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HomeMy WebLinkAbout5A Evanston PP & FP 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 PLANNING REPORT PRESENTER: PUBLIC HEARING: CASE NO.: DATE: SA CONSIDER A REQUEST FOR A COMBINED PRELIMINARY & FINAL PLAT TO BE KNOWN AS EV ANSTON PLACE JEFF MATZKE, PLANNER X YES NO-N/A -- # 07-109 APRIL 23, 2006 AGENDA ITEM: SUBJECT: INTRODUCTION: Ron Kent has applied for approval of a development to be known as Evanston Place on the property located at 16150 Evanston Avenue 4131. The site is east of MN TH 13, north of CSAH 21, south of 160th Street, and west of Evanston Avenue. The request calls for the subdivision of the existing lot into two single-family residentia11ots. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total site consists of 0.63 acres. Topoeraphv: This site has a generally level topography, with elevations ranging from 932' MSL at its highest point to 924' MSL at the lowest point. Veeetation: Currently there is one single family home located on this site. There are also some significant trees on this site. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: No wetlands are located on the site. Access: Access to the site is currently from Evanston Avenue. The proposed plat includes an additional driveway access from Evanston Avenue for Lot 2. 2020 Comprehensive Plan Desienation: This property is designated for Urban Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zonin2: The site is located within the R-2 Zoning District (Medium Density Residential). The R-2 district is consistent with the proposed R-LD designation. This district permits a maximum density of 4.0 units per acre. 1:\07 files\07 subdivisions\07 prelim & final\evanston place\pcr~port..doc. www.Cltyotpnorlake.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 Shoreland: The site is not located within the shore land district. PROPOSED PLAN Lots: The preliminary plat consists of 2 lots for single family dwellings. Lot 1 is 10,540 square feet and Lot 2 is 16,748 square feet (9,174 square feet, net area). Streets: All proposed lots have frontage on existing Evanston Avenue. No new streets are proposed. Sanitary Sewer/Water Mains: Sanitary sewer and water mains are in place for the existing house. Services for Lot 2 will be extended from the existing water and sewer main utility lines located in Evanston Avenue. Storm Sewer: Grading on the site will direct runoff to newly dedicated drainage and utility easements along the perimeter of all the properties. Landscapine: The Subdivision Ordinance requires a minimum of two trees in the front yard for all newly created lots. Tree Replacement: The applicant has submitted an inventory identifying 48 caliper inches of significant trees on the site. The Zoning Ordinance allows up to 35% for building pads and driveways. According to the proposed plan, no significant trees will be removed. Fees and Assessment: This development will be subject to the standard development fees. In addition, the development will be subject to a lateral assessment for the extension of sewer and water utilities to Lot 2. ANALYSIS: The applicant proposes to subdivide the property into 2 single family dwellings. The proposed lots conform to the R-2 minimum requirements of 60 feet in width, 90 feet in depth, 6,000 square feet in area, and less than 4.0 units per acre in density. The overall layout of the plat appears appropriate given the constraints of the site's grades; however, as detailed in the engineering memo, the lowest floor elevation of the proposed structure must be raised 5.6 feet for flood protection purposes from the nearby stormwater drainage easement. 1:\07 files\07 subdivisions\07 prelim & final\evanston place\pcreport.doc Page 2 CONCLUSION: The combined preliminary and final plat application will comply with all relevant ordinance provisions and City standards, provided all the conditions of approval are met. AL TERNATIVES: 1. Recommend approval of the Combined Preliminary and Final Plat subject to 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 Combined Preliminary and Final Plat request. 4. Other specific action as directed by the Planning Commission. RECOMMENDATION: The Planning staff recommends Alternative #1, subject to the following conditions: 1. The applicant shall address all engineering comments as outlined in the memorandum from the Assistant City Engineer dated April 5, 2007. 2. The applicant shall mark for removal all fencing located on TH 13 and Evanston Avenue right-of-way. 3. The applicant shall address all comments as outlined in the memorandum from the planning and building department dated April 6, 2007. 4. The applicant shall enter into a development contract with the City and pay all development fees. 5. The applicant shall obtain required permits from all applicable governmental agencies prior to final plat approval. 6. The final plat shall be recorded at Scott County within 90 days of approval by the City Council. ACTION REQUIRED: A motion and second recommending approval of the following request: . Approval of a Combined Preliminary and Final Plat to subdivide 0.63 acres into 2 single family lots, subject to the above conditions. EXHIBITS: 1. Location Map 2. Preliminary and Final Plat Plans 3. 