Loading...
HomeMy WebLinkAbout2018-11-26 PACKET 06.2. STAFF REPORT CASE: ZA2018-059 & PP2018-060 ITEM: 6.2 PUBLIC MEETING DATE: 11/26/18 TENTATIVE COUNCIL REVIEW DATE: 12/19/18 APPLICATION APPLICANT: Summergate Development, LLC REQUEST: A zoning amendment to rezone approximately 20.71 acres of land from AG-1, Agricultural Preservation, to R-3, Single Family Residential, with a Planned Development Overlay (PDO); and a preliminary plat for Parkview Pointe, which will develop 54 lots for single family homes and 3 outlots. SITE DATA LOCATION: North of Military Road, approximately a half mile southeast of the Jamaica Avenue and Military Road Intersection ZONING: AG-1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Low Density Residential EAST: Agricultural Low Density Residential SOUTH: Rural Residential Parks/Private Open Space WEST: Agricultural Low Density Residential SIZE: 20.71 acres DENSITY: 2.61 units per acres RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank@cottagegrovemn.gov Application Accepted: 10/31/18 60-Day Review Deadline: 12/30/18 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Parkview Pointe Case No. ZA2018-059 and PP2018-060 November 26, 2018 Proposal Summergate Development LLC has made application for a zoning amendment to rezone 20.71 acres of land located west of Keats Avenue, south of the Woodbury Border, and north of Military Road, from AG-1, Agricultural Preservation, to R-3, Single Family Residential, with a Planned Development Overlay (PDO) for a single phase single-family residential development; and a pre- liminary plat to be called Parkview Pointe that will consist of 54 residential lots and 3 outlots. The property is currently owned by the Phyllis M. McHattie Gridley Trust. Location Map Property Characteristics The property was previously utilized for agricultural purposes. The elevation ranges from 920 feet above sea level to 908 feet above sea level. There are no existing buildings on the surveyed property. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 2 of 17 Site Orthophoto Background The property was re-guided as Low Density Residential in the 2030 Comprehensive Plan follow- ing the East Ravine master planning process. Until this time, feasible development on the site depended on the arrival of public utilities to the site via other adjacent developments and road projects. The proposed plat for the site was designed with the general development standards of the R-3, Single-Family Residential Zoning District, with a Planned Development Overlay (PDO). This course of action allows for variations to the R-3 development standards and general guide- lines while creating design flexibility when siting lots, streets, buffer areas, parks access, and trails. This zoning approach was utilized in the last few Low Density Residential subdivisions that the City Council approved. Preliminary Plat The proposed plat follows typical lot and block sizes arranged with east-west and north-south street patterns that contain cul-de-sacs and external road connections. The 54-lot preliminary plat, shown below, will be developed in one phase. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 3 of 17 Proposed Preliminary Plat The devlopment data related to the proposed preliminary plat is included in the table below: Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 4 of 17 Lot Development Standards The standard lot development standard details found in the ordinance related to the R-3 zoning district are included in the table below: Standard Location R-3 Lot PDO Lot Development Development Standards Standards Lot area 10,000 square feet 9,855 sf smallest with 11,433 sf average shown Lot width 75 feet 73 feet minimum Front yard 30 feet 25 feet - House / 30 feet - Garage Rear yard 35 feet 35 feet Side yard 10 feet 7.5 feet & 7.5 feet; or 10 feet & 5 feet 15 feet total Side yard, garage 5 feet See above Side corner 20 feet 20 feet Maximum structure height 30 feet 38 feet Note: Lot widths measured at front setback lines. Access With the reconfiguration of Military Road into an historic trail corridor, the existing access to the property will occur as the properties in the area develop and Military Road is removed. Future ac- cess to the subdivision will be through access points to new neighborhoods to the north, south, east, and west as depicted on the site orthophoto below. Temporary cul-de-sacs and “future road Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 5 of 17 connection signs” will be provided at the future road access points in the northern portion of the development. Project Access Map Transportation The planned and existing transportation roadway network and classification system were de- signed to accommodate the traffic generated from the single-family residential development, which is projected at 540 average daily trips. Transportation map The assigned street names for the plat follow the Washington County Uniform Street Naming Criteria and are included in the detail below. