HomeMy WebLinkAbout4B Geister Addition PrePlat Report4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: FEBRUARY 3, 2014
AGENDA #: 4B
PREPARED BY: JEFF MATZKE, PLANNER
AGENDA ITEM: CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLAT TO
BE KNOWN AS THE GEISTER ADDITION
DISCUSSION: Introduction
On Site Marketing has applied for approval of a Preliminary Plat to be known as
the Geister Addition to be developed as a 9 unit, low density residential
subdivision. The subject property is located south of 1701h Street (County
Highway 12) along Sunset Avenue.
History
In the summer of 2013 the City constructed improvements to Sunset Avenue
and installed sanitary sewer and water utilities to the area for the first time. As
a result of the project, adjacent properties were assessed for a portion of the
improvement costs. The Geister property was assessed for 9 lots and utilities
were installed for these future lots along the west side of Sunset Avenue.
Current Circumstances
The current proposal calls for a 9 lot single family subdivision of a 4.15 acre
area along the west side of Sunset Avenue.
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 development site area consists of 4.15 acres.
Topography: This site has relatively level topography, with elevations ranging
from 912' MSL at the wetland boundary to 924' MSL along Sunset Avenue.
Wetlands: The project site contains a large amount of wetland in the western
part of the site. No wetland impacts are proposed with the development.
Access: Access to the site is from Sunset Avenue along the eastern boundary
of the site.
2030 Comprehensive Plan Designation: This property is designated for Low
Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site is presently zoned R-1 Low Density Residential. The density
for the proposed plat is approximately 2.3 units per net acre.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
PROPOSED PLAN
Lots: The plan calls for 9 lots to be constructed of single family housing styles.
The lot sizes range in size from 15,050 square feet to 20,800 square feet.
Setbacks: The typical residential required setbacks of 25 foot front and rear,
10 foot side yards, and 75 feet from Spring Lake's ordinary high water mark is
proposed.
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: All necessary street improvements are in place (Sunset Avenue)
however, the proposed plan indicates a possible street access location north of
the 9 lots in order to access the remaining undeveloped land west of the
proposed lots. The attached ghost plat indicates a possible way the remaining
undeveloped land could be developed.
Sanitary Sewer/ Water Mains: Sanitary sewer and water mains are currently
in place along Sunset Avenue to service the 9 lots.
Storm Water/ Hydrology: Storm water will be directed toward a proposed
pond basin in the rear areas of developed lots.
Tree Preservation/Landscaping: The Subdivision Ordinance requires two
front yard subdivision trees per lot (4 for corner lots). Additional tree
replacement will be required as part of the Development Contract.
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 Developer 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 27, 2013.
The City received the complete application for this request on January 9, 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 10, 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 12-20-14
3. Ghost Plat
4. Community Development Dept. Memorandum dated 1-21-14
5. Engineering/Public Works Dept. Memorandum dated 1-27-14
GEISTER ADDITION
Preliminary Plat
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Date: January 21, 2014
To: Jim Strum & Ted Kowalski, On Site Marketing
From: Jeff Matzke, Planner
SLbject: GEISTER ADDITION Preliminary Plat
City Project #DEV2014-002
Memo
The Community & Economic Development Department has reviewed the Preliminary Plat for
the subject project with a plan date of 12-20-2013 and we have the following comments:
General
Sewer capacity is only available for 9 proposed lots at this time. Additional trunk sewer
system in the southwest area of the City is needed to provide capacity for any additional
lots.
2. Development fees — The following development fees are to be collected at the time of
final plat approval: Park Dedication of 9 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), 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
1. Areas remaining for future development should be listed as Outlot areas (Outlots A —
south of Hwy 17, Outlot B north of Hwy 17).
2. List impervious surface requirement of 30% maximum of the total net lot area.
3. List structure setback of 30 feet from HWL of wetlands.
4. Project identifies that 342" of significant trees will be removed. Tree replacement
formula requires that 110" of trees shall be replaced within the area. Identify tree
replacement locations and species on preliminary plat. Also, consider altering grading
plan to save some trees at far north area of site and reduce tree replacement amount.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
Date: January 27, 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: Geister Addition (Project #DEV -2014-0002)
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 20, 2013. Additional
electronic plan submittals relating to stormwater were made on January 22, 2014. 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 and Department of Health may 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 -2014-0002 on all plan sheets.
5. Please verify no easements currently exists at the end of the cul-de-sac. Existing easements
would need to be vacated.
6. Plat should include entire property.
7. Show side, front and rear easements as well as easement for the stormwater feature and
associated access to the stormwater feature.
8. The ROW 1 area should be incorporated as outlot with this plat. If conveyed as right
of way, the street improvements and utility extensions are necessary with this plat. If
conveyed as outlot, the street improvements are not required at this time.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
9. Show survey shot data on existing conditions sheet and indicate the datum used. The
shot data should reflect current conditions. The shot data along the connection points
of the plat are of particular importance.
Grading
Grading plan should show the proposed filtration along the back lot lines of the
property. It is difficult to completely review due to incomplete data on both the hard
copy submittal and the electronic submittal from 1/22/14. The hardcopy submittal
does not contain the filtration basin and the electronic submittal does not include the
whole project area.
2. Show lot corner elevations.
Existing contours should be extended a minimum of 200' beyond the property boundary
or more to accurately depict the existing drainage patterns.
