HomeMy WebLinkAbout4A Maple Place Prelim Pat ReportPRIQ�
F.
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U 4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: SEPTEMBER 2, 2014
AGENDA #: 4A
PREPARED BY: JEFF MATZKE, PLANNER
AGENDA ITEM: CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLAT TO
BE KNOWN AS MAPLE PLACE
DISCUSSION: Introduction
Jeff Nycklemoe has applied for approval of a Preliminary Plat to be known as
Maple Place to be developed as a 12 unit, low density residential subdivision.
The subject property is located south of Langford Boulavard (State Trunk
Highway 13) and west of Skinner Street.
Current Circumstances
The current proposal calls for a 12 lot single family subdivision of a 5.38 acre
area.
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 5.38 acres. A
signle family home is currently located on the site.
Topography: This site has relatively level topography, with elevations ranging
from 966' MSL along Highway 13 to 992' MSL near the center of the site.
Wetlands: There are no wetlands located on this site.
Access: Access to the site is currently from a private driveway on State Trunk
Highway 13, which will be closed. Access to the subdivision will be from a local
street, Griggs Street.
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.
PROPOSED PLAN
Lots: The plan calls for 12 lots to be constructed of single family housing styles.
The lot sizes range in size from 12,800 square feet to 17,600 square feet.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Setbacks: The typical residential required setbacks of 25 foot front and rear,
10 foot side yards, and 30 feet from the pond feature on Outlot A is proposed.
Parks / Trails: No park or trails are proposed. Parkland dedication will be
satisfied through a cash -in -lieu payment to the City Park Fund at the time of
pending Final Plat approval.
Streets / Sidewalks : A 600 foot extension of existing Griggs Street with a
modified temporary cul-de-sac is the only proposed street improvement for the
site; sidewalks will extend on the south side of this new street. Griggs may
extend to Thornton Drive based on further development to the south.
Sanitary Sewer / Water Mains: Sanitary sewer and water mains will be
extended within the Griggs Street right-of-way to the 12 lots.
Storm Water/ Hydrology: Storm water will be directed toward a proposed
permanent pond basin within Outlot A and a filtration basin in the rear yards of
Lots 1-7, Block 1. City Staff recommends that the developer consider locating
a single pond feature in the low point site area (currently occupied by Lot 2,
Block 1) rather than at the end of the cul-de-sac. This could create better
efficiencies in storm water utility construction and expense.
Tree Preservation/Landscaping: The Subdivision Ordinance requires two
front yard subdivision trees per lot (4 for corner lots). Other tree preservation
requirements would be met with the proposed landscape plan.
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. With the
exception of the possible shifting of the permanent pond feature to the center of
the block, 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. The Developer shall obtain the required permits from other state or local
agencies prior to any work on the site.
2. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Engineering/Public Works
Departments dated August 29, 2014
3. The Developer shall revise the plans in accordance with the requirements
contained in the memorandum from the Community Development
Department dated August 27, 2014.
The City received the complete application for this request on August 19, 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
up to a maximum 120 days. The current review period is until December 17, 2014.
ALTERNATIVES: The Planning Commission has the following alternatives:
1. Motion and a second to recommend approval of the Preliminary Plat subject
to conditions identified by the Planning Commission.
2. Motion and a second to table this item to another Planning Commission
meeting and provide the developer with direction on the issues that have
been discussed.
3. Motion and a second to recommend denial of the request.
RECOMMENDED Alternative #1.
MOTION:
ATTACHMENTS: 1. Location Map
2. Development Plans dated 8-6-14
3. Community Development Dept. Memorandum dated 8-27-14
4. Engineering/Public Works Dept. Memorandum dated 8-29-14
Maple Place - 17441 Langford Road
LOCATION MAP
FACT QF SEC, 10, TVIP. P4, QNG. 22 GRAPHiC SCALE
of- MAPLE PLACEr
IN FEET)
-for- JEFF NYCKLEMOE RIrh 50 fl,
5705 WHITED AVENUE
MINNETONKA, MN 55345 at,� "�� ` 1/ SSD ' y% � � � �\�F� �
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I hereby certify that ll Sdl plan zy — —1 L
or report was prepared by me or under VE,NG 5 FEET 0W l CNl) AV.VNN�', FD - LOT — — — — — — — — — —
my d',cct supervision and that I orn VNES Aho
10 FEET N WVrf Ill ADJONS'c STREET L — — — — — — — — — - — — — — — —
R
a duly Registered Land Surveyor under LhN£5 Aho FEAR LOT l W4ESS OTF�E WSE
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SEE SHEET CO FOR LEGEND AND GENERAL CONSTRUCTION NOTES IVIAP13--- PLAC'*_'
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C.A.G."0,
CS'J.P, 131451
AUGUST 6, 2014
PREPARED FOR -
JEFF
NYCKLEMOE
C2
���I�IIoE�i
TREEINVINTORY
TREES REMOVED OUTSIDE DE FURUC EASEMINT
;717
OAK
20
—H :N
ELM X2
1718
EW
PUBLIC
ID NO.