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 6 of 17 Street Name Detail Land Use The land use classifications over the proposed site is Low Density Residential. The proposed res- idential portions of the plan are in conformance with the 2030 and 2040 Future Land Use Plans. The land use map below identifies the site and land use classification. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 7 of 17 2040 Land Use Detail Zoning The requested R-3, Single Family Residential, and PDO, Planned Development Overlay, classifi- cations are compatible with the adopted land use for the site. Zoning – Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zon- ing classification of the property but provides some variation to the underlying requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. The purpose of PDO overlay is to accomplish one or more of the following: A. Introduce flexibility of site design and architecture for the conservation of land, natural features, and open space through clustering of structures, facilities, amenities, and activities for public benefit; B. Improve the efficiency of public streets and utilities through a more efficient and effec- tive use of land, open space, and public facilities through assembly and development of land in larger parcels; C. Provide mixed land use and land use transitions in keeping with the character of adja- cent land uses in harmony with the comprehensive plan and the underlying zoning districts; and D. Provide for the clustering of land parcels for development as an integrated, coordinated unit as opposed to a parcel by parcel, piecemeal approach and to maintain these par- cels by central management including integrated and joint use of parking, maintenance Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 8 of 17 of open space and similar features, and harmonious selection and efficient distribution of uses. Some examples of the design guidelines for residential development under the PDO zoning are:  Minimum roof pitch must be a 6:12 ratio.  Porches on the front of the dwelling must extend a minimum of six feet from the princi- pal structure.  Residential garage doors must have raised panels or similar design features.  Homes having identical architectural design must be a minimum of five lots away from each other.  The front elevation of two-story homes must include a minimum of 100 square feet coverage of brick or stone material(s).  The front elevation of split-level homes must include a minimum of 85 square feet coverage of brick or stone material(s).  The front elevation of single level homes must include a minimum of 70 square feet coverage of brick or stone material(s).  All residences must be part of the Homeowner’s Association.  Landscaping for the project must exceed city ordinance minimums. The findings ultimately necessary for City approval must include, but not be limited, to the fol- lowing: A. The PDO plan is consistent with the intent of the PDO requirements specified in the City Codes. B. The PDO plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and substantial compatibility with the proposed PDO plan. E. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. F. Any variation of flexibility from zoning standards most similar in function to the pro- posed PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. G. Other factors related to the project as the Planning Commission and City Council deem relevant. The Planning Commission and City Council may attach such conditions to their actions as they determine necessary to accomplish the purposes of this section. The modifications proposed in the PDO are consistent with those made in other single-family res- idential subdivisions recently approved by the City and will serve to create a nicely designed subdivision in which to construct homes. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 9 of 17 Trails Consistent with the comprehensive plan, the proposed development plan includes a connecting eight-foot wide bituminous regional recreation trail along the southwestern property line and par- tially in the adjacent South Washington Watershed District (SWWD) stormwater basin. The de- veloper will be required to finance recreation trails as a component of the Planned Development Overlay. The trail located along the subdivision boundary and within the adjacent SWWD are the responsibility of the applicant and will be installed as a component of the infrastructure improve- ment projects related to the development. The City will maintain the new trailway after it is turned over to the City. The trails in the project will connect with existing or planned transportation and recreation trails identified in the Comprehensive Plan. The proposed recreational trail is identified in yellow in the detail below. Recreational Trail Location Detail Sidewalks The site plan identifies sidewalks consistent with City design standards, which is a five-foot wide sidewalk on one side of local roads. Cul-de-sacs are typically excluded from the sidewalk re- quirement unless they connect with a public trailway system such as with this plat. The sidewalks for the project are identified in blue in the detail below. