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4A Godsons Way PrePlat Report
4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: FEBRUARY 3, 2014 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER AGENDA ITEM: CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLAT TO BE KNOWN AS GODSONS WAY DISCUSSION: Introduction Jack Hunter has applied for approval of a Preliminary Plat to be known as Godsons Way to be developed as a 4 unit, low density residential subdivision. This site is located north of Natures Way, and west of CSAH 87 (Revere Way). History In 2006, the City Council approved a plat for the first phase of the Enclave at Cleary Lake residential development which included 53 single family residential housing units including lots south of the Hunter property along Natures Way. At the time a temporary cul-de-sac (Natures Way) was installed along with a roadway easement on the Hunter Property; however, the Hunter Property was not proposed for subdivision along with the Enclave at Cleary Lake development. In the summer of 2013 the City Council annexed the 10 acre Hunter Property site into the City of Prior Lake. Current Circumstances The current proposal calls for a 4 lot single family subdivision of the 10 acre site, at the end of the Nautres Way cul-de-sac. 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 area consists of 10.59 acres Topography: This site has varied topography, with elevations ranging from 940' MSL at the wetland to 956' MSL at the Natures Way street location. Wetlands: The project site contains a large amount of wetland in the northern part of the site. No wetland impacts are proposed with the development. Access: Access to the site is from the south with an extension of the Natures Way cul-de-sac. 2030 Comprehensive Plan Designation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Zoning: The site is presently zoned R-1 Low Density Residential. The density for the proposed plat is approximately 1.5 units per net acre. PROPOSED PLAN Lots: The plan calls for 4 lots to be constructed of single family housing styles. The lot sizes range in size from 12,000 square feet to 20,000 square feet. Setbacks: The typical residential required structure setbacks of 25 foot front and rear, 10 foot side yards, and 30 foot from wetland are proposed throughout the development. Parks / Trails: No park or trails are proposed. Parkland dedication will be satisfied through a cash-in-leui payment to the City Park Fund. Streets: The extension of the existing Natures Way cul-de-sac is the only proposed street improvement for the site. Sanitary Sewer/ Water Mains: Sanitary sewer and water mains are currently in place along Natures Way and they will be extended to service the 4 lots. Storm Water/ Hydrology: Storm water will be directed toward a proposed pond basin in the rear areas of Lots 3 and 4. Landscaping: The Subdivision Ordinance requires two front yard subdivision trees per lot. Fees and Assessments: This development will be subject to the standard development fees including park dedication, trunk street and utility service charges, and utility connection charges. ISSUES: The development engineer has met with City staff previously to discuss issues related to the design of the preliminary plat. As noted in the attached staff memorandums from the Community Development Department and Engineering/Public Works Deparment, the developer must refine the plans to assure compliance with the Public Work Design Manual requirements and City Zoning Ordinance, however, it does not appear that these comments will drastically affect the design of the plat. Therefore, City Staff recommends approval of the Preliminary Plat subject to the following conditions: 1. Obtain the required permits from other state or local agencies prior to any work on the site. 2. Revise the plans to address all of the comments in the memorandum from the City Community Development Department dated January 21, 2013. 3. Revise the plans to address all of the comments in the memorandum from the City Engineering / Public Works Department dated January 24, 2013. The City received the complete application for this request on January 6, 2014. The City has notified the applicant that the due to required review by other governmental agencies, and the required time for a City public hearing review, it is necessary to extend this review period to 120 days until May 8, 2014. ALTERNATIVES: The Planning Commission has the following alternatives: 1. Recommend approval of the Preliminary Plat subject to conditions identified by the Planning Commission. 2. Table this item to another Planning Commission meeting and provide the developer with direction on the issues that have been discussed. 3. Recommend denial of the request. RECOMMENDED 1. Recommend approval of the Preliminary Plat subject to conditions identified MOTIONS: by the Planning Commission. EXHIBITS: 1. Location Map 2. Development Plans dated 1-3-14 3. Community Development Dept. Memorandum dated 1-21-14 4. Engineering/Public Works Dept. 