4-6-07 P1anning/Bui1ding Memorandum 4. 4-5-07 Engineering Department Memorandum 5. 3-26-07 Finance Director Memorandum 1:\07 files\07 subdivisions\07 prelim & final\evanston place\pcreport.doc Page 3 COMBINED & FINAL PRELIMINARY PLAT REVIEW To: Ron Kent From: Jeff Matzke, Planner cc: Date: 4/18/2007 Re: Evanston Place Combined Preliminary and Final Plat (Review 1 ) The Planning Department has reviewed the above listed building permit application. The following is a list of comments from the review: 1 ) City Attorney signature block needs to be removed from the front of the final plat. 2) Provide net lot area for Lot 2 (less the drainage and utility easement). 3) The fencing must be marked for removal on all Highway 13 and Evanston Right-of-Way areas. 4) Two front yard trees are required on the newly created lot. 5) A Sewer and Water permit is required through the building department when it is installed on the new lot. DATE: April 5, 2007 TO: Jeff Matzke, Planner FROM: Larry Poppler, Assistant City Engineer CC: Steve Albrecht, Public Works Director/City Engineer RE: Evanston Place (City Project #07-109) The Engineering Department has reviewed the combined preliminary and final plat plans dated February 21,2007 for the subject project and we have the following comments: General 1. Show the City project # 07-109 on all plan sheets. 2. The developer shall obtain all regulatory agency permits and approvals. 3. Provide benchmark on all plan sheets. 4. Show existing storm sewer information on the construction plan. 5. Show existing drainage and utility easement on the construction plan. 6. The low floor elevation (LFE) must be 2' above the high water elevation (HWL) for flood protection. The Local Surface Water Management Plan (LSWMP) sets the HWL of this area at 927.1, therefore the LFE must be equal to or higher than 929.1. GradinQ and Erosion Control 1. Easements will be required for the work outside the property lines. 2. Add note stating that all silt fence must be installed by the contractor and inspected by the City prior to any site work. 3. Provide contact information on the plans for the person responsible for the erosion control on the project. 4. Show construction limits and label rock construction entrance on plan. Streets 1. Revise curb note to state 8618. Provide curb cut and spot elevations for driveway to verify slopes. Utilities 1. Provide size and type of existing watermain on Evanston. L:\07 FILES\07 SUBDIVISIONS\07 PRELIM & FINAL\Evanston Place\eng Review 1 040507.DOC 2. Provide note to state minimum grade for sanitary service stubs shall be %" per foot or 2%. 3. Tracer wire will be required for sanitary service. A detail showing tracer wire requirement can be obtained form the engineering department. L:\07 FlLES\07 SUBDIVISIONS\07 PRELIM & FINAL\Evanston Place\eng Review 1 040507.DOC 2 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 TO: FROM: RE: DATE: MEMORANDUM PLANNING/ENGINEERING Ralph Teschner, Finance Director EV ANSTON PLACE - final (assessment/fee review) March 26, 2007 .63 acres in 2-114-22 (PIN #25 902 003 0) is proposed to be subdivided into two (2) lots. The property was initially served with sewer and water utilities in 1959 under Project 60-1. The original parcel was assessed a connection charge only of $300.00. Since utilities are available to the property site, the cost and installation for the service stub for the additional lot will be the responsibility of the city. The subdivision will be subject to the following City charges: Park Dedication Street Oversize Fee Stormwater Management Fee Trunk Sewer & Water Fee Utility Connection Charge $3750.00/unit $4920.00/acre $2790.00/acre $8540.00/acre $18,000.00 Lot 1 would be exempt from these fees since there is an existing home located on this parcel. The remaining lot would be subject to the application of these City charges which would generate the following costs to the developer based upon a net lot area calculation of .21 acres as provided within the site data summary sheet of the preliminary plat description: Cash Park Dedication: 1 unit @ $3750.00/unit = $3,750.00 Street Oversize Fee: .21 acres @ $4920.00/ac = $1,033.00 Storm Water Manaeement Fee: .21 acres @ $2790.00/ac. = $586.00 Trunk Sewer & Water Charee: .21 acres @ $8540.00/ac = $1,793.00 Utility Connection Charee: 1 unit @ $18,000.00 = $18,000.00 Assuming the initial net lot area of the plat does not change, the above referenced cash park dedication, street oversize, storm water, trunk sewer and water acreage and connection charges in the total amount oflljjl~!~li!~I. would be collected at the time of final plat approval. www.cityofpriorlake.com Ll07 F1LESI07 SUBDlVlSJONSI07 PRELIM &FfIi6lt're~!iY21:4~<f ~3@ / Fax 952.447.4245 EVANSTON PLACE Combined Preliminary & Final Plat Location Ma C"rYH WY<7 [E 160TH STREET N + - - ~~ o 100 200 400 600 800 ~ ~ ~ ~ ~ ~ ~ i ,,~ lh Ut~ .~j~ i~H ~!j~ tU~ s~~~ i:i'U ~hi ~hb nt., u-h -.lB~ h"lj H~~ s$:~ ls:~ i ~iI iI ..t~ ~~~t: .-. ~HI ! b~t h'ii~ 1l.ht II i~ l"ii6 ~~ It a ,,6 ~rl! ~~~t S~~~ ~.~]s h1l.1 nth ~ o DO e ~n oo~ ~. e~ 8. z'~ $" ,j '-,; ~j D~ zoo ~ . 1 ~ . !~ ~~ iJ -" ,<" 5'~ ~~ ~~ ~E i' ~z r-; ~ I ~ B l i ~I 5 ~ ~::! 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