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 10 of 17 Sidewalks Detail Fencing All fencing installed by the developer or homeowners shall be of the same design, color, and material. Wetlands The wetland inventory showed no wetlands on the site. This site is located within the SWWD. The SWWD was included in the stormwater design review process. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 11 of 17 Public Open Space The City’s Park Master Plan for this area does not identify any future parks or private open space at this location, which will result in payment of the full required cash in lieu of land park dedication of $3400 per residential unit. Utilities The City’s public utilities for the site are currently available 400 feet southeast on Military Road. Installation and connection to public utilities triggers the payment of area charges, which will be detailed in the feasibility report and required to be paid at the time of the recording of the final plat or as stipulated in the development agreement. Stormwater Management The stormwater management plans were reviewed by the City’s consulting engineer and are in- cluded in the 11/17/2018 letter from Bolton and Menk. Final project plans will be designed to meet the SWWD requirements. Landscaping The submitted application materials included a landscaping plan of which installation will be required to be coordinated with the City Forester. Landscape Plan Tree Preservation There are no trees on the site that would trigger tree preservation efforts or mitigation. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 12 of 17 Grading The applicant is looking to complete the grading of the site in the spring of 2019. The review of the grading for the project area was completed by the City’s consulting engineer and the grading comments are included in the 11/17/2018 letter from Bolton and Menk. Proposed Grading Plan Architecture Given the fact that the applicant is performing as a developer for this project and will be selling lots to individual builders, there are no proposed house elevations examples at this time, but the Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 13 of 17 developer reports that they will be consistent with homes in adjacent subdivisions and will follow current market trends. The developer will be maintaining architectural control over all lots within the project. Garages The City ordinance requires a minimum garage size of 440 square feet. It is recommended that garages in the development shall not extend greater than six feet beyond the front plane of the principal structure or attached front porch on non-select lots, except that garage forward designs between six and thirteen feet may be allowed on select lots if approved architectural treatments are used in the construction of the home. Summary A. The property is guided for Low Density Residential. B. The Planned Development Overlay zoning helps to create a successful project. C. The project will be developed in a single phase. D. The City will be obtaining a cash fee in lieu of park dedication per lot for the development. E. The public infrastructure for the project will be constructed by the City through the Minnesota Statutes Chapter 429 process. Recommendation That the Planning Commission recommend that the City Council approve the zoning amendment to rezone 20.71 acres of land located west of Keats Avenue, south of the Woodbury Border, and north of Military Road from AG-1, Agricultural Preservation, to R-3, Single Family Residential, with a Planned Development Overlay (PDO) for a single phase single-family residential develop- ment; and a preliminary plat to be called Parkview Pointe that will consist of 54 residential lots and 3 outlots, subject to the following conditions: 1. The Developer and builders must comply with all City ordinances and policies. 2. The civil construction plans shall be modified to reflect the comments found in the project review memorandum produced by Bolton and Menk Inc. dated 11/17/2018. 3. The Developer may start rough grading of the lots before the plat is filed, if a Minnesota Pollu- tion Control Agency (MPCA) Construction Storm Water Permit has been issued and the City has been furnished with a cash escrow or letter of credit in the minimum amount specified in the approved development agreement. 4. Development of this project must comply with the grading and erosion control plans as approved by the City Engineer. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 14 of 17 5. The City will supply the street light poles and luminaries. The Developer will pay the City for street light poles and street light luminaries. 