TYPE
DLAIAETER
EASEMENT?
1684
ELM X2
16
720
1690
BIRCH X4
i0
ASH
1691
ASH X2
9
YES
1693
MAPLE
20
7
1641
MAPLE X2
3
=410
1702
MAPLE
10
YES
1703
ASH
16
1722
1704
A91 X4
8
17D5
ELM X3
$2
1707
MAPLE
4
!ES
_
/D9
MAPLE
24
TES
1�.?
MAPLE X3
12
YES
17 k0
ASH
22
1711
MAPLE X3
8
TREES REMOVED OUTSIDE DE FURUC EASEMINT
;717
OAK
20
YES
ELM X2
1718
EW
9
10
1691
17',9
ELM
6
YES
20
720
ELM
6
TES
ASH
1721
E I
6
YES
1705
1722
MAFLE
7
ASH
22
TOTAL CALIFE 4 INCHES ON SETE
=410
B
1712
ID NO.
TYPE
DULMETER
1688
ELM X2
I6
1690
EIRCH X4
10
1691
ASH u
9
1693
MAPLE
20
1694
MAPLE x
9
1703
ASH
I8
1704
ASH x1
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1705
ELU X3
12
1710
ASH
22
5711
MAPLE A3
B
1712
MAPLE XS
6
1718
Flu
9
1722
1 MAPLE
1-. 7
10TAL CALVER INCHES REMOVED •509
TREES REQUIRED FOR NEW SUBDEVISION
ME BALLED-ANO-BURLAPPED STREET TREE AND QNE
BALLED-AHD-BURLAPPED FRONT YARD TREE REMMED PER
FRONT YARD (VN!MUM 25' CALIPER).
ORNNA'10E 11051001
STREET TREE (1 PER LOT 9 12 LOTS) = 12 TREES
FR O'1T VRD TREE Q PER LOT 9 12 LOTS) - 12 TREES
TOTAL = 24 TREES
® STREET AND FRONT YARD TREE
ACCEPTABEETREES
QffJIFEROUS TREES ----9; FT RAIL & BURLAP
FIR. OWGLAS
HIE, SCOTD<
FIR, AXITE
RED CEDAR, EASTERN
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BEECH. FIVE
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E RCH, RIV[R
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1REESREQUIRED FOR REPLACEMENT Cn17EPI. t.ORTI-ER11 MAPLE. AL_ vARETE5
CHO-ECHERRr. Az'uR V)'_DEFR) FED
CRA9AFELE (CRIJAUE':TAL) O<�, Rj�94
101 FICHES 70 EE REPLACED CO,+'}ry1 ALTERti ATE-L`_AFEO OA.K, RED
101 INCHES EL!', Ar r i,L.AR- OF.Y., EY.AUP NEGTE
2.5 IlUES/IREE = 40 REPLACEMENT TREES f `,'�,c6 �'+il-E TF EES) C.,;, -TE
HA.C;EERRY AAJ;JT, FLACK \
= DECIDUOUS REPLACEMENT TREE
15 1:G MO.+E rKR'r C'i,E-LM RO {1/3) or D'.E TREES
CO?'TERCUS REPLACEMENT TREE MAY BE F.'wOVI ANY ONE SPECIES- /
25
NO COh'IFERWS TRE€S
NO HEgTAGE 1RCE5- - `
TFEF REF'lAC£MENT F014ULA
FCRDEVELOPMENT WvRCH EXCEEDS THE
TFFF REM0V0.1 PERCENTAGE OF ALLO'W'ABLE REMOVAL OF
SON FIGANT TREES, ALL TREES SHALL BE
S LN ICA 11 1IFEE5 MAY BE KE OI TIILUI III - E_u.SiD REPLACED AT THE RATO OF 1/2 CALIPER
R ETLA.E -'IT'1 TIE:;' C = l I FAc ,. ITc INCH PER 1 DEH REMOlED.
