EROSION CONT'ROl MEASUR.ES SHAlL BE INSTAll.ED
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PERMANENT EROSION CONTROL PLAN {SWPPPl
PRIOR LAKE. MINNESOTA PLAN PAGE 1 rl2
C.P. NO. 06-117 GOLDEN POND
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SEED, FERTlUZE, AND MULCH
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PERMANENT EROSION CONTROL PlAN (SWPPPl
PRIOR LAKE. MINNESOTA PLAN PAGE 2 at:l
C.P. NO. 06-117 GOLDEN POND
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ENDIN..RIND
305~" .... ..Court Sh8k.opee,UN 55379
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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.
3.
Remove surface features from the preliminary plat.
Revise line work for the drainage and utility easement for swales.
easements should be a part of the overall easements for the lots.
These
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
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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
100-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 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)
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 MN/DOT 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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