6. The wear course/final lift of all streets in the subdivision must be completed within three years from the date all other public improvements are accepted by the City or when 90 percent of the houses have received a certificate of occupancy, whichever is sooner. 7. Before the site is rough graded, and any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control requirements if it is determined that the methods implemented are insufficient to properly control erosion. 8. The final plat and declaration of private covenants must be recorded with the Washington County Recorder’s Office before any building permit can be issued. 9. Up to four model home permits may be issued if the final plat is recorded and there is a class 5 access route to all permitted models. No certificate of occupancy shall be issued to said units until they are connected to public utilities and the first lift of asphalt on the roadway is installed. 10. Before final financial guarantees are released, a certificate signed by a registered engineer must be provided. This certificate will state that all final lot and building grades are in con- formance to the grading and drainage development plan(s) approved by the City Engineer. 11. Residential lots designated to have a boundary marker(s) must have the marker(s) installed before a Certificate of Occupancy can be issued for the house on that particular residential lot. For lots constructed between and November 1 and May 1, a Certificate of Occupancy can be issued, and the escrow retained until installation of the markers is confirmed. 12. All monument signs must comply with the City’s Sign Ordinance, must be placed on private property, and must be under the control of the HOA. 13. Park dedication shall be addressed as stipulated within the Development Agreement. 14. The applicant must submit private covenants for lots in the development, which details the following:  Minimum roof pitch must be a 6:12 ratio.  Porches on the front of the dwelling must extend a minimum of six feet from the principal structure.  The front façade of the garage shall not extend greater than 6 feet beyond the front plane of the principal structure or attached front porch on non-select lots. Garage forward de- signs between 6 and 13 feet may be allowed on select lots if approved architectural treatments are used in the construction of the home.  Residential garage doors must have raised panels or similar design features. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 15 of 17  Once a house plan is approved for a given lot, no identical house plan may be con- structed on the five lots surrounding it; i.e., the lots adjacent on either side, the lot most directly across the street, and the lots adjacent to the lot most directly across the street.  The front elevation of two-story homes must include a minimum of 100 square feet cover- age of brick or stone material(s).  The front elevation of split level homes must include a minimum of 85 square feet cover- age of brick or stone material(s).  The front elevation of single level homes must include a minimum of 70 square feet cov- erage of brick or stone material(s).  Windows, doors, and garage doors must have low or no maintenance trim on all four sides of the dwelling 15. All residences must be part of a Homeowner’s Association (HOA). 16. Each lot in the subdivision shall have four (4) trees and ten (10) shrubs installed prior to the issuance of a Certificate of Occupancy. 17. Maintenance is required for all common outlots, landscaping, fencing, irrigation, and group mailboxes. The additional Military Road right-of-way dedication shown on the preliminary plat shall be changed to an outlot which will be owned by the HOA. This outlot will be landscaped and irrigated, and the HOA will be responsible for maintaining to the edge of Military Road. 18. Snow removal is required as detailed in the Development Agreement. 19. The home builder for each lot shall post a letter of credit or cash escrow to the City for the estimated cost of the required boulevard tree, yard trees, and shrubs on each lot. 20. The Homeowner’s Association (HOA) covenants for the subdivision shall include a provision that if the HOA defaults on payment of property taxes for any land they own and the property becomes tax-forfeited property with the City obtaining ownership, the City will bill annually each landowner within the entire subdivision the cost to maintain the forfeited parcels and all property taxes due thereon. 21. All mailboxes and location of mailboxes must comply with the U.S. Post Office guidelines and regulations. Mailboxes placed at the curb shall all be the same design and color. 22. Outlot A shall be deeded to the City for public stormwater management purposes. 23. The final plat shall include two 20-foot wide outlots for access to Outlot A and deeded to the City. 24. The developer shall enter into a stormwater pond maintenance agreement with the City to address the periods before the ponds and outlots are accepted by the City. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 16 of 17 25. Turf management in and around the stormwater basin in Outlot A of the subdivision will be performed by the City about twice per year. Weed control might occur by the City once per year and the area will not be fertilized. The City will remove general debris and regularly trim, monitor, and remove tree saplings in Outlot A of the subdivision. The City will periodically in- spect the basin to assure proper flow for the stormwater system. Inspections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar mate- rials. A natural buffer within 15 feet of a normal water level will be preserved. If the HOA desires more regular maintenance and intends to manage the ground cover or that it be irri- gated, the HOA shall prepare a maintenance plan for how they intend to manage and finance the additional maintenance of that area and submit it to Cottage Grove Public Works for review and approval. 26. The landscaping plan shall be consistent with the City’s approved tree list. 27. The water utility plan shall conform to the City’s water supply and distribution plan. 28. The utility plan for the project shall include utility connections and easements to the adja- cent properties. 29. The Developer is responsible to provide for the necessary easements and sewer costs associated with serving the site with sanitary sewer. 30. The Developer will be responsible for the cost of extending water and sanitary utilities to the site along with the cost of repaving Military Road and constructing the trail. 31. The applicant shall be responsible for the cost of the design and installation of the eight- foot wide bituminous recreation trail as identified in the planning staff report dated 11/26/2018 and shown on the plan set dated 11/13/2018. 32. The applicant shall be responsible for the cost of the design and construction of a five-foot wide sidewalk on one side of all local roadways within the subdivision, except in cul-de- sacs and as depicted in the planning staff report dated 11/26/2018. 33. Temporary turn-arounds shall be designed on all dead-ended street connections to adja- cent properties and signed as a future road connection. 34. A private Homeowner’s Association for the subdivision shall be created for the areas in the preliminary plat and be submitted to the City for review and approval. The covenants shall also be extended and consistent with any subsequent plats associated with the first addi- tion and shall be recorded with all final plats. 35. Landscaped islands shall be provided in the center of all cul-de-sacs and have irrigation installed to the islands. The islands shall be platted as outlots. The Homeowner’s Associa- tion must own and maintain these outlots. Planning Staff Report Parkview Pointe – Zoning Amendment and Preliminary Plat November 26, 2018 Page 17 of 17 36. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet. The minimum front yard setback of the attached garage must not be less than 30 feet. A minimum 7.5-foot side yard setback is acceptable. 37. The minimum finished floor area for a single-family rambler is 1,500 square feet and 2,000 square feet for all other single-family designs. 38. The minimum attached garage area shall be 440 square feet. 39. The average lot width shall be 75 feet measured at the minimum front yard setback line. 40. All stormwater designs shall be in conformance with the City’s Surface Water Management Plan. 41. The final plat for Parkview Pointe will not be processed for approval until the Ravine Park- way Deferred Assessment Waiver Agreement is signed by the current property owner. 42. Additional landscape buffering shall be placed between the recreational trail and the tem- porary cul-de-sac. Prepared by: John M. Burbank, AICP Senior Planner Attachments: Preliminary Plat Civil plans dated 11/13/2018 Bolton and Menk Memorandum dated 11/17/18 MEMORANDUM Date:11/17/2018 To:Ryan Burfeind, PE From:Mike Boex, PE Subject: Parkview Pointe Preliminary Plan Review City of Cottage Grove, MN Project No.: N14.117642 This memo summarizes the review of documents submitted by Westwood Professional Services Inc., dated 10/29/18 and 11/06/18. Sheet 3: 1.The overhead power is noted that it is not within an easement on Sheet 2. The City wishes that the developer coordinate with the power company to relocate underground adjacent to the proposed plat. The utility should relocate at the existing right-of-way line. Obtaining additional right-of-way along existing Military Road is not necessary at this time since Military will ultimately be converted into a trail corridor. The additional Military Road right-of-way should be provided as an outlot which will be owned by the HOA. 2.Clarify what the note to remove and salvage the existing cul-de-sac on Military Road implies. The City does not allow the use of recycled materials in permanent streets, so salvaged materials could only be used in the temporary cul-de-sac on Military Rd if desired. a.The driveway location at the end of the temporary cul-de-sac is not ideal, it