4. Grades for Lot 6-8 do not meet minimum 2% slope requirement, please revise. Revise
grades between Lots 7 & 8.
Building pads for walk out lots shows outside grade 2' above the low floor elevations. Are
homes proposed to be built to step up from low floor? Please provide house style details
(elevations, types, etc.).
6. Show drainage and utility easements on all plan sheets.
7. Provide proposed driveway slopes on the grading plans. Driveway slopes shall be between
2-10%.
Utilities
Plans should show all existing utilities including all sewer and water services. Show gate
valve and stubs for utilities proposed to be located within the new ROW (field locate
needed).
Hydrology and Storm Sewer
1. Show existing/proposed stormwater feature at the end of the cul-de-sac on the plans. The
City's contractor will complete the work in spring 2014.
2. An off-site filtration facility is an option for meeting the volume control requirements for
this site. The City's standards currently allow for volume control facilities to be built off-
site as long as they are within the same watershed (draining to Spring Lake in this case).
Contact Pete Young for more information about this option.
3. Please provide the P8 file that was used to calculate the water quality treatment results.
4. Design of filtration BMPs should meet the requirements of the Minnesota Stormwater
Manual. Specific filtration basin comments:
a. Include the cross section from the stormwater report in the construction plan set.
b. The underdrain should not include a knit sock due to long-term clogging
concerns.
c. Area should be staked off and marked so that heavy construction vehicles or
equipment will not compact the soil in the basin area.
d. Vegetation establishment details are needed.
e. Stormwater should not be introduced into the basin until vegetation is established
in both the basin and the contributing drainage area; provisions for a temporary
bypass should be made.
f The proposed seed mix is no longer in use. A native seed mix intended for
stormwater basins, such as state seed mix 33-261, should be used.
g. Add a note to the plans stating that the bottom of basin will be ripped to a depth of
at least 18" before placement of the sand/compost and rock.
h. Recommend replacing concrete slab below skimmer pipe with an alternative such
as clear rock with an impervious liner.
5. Define an access route to the filtration basin outlet structure. Access must have
maximum 8% grade with 2% cross slope, and be a minimum of 10' wide.
6. Minimum storm sewer pipe size is 15". The outlet from the proposed filtration basin is
shown as 12".
7. Provide storm sewer details on the plan set, including the filtration basin outlet structure
and energy dissipation for the discharge point.
8. Provide EOF for stormwater feature on the grading plan. Low openings must be 2
feet above the EOF and low floor elevations must be at least 2 feet above HWL. Lot
8 and 9 may not meet this threshold.
9. Show flood elevation of Spring Lake at 912.8. Lowest floor for lot 9 should be at
least 915.4 due to flood elevation of Spring Lake. The lake setback from the 912.8
elevation must be 75 feet.
Erosion and Sediment Control
The MPCA's NPDES construction site permit will be required for this project. The City
must approve the associated SWPPP prior to grading permit approval. Erosion and
sediment control comments will be provided upon receipt of a SWPPP.
Wetlands
1. No wetland information was submitted for this site. An approved wetland
delineation is required to determine compliance with the Minnesota Wetland
Conservation Act (WCA). Wetlands cannot be delineated outside of the growing
season, so this site cannot receive any wetland approvals until the spring. The City
does not require wetland delineations and any associated mitigation to be completed
at the preliminary plat stage, but wetlands must be addressed before final plat
approval. A Level 1 desktop delineation could be completed to determine
approximate wetland boundaries at the site, with an official Level 2 field delineation
occurring when the growing season starts in the spring. Level 1 delineation results
may be used to calculate approximate wetland impacts (if any). Note that the City
has already been approved for bank credits through the Board of Water and Soil
Resources (BWSR) for wetland impacts along the Sunset Ave ROW; any wetlands
identified within that area have already been accounted for and the developer will
not have to mitigate for wetland impacts within the ROW.
2. Additional requirements relating to wetlands will apply to the site if delineation shows
that there are wetlands at the site. The comments below abbly onlv to sites with wetlands:
Grade changes or other disturbances are not allowed in no -grade zones with the following
exceptions: pipe outlets and associated riprap, reseeding or soil amendments,
embankment and impacts associated with an approved CIP transportation corridor, grade
changes adjacent to approved WCA impacts to wetlands, approved wetland or flood
storage mitigation areas, and temporary impacts associated with utility installation.
4. Delineated wetland lines and any wetland buffer zones must be shown on the plans. All
wetland buffers must be covered by drainage and utility and conservation easements. The
site is located within the Prior Lake -Spring Lake Watershed District (PLSLWD) and
must meet the following wetland buffer requirements:
Buffer Category
Buffer Requirement
Average Buffer Width
30 feet
Minimum Buffer Width
20 feet
Minimum No -Grade Zone
10 feet
5. Buffer width may vary using buffer averaging. Buffer width may be reduced to the
minimum buffer width, but the overall buffer area must be equal to a hypothetical fixed
width average buffer around the same wetland.
6. Wetland buffers require identification with permanent monuments. A monument is
required at each parcel line where it crosses a buffer strip with a maximum spacing of
200 feet along the edge of the buffer strip. Additional monuments are required as
necessary to accurately define the edge of the buffer strip. Monuments consist of a post
and approved buffer strip sign that must be purchased from the City. Buffer sign detail
must be included in the plan set.
7. 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