FOR FEeIC STREETS UTUF.E •] STf"V AA1,F. PCN D ,G 1YROUTANCE 1107.2105-(3)A
AREAS r^ /
CHONMCi 1107.2105-(7)A TOTAL CALIPER OF TREES REMOVED =309 INCHES W r • ° _/
X 35%
1:1 RAS OuTE DE OF FEOL.. u EF E -1'1S F[ F -
ST EI U ITr Trq+ Y TE C!, sr.5 dip 1081NCNE5 I lJ I
TO 35T 07 TOT" [5H 1 -4 -IFS C F ALL c C FI_ ?NT 1FEES
I -AY C F .`D WtTIOUF FEFLA EVENT. 309 - 106 201 RICHES
[ J 31a7.2105 (2)B 201 % (1/2 TO 1 RAM) = 101 INR1E5
(T0 BE REPLACED) /
I.1 EKESS OF TIE L:CkThF•C+.S F,90'.£ �' / / - \ / /
4Y 6E FEI'0'.'D PR DEO ALL ,SEES F<' 0 D N EXCESS
l- S l L r lAll J 1 .L EL h F!E r- I' CC "S'RA`.CE / " ^!' -• \ /
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ORAIVl6Y: GE�!_'16'f:
A.G. A.G.
CHCAD BY: PRO) NO
CR1 P, 131951
ORC-NUATE
AUGUST 6, 2014
PREPARED FOR:
JEFF=
NYCKLEMOE
NORTH
11111:1=; P141 r -41-A WA lON AND PI -AIN hli�1�_ 1 ��►1V ��11.1I rf).
SEE SHEET CO FOR LEGEND AND GENERAL CONSTRUCTION NOTES Flil,°1LFILF 1. 31 ACE
AFRIO
FV
U
NESOV
Date: August 27, 2014
To: Terry Schneider & Jeff Nycklemoe
From: Jeff Matzke, Planner
Subject: MAPLE PLACE Preliminary Plat
City Project #DEV14-00000I13
Memo
The Community & Economic Development Department has reviewed the Preliminary Plat for
the subject project with a plan date of 8-6-14 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 12 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 Charge,
$9,000 Sanitary Sewer Connection Charge, 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).
2. Along with final plat application provide City with draft warranty deed for Outlot A to be
dedicated to the City according to Ordinance 1004.604. A recorded copy of the deed
shall be delivered to the City after recording of the final plat.
Preliminary Plat
Under Zoning and Setbacks list structure setback of 30 feet from HWL of pond feature in
Outlot A.
2. Remove ponding label from rear yard of Lot 4. Area is defined as temporary basin not
permanent ponding.
3. Net areas for all private lots will include drainage and utility easement areas since no
permanent ponding exists on private lot areas. (i.e. — no difference between gross and net
areas).
Tree Preservation and Planting Plan
Provide minimum 4 front yard trees on corner lot (Lot 1, Block 2) — 2 trees per street
frontage.
2. Relocate 7 trees within outlot area to other private lot area on project. City recommends
placing in the rear yards of Block 1 for added screening from Hwy 13.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
FV
U
MESOV
Memo
Date: August 29, 2014
To: Community Development
From: Engineering Department — Larry Poppler, City Engineer
Public Works Department — Pete Young, Water Resources Engineer
Subject: Maple Place — DEV14-000018
The Engineering and Public Works Departments have reviewed the Preliminary Plat plans for
the subject project with a plan date of August 6, 2014 and we have the following comments.
Bold comments have potential consequence that affects preliminary plat.
General
1. The final plat plans should follow the requirements of the Public Works Design Manual.
2. The Developer must obtain all regulatory agency permits and approvals prior to
construction.
3. City Project DEV14-000018 should be shown on all plan sheets.
4. Provide benchmark information on all plan sheets.
5. Provide parcel addresses for adjacent properties.
Platting Comments
1. The easement document will need to be revised if temporary cul-de-sac geometric is
revised.
Grading Plan
1. The pond location is at the high point in the platted area. This is resulting in
approximately 500 feet of storm sewer pipe which the City would need to maintain
in perpetuity. This pipe also deeper than normal. Pond is more suited to be located
in the Lot 2 Block 1 area which is at the low point of the street.