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Ob W r rN^ rM•• rte•• W iW p W N N u. l,.�1,.�7� N N N N N N N ['9 u.j M CNi cL C7 N M a IN \\\`N \ �� y Tl� TB 958.4/x" I1 a �r zrs� 89• s �! •rJG\ \ i 1 wo lqa6 7 1 95q.5 •\ I} 1 •\ ?/ i I I V} I i 1 � \ A / TB 958.4/x" I1 a �r zrs� 89• s �! ami •rJG\ \ i wo lqa6 7 1 ami Date: January 21, 2014 To: Curt Kallio, Kallio Engineering & Jack Hunter, Property Onwer From: Jeff Matzke, Planner SLbject: GODSONS WAY Preliminary Plat City Project #DEV2014-0001 Memo The Community & Economic Development Department has reviewed the Preliminary Plat for the subject project with a plan date of 12-31-2013 and we have the following comments: General Development fees — The following development fees are to be collected at the time of final plat approval: Park Dedication of 4 units at $3,750 per unit, Trunk Water ($5,500/net acre), Trunk Sanitary Sewer ($3,040/net acre), Trunk Storm Sewer ($2,790/net acre), Street Oversize ($4,920/net acre), $9,000 Water Connection Fee, $9,000 Sewer Connection Fee, and a 4% administrative fee and 5% construction observation fee based on the total estimated construction costs (which include grading, landscaping, and public utility connections). Site Plan / Preliminary Plat Identify total lot area above HWL of wetland and infiltration basin. Total lot area must be minimum 12,000 sq. ft. 2. Lots 1 and 4 appear to not meet 86 feet minimum width. Revise accordingly and indicate lot width across front yard setback. 3. List impervious surface requirement of 30% maximum of the total net lot area for lots 3 & 4. These lots are within the Cleary Lake Shoreland District. 4. Foundation setback of 30 feet from HWL of wetlands. Listed setback is 35 feet. 5. Plans indicate that no significant trees will be impacted with the proposed grading therefore, no tree replacement will be required. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: January 24, 2014 To: Community and Economic Development Department From: Engineering Department — Larry Poppler, City Engineer Public Works / Natural Resources Department — Pete Young, Water Resources Engineer SLbject: Godsons Way (Project #DEV -2014-0001) The Engineering Department and Public Works/Natural Resources Department have reviewed the preliminary plat for the subject project with a draft plan date of December 31, 2013. The plans were reviewed for consistency with City Ordinance and Standards detailed in the City of Prior Lake Public Works Design Manual. The following list details deviations from standards or requests for additional information that must be reconciled prior to project approval. The applicant or its representatives are invited to contact the engineering department with any questions or clarifications at 952-447-9830. Comments highlighted in bold text are of particular concern: General 1. The final plat plans should follow the requirements of the Public Works Design Manual (PWDM). 2. Permits from the Met Council, Minnesota Pollution Control Agency, and Department of Health will be needed as the project moves forward. 3. All plans should be drafted according to the City of Prior Lake layer system. A digital copy of the plans in pdf or of format is required prior to construction. All drawings should use the Scott County Coordinate System. Typical symbology and line types should be used (silt fence, tree protection, existing storm sewer, etc.). 4. Provide City Project number DEV -2014-0001 on all plan sheets. 5. Show and label all removals and sawcuts on the plan. 6. Show survey shot data on existing conditions sheet. The shot data should reflect current conditions. The shot data along the connection points of the plat are of particular importance. 7. Provide note on plans regarding working hours. 7:00 am -7:00 pm Monday through Friday. 8:00 am — 5:00 pm Saturday. 8. Provide all necessary City standard plates on the plans (structures, hydrants, valves, tracer wire, etc). 9. Provide project specifications. a. City of Prior Lake Technical Specifications Page 42 Part Al.d: Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Under "restrained mechanical joints.." Include: All fasteners shall be Genuine NSS Cor -Blue T -Bolt by NSS Industries or approved equal. All metal parts of tie rod or strap type restraints shall be coated with an approved asphaltic type rustproofing. b. City of Prior Lake Technical Specifications Page 39 Part E: Pipeline Backfilling Operations: Need to emphasis compaction around structures c. Please add language on page 1 of special provisions: Furnish and use only materials manufactured in the United States except for cement manufactured in Canada and pretroleum products, which are exempt. Manufactured in the United States, means manufactured in whole or in substantial part within the United States or that more than 50 percent of the component parts were manufactured in whole or in substantial part within the United States. Grading 1. Provide construction limits on the plans. Is silt fence proposed to be construction limit? 