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Home My WebLink About9F - Maple Place 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: CITY COUNCIL AGENDA REPORT AUGUST 7, 2006 9F DANETTE MOORE, PLANNING COORDINATOR CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS MAPLE PLACE Introduction EPIC Development has applied for approval of a development to be known as Maple Place on property located south and east of Trunk Highway 13, west of Sunray Boulevard, and north of Thornton Drive. The proposal calls for a single-family development consisting of 12 dwelling units on 5.39 acres. H istorv, The Planning Commission held a public hearing to consider this preliminary plat on July 24, 2006. The Planning Commission recommended approval of this preliminary plat subject to the following conditions: 1. The comments in the City Engineer's memorandum, dated June 26, 2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. 2. The developer shall provide a revised Tree Inventory/Tree Preservation Plan that demonstrates how tree replacement requirements will be met. 3. The developer shall formally submit plan revisions to the City for distribution and review. 4. All signage shall require a sign permit. 5. The developer must obtain the required permits from any other state or local agency prior to any work on the site. 6. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees. 7. All key engineering issues shall be addressed prior to City Council consideration. 8. All outstanding issues shall be addressed prior to submittal of the final plat application. 9. If the current design is not approved by MnDOT and the PLSLWD, the developer will be required to resubmit a new preliminary plat application. www.cityofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 Current Circumstances The proposed preliminary plat consists of 5.39 acres to be subdivided into 12 lots for single family dwellings and one outlot for ponding. The following analysis identifies the physical characteristics of this site. Total Site Area: The total site area consists of 5.39 acres. TODoaraDhv: This site has a varied topography, with elevations ranging from 964' MSL at the northwest corner of the property to 990' MSL in the south central portion of the site. Veaetation: There are 532 caliper inches of significant trees on this site. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: No wetlands exist within the boundaries of the site. Access: Access to the site is from Griggs Street, originating within the Maple Glen development to the east, and ultimately to MN TH 13. 2020 ComDrehensive Plan Desianation: This property is designated for Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. Zonina: The site presently is in the R-1 Zoning District (Low Density Residential). The R-1 district is consistent with the proposed R-L1MD designation. Shoreland: The site is not within the Shoreland District and is not subject to the Shoreland requirements. PROPOSED PLAN Lots: The preliminary plat consists of 12 lots for single family dwellings and 1 outlot. The lots range in size from 12,125 square feet to over 17,672 square feet (Outlot A is 27,635). Portions of Lot 1, Block 1, and Lot 1, Block 2 are remnants of outlots incorporated from the adjacent Maple Glen 1 st Addition Plat (previously anticipated with Maple Glen 1 st Addition). Streets: The plan proposes one roadway extension within the development. Griggs Street will be extended approximately 500 feet from the east (from Maple Glen 1st Addition) and concludes with a cul-de-sac. SidewalkslTrails: development. No sidewalks or trails are proposed within this Parks: Section 1004.1000 of the Subdivision Ordinance requires 10% of the net area of the site for parkland dedication. The net area for the project is 4.60 acres, which would require a .46 acre park. The site benefits from an adjacent 4.9 acre park located to the east in Maple Glen 1 sl and 2nd Additions. The developer will be required to make a cash dedication in lieu of land. Sanitary SewerlWater Mains: Sanitary sewer and water mains will be extended from the east in Griggs Street right-of-way. Storm Sewer: The site will have storm sewer in Griggs Street, which will drain to a pond located west of Griggs Street. Densitv/Lots: The plat proposes 12 single family units. Density for this development is based on the R-1 District maximum allowed density of 3.6 units per acre. The minimum lot area and lot width in the R-1 district is 12,000 sq. ft. and 86 ft at the front building line. The proposed plat will meet these requirements. Tree ReDlacement: The applicant has submitted an inventory identifying 532 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 444 caliper inches of significant trees. 42.3% of the caliper inches proposed to be removed for roads and utilities, and 57.7% for building pads and driveways. The developer will need to revise the tree reforestation plan to meet tree replacement requirements. LandscaDe Plan: The Subdivision Ordinance requires two front yard subdivision trees per lot. Corner lots require at least four trees. This plat requires a total of 26 subdivision trees. In addition, the developer will be required to provide a buffer along the north side of the site adjacent to MN TH 13. The developer has submitted a landscaping plan meeting these requirements. Fees and Assessments: This development will be subject to the standard development fees. ISSUES: The major issue pertaining to this development relates to addressing drainage and ponding needs for the site. At the July 24, 2006 Planning Commission meeting, the developer was directed to address the following key issues prior to City Council consideration : 1. Minimum basement elevation 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. Drain tile system is proposed for the interior and exterior of the units adjacent to the wetland. Provide detail regarding the design of the drain tile. How will drawdown of the wetland be prevented and where will connection to storm sewer system be made? 2. Volume control feature is designed as a surface infiltration feature in the rear yards of Lots 2-4, Block 2. This feature is seen as a nuisance due to the low permeability of soils, lack of maintenance access, and proximity and relative elevation to home basements. Since the July 24th Planning Commission meeting, the developer has resubmitted plans that address the above engineering issues. Provided the nine conditions detailed earlier in this report are met, the proposed development will be consistent with the provisions of the Zoning and Subdivision Ordinance. 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 Maple Place, subject to the listed conditions, with the finding that the preliminary plat is consistent with the intent and purpose of the Zoning and Subdivision Ordinances. 2. Deny the Preliminary Plat on the basis it is inconsistent with the purpose and intent of the Zoning and Subdivision Ordinances. 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 this request. 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 to adopt a resolution approving the preliminary plat to be known as the Maple Place, subject to the listed conditions. Reviewed by: 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 06-xx Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on July 24, 2006, to consider an application from EPIC Development for the preliminary plat of Maple Place; 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 "Maple Place" 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 Maple Place 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 "Maple Place" is approved subject to the following conditions: a) The comments in the City Engineer's memorandum, dated June 26, 2006, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. b) The developer shall provide a revised Tree InventorylTree Preservation c) Plan that demonstrates how tree replacement requirements will be met. d) The developer shall formally submit plan revisions to the City for distribution and review. e) All signage shall require a sign permit. www.cityofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 f) The developer must obtain the required permits from any other state or local agency prior to any work on the site. g) The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees. h) All outstanding issues shall be addressed prior to submittal of the final plat application. i) If the current design is not approved by MnDOT and the PLSLWD, the developer will be required to resubmit a new preliminary plat application. PASSED AND ADOPTED THIS 7TH DAY OF AUGUST, 2006. YES NO Hauq,en Dornbush Erickson LeMair Millar HauQ.en Dornbush Erickson LeMair Millar Frank Boyles, City Manager L:\06 FILES\06 SUBDIVISIONS\PRELlM PLAnMaple Place\plaUesolution.DOC VIA :J _ = :J _A C = ~OCA T _ 0 _\I _VlA_:J ..J.Q. COV o~Q ~G<C ~~ ~~~~ SITE I ~ ~ ~ ~ lHORNTONDRlVE ~ ./I~ \_J//~ i SKINNER STREET ~ I <II ~\ ,----- \ ~~ \ I; ! Sl N +