2. Legend on grading plan (C1.1) seems to be missing some symbols (3:1 slope areas, etc.).
3. The drainage swale located behind Lots 1-5 Blk 2 is greater than 300'. Please revise,
could high point be shifted to Lot 4?
4. Rear yard drainage swales shall be final graded and sodded prior to the issuance of
building permits. Please label these areas on the grading plan and provide protection
fencing.
5. Provide proposed driveway location and slope on the grading plan. Grades shall be
between 2-10% unless otherwise approved by the City Engineer.
6. Provide low opening/low floor elevations for properties adjacent (existing) to filtration
area to ensure requirements are met.
7. Low floor elevations shall be at least 2' above the HWL and low opening shall be at least
2' above EOF, please revise Lot 7 BLK 1 to meet these requirements.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Utilities
1. The plan shows a storm sewer apron and riprap between Lots 2 and 3 Blk 1. The pipe
should be extended to filtration basin to eliminate swale, apron, and riprap. With the
requirement for utility pipes to be contained within an outlot, lots could be shifted west to
accommodate the requirement (see comment in street section if additional ponding area is
required). Is it possible to remove the storm sewer crossing and instead use a flow
splitter from the street drainage pipe? Yards on south side could be graded to flow over
curb and into street. Street storm sewer could be placed on other side of street to reduce
pipe length.
2. Detailed utility review will take place during final plat submittal when plan and profile
sheets are provided.
3. A new 8" GV will likely be needed at the connection to existing. Most contractors will
not test against valves installed by others.
4. The maximum spacing between structures is 400', manhole in cul-de-sac will need to
move east.
5. San MH 1 could be eliminated by connecting onto existing stub.
6. Additional City standard details will be required on plan at final plat submittal.
Streets
1. Detailed street review will take place during final plat submittal when plan and profile
sheets are provided.
2. The temporary cul-de-sac radius does not meet City standards. The entry throat to the
cul-de-sac could be minimized and the cul-de-sac shortened. The radius of the cul-de-sac
should be a minimum radius of 45'.
3. The proposed sidewalk at the cul-de-sac should be squared off.
4. The gutter grades around cul-de-sac does not meet minimum requirement (0.8%), please
revise.
5. Barricades at the end of the cul-de-sac will be required per City Standard Plate 9613. A
sign reading "Future Road Extension" is also required.
Hydroln
1. Show OE and HWL of stormwater pond on all plan sheets.
2. Show or define access routes for maintenance purposes to all inlets or outlets at ponding
areas (must be maximum of 8% grade, 2% cross slope and 10' wide). Maintenance access
to the filtration basin structures should be defined through an outlot between Lots 2 and 3
Blk 1.
3. The head difference between the stormwater pond and the downstream land exceeds 3'.
Soils data is required and additional design details must be submitted to address pond
maintenance and dike stability. Outlet pipe through the dike requires an anti -seep collar.
4. Pond outlet structure detail (Outlet Structure A) should be changed to City Plate 9304.
5. Add standard details for pipe energy dissipation and all erosion/sediment control BMPs
to the plan set.
6. The proposed filtration basin must meet all design requirements and recommendations in
the Minnesota Stormwater Manual. Reference:
htlp://stormwater.pca.state.mn.us/index.php/Main Page
7. Long-term maintenance of filtration basins is problematic when using shredded mulch
and plants. Please revise planting plan to a more maintenance -friendly design that can be
mowed. Provide an O&M plan for this design. Please work with Pete Young, City water
resources engineer, to complete the design.
8. Provide rational method calculations for storm sewer sizing.
9. Storm sewer pipe size is 15" minimum.
Erosion control and SWPPP
1. Show all erosion/sediment control BMPs on the grading/ESC plan, including rock
construction entrance, silt fence, temporary seed areas, etc.
2. Show silt fence or other protection for filtration basin on the SWPPP. If this area
functions as a temporary sediment basin during construction, accumulated silt must be
removed and upgradient protection installed before basin construction is completed.
3. Provide a detail of the inlet to the filtration basin. A small pre-treatment basin or a sump
should be installed to provide energy dissipation before runoff can enter the basin.
4. Include standard details for SWPPP BMPs such as silt fence, erosion control blanket
(including seed mixes), construction entrance, inlet protection, etc. on the SWPPP sheet,
C3-2).
5. Update the SWPPP with contact information for contractor and inspector, including
training information, when information becomes available.