2. Extend existing contours into adjacent properties. Existing contours should extend 200' beyond the property boundaries or as deemed necessary to accurately depict grading impacts and existing drainage patterns. 3. Provide spot elevations around cul-de-sac. Please also provide now arrows along curb. 4. Provide proposed driveway locations and slopes on the grading plans. Driveway slopes shall be between 2-10%. 5. Provide EOF elevation and path of the infiltration basin on the grading plan. 6. Provide name of company contact person, and emergency phone number for person responsible for erosion and sediment control plan preparation, implementation, and maintenance. 7. Show lot corner elevations on the grading plan. 8. Show wetland buffer signage on the grading plan. Utilities 1. Plan and Profile sheet will be required for utility review. 2. Gate valve for hydrant should be located outside of the curb line per City standard 3. Show service locations for each lot on the plans. 4. Compression fittings shall be used in place of flares. Please see below: Manufacturer's Number Appurtenance Service Mueller McDonald = Ford Corporation Stop 1-2 P-25008 4701 BQ FB1000-Q Curb Stop 1-2 P-25155 6104-Q B44-444MQ, -666MQ, - 777MQ 5. Hydrant flags are required per standard plate #500. Developer shall furnish and install hydrafinder high visibility locating device, Rodon Inc, for each hydrant. Contractor shall also supply an extra hydrafinder per hydrant and 1 extra gate valve key, curb box key and hydrant wrench per development. 6. Televising of the sanitary sewer is required after testing. A copy of the CCTV report and video must be submitted to the Public Works Department. 7. Provide note on the utility plan sheet indicating the size and type of the sanitary sewer and water services. 8. Provide note on the utility plan sheet indicating that deflection testing shall be conducted after the final backfill has been in place for 30 days. 9. Utility as-builts and televising report will be required at the conclusion of the construction of this project. The as-builts must follow the requirements of the Public Works Design Manual. 10. Provide note on the utility plan sheet indicating that activation of the watermain system shall be performed by City personnel only. 11. All valves and curb stops shall be resilient seal gate valves and adjustable gate valve extension stems. 12. The sewer and water service shall be included in the pressure and leakage testing requirements for the main lines. 13. The maximum depth of the sanitary sewer service at the ROW line shall be 10' unless documented by a proposed house. Provide station and elevation for service stubs. Streets 1. Typical section should be shown on the plans. Section should match existing section for Natures Way and/or meet City minimum street section requirements. Hydrology and Storm Sewer 1. Any proposed infiltration basin would require an access easement. The drainage and utility easement should be extended. Access routes must have maximum 8% grade and 2% cross slope, and be at least 10' wide. 2. Design of infiltration/filtration BMPs should meet the requirements of the Minnesota Stormwater Manual. Design modifications may be needed based on actual infiltration rates and/or depth to groundwater. For any proposed stormwater basins, an infiltration test or soil boring is required to confirm assumed infiltration rates, and a boring or pit is needed to verify depth to groundwater. Tests must be conducted at the location of the proposed basin and extend at least 5 feet below the proposed bottom elevation. If the area for the proposed basin is not suitable, design modifications can be made. Offsite volume control is still an option and could be investigated; contact Pete Young for more information about offsite volume control. Erosion and Sediment Control 1. NPDES construction site permit will be required for this project. The City must approve the associated SWPPP prior to grading permit approval. Note that the NPDES permit requirements were changed on 8/1/2013. Plan note on Sheet 4 referencing SWPPP submittal is acknowledged. Wetlands 1. Show additional details for wetlands, including average and minimum buffer widths. Buffer should be shown as a hatched area on the plans and buffer sign locations should be shown. A sign is required at each parcel line where it crosses a buffer strip with a maximum spacing of 200 feet between signs. Additional signs are required as needed to accurately define the edge of the buffer. 2. All wetland buffers must be covered by drainage and utility and conservation easements. 3. Buffers must be seeded with a native mix with forbs. A 2 -year maintenance period is required as part of the developers agreement. If at the end of the 2 -year maintenance period the seed has not established, there is a prevalence of invasive species, or there are other encroachments, over -seeding or reseeding may be required.