will be difficult to communicate with signage and isn’t located well for plowing. Have other options been explored, such as should the temporary cul-de-sac be located in front of the existing residential driveway or are there other driveway alignment options? b.The trail should be redesigned to route around the north side of the Military Road cul- de-sac, rather than cutting through it. An easement will need to be obtained from the SWWD for the cul-de-sac and trail, as they are outside of the Military Road right-of-way. 3.The temporary cul-de-sacs within the development will need additional temporary easement until the roads are extended, as the temporary cul-de-sacs extend beyond the platted drainage and utility easement. Another option is for the developer to obtain easement from the adjacent property owner and construct the temporary turnaround outside of the plat. This developer will be responsible for the cost to remove the temporary sacs in the future, with the City collecting that cost with this development. If the cul-de-sacs are temporarily located within the plat, then City would also collect costs to extend utilities and construct the permanent street section in the future. Parkview Pointe Preliminary Plan Review Page: 2 rd 4.The temporary cul-de-sacs and the stub street on 63 Street all do not appear to have enough room for snow storage. For example, there should be adequate space provided behind the end of street for snow storage. 5.An outlot should be platted in the proposed cul-de-sac island. A blanket drainage and utility easement should be recorded over the outlot since the outlot will be owned by the home owner’s association. 6.Easement widths to be confirmed with final plan and profile sheets. The minimum easement width should be twice as wide as pipe depth. 7.Barricades and future street extension signs are needed where streets or trails terminate, per the city detail plates. These will be provided during final design. 8.The City needs 20’ wide outlot access to ponds. Since trail is planned from Jewel Bay to Military Road along the SWWD property, outlot will also need to be provided adjacent to lots 1 and 18 block 5 for the trail access. By providing outlot in these locations both trail and pond access requirements will be met. a.The proposed trail should be contained to the plat, and not lie within the SWWD property. The connection to the trail along Military Road by lot 1 block 5 should be closer to 90-degrees with minimum 10’ radii for plowing. 9.It appears the acreage of Outlot B is incorrect in the Development Data table. Sheet 4: 10.Larger drainage easements are needed to encompass proposed rear yard drainage swales behind lots 3 & 4 block 4 and lots 1–7 block 1. 11.The garage location on lot 6 block 2 should be flipped to the other side of the lot, due to lack of snow storage, the proposed grades, and ability to back out of the driveway. The grades appear to go from 912 to 908 at the end of the street and is not constructible as shown. 12.Garage/driveway locations on lot 1 block 1, lots 1 and 13 block 3, and lot 1 block 4 appear to be challenging with snow storage and the ability to back out of the driveway. Options to flip garage locations or locate the temporary cul-de-sacs outside of the plat should be evaluated. 13.If temporary cul-de-sacs remain within the plat, more detail will be required on the design grades of the temporary cul-de-sacs and how they will work with driveways and lot grading in the interim condition. 14.Additional easement will be needed along the rear of lot 8 block 3 for the proposed EOF (behind lots 6-7). A significant drainage area appears to utilize the EOF. 15.It would be preferable if the EOFs in the rear yards of block 6 contained drainage to the development or SWWD property while providing 1-ft of freeboard to low openings. As shown, EOFs are directed to the parcel to the east and would need to be accounted for during future development. 16.Provide a plowable median nose on the proposed cul-de-sac island. 17.It appears both a maintenance and aquatic bench has been provided on the pond. 18.Access to the infiltration basin and all associated piping and structures should be depicted for future maintenance. 1:6 maximum grades along the pond access routes appear to be met. Parkview Pointe Preliminary Plan Review Page: 3 19.Sidewalk will be required along the east side of Jewel Bay. The intent is for the sidewalk to connect to the trail connection along Outlots A & B to Military Rd. 20.Confirm low opening elevations for lots 8-10 block 5. For stormwater facilities with emergency overflows, the low entry elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100-year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent new stormwater basin. For backyard and side-yard conveyance and temporary ponding areas, there must be at least 1 foot between the overland overflow elevation and the low entry of the adjacent structure. It appears lot 8 may not be 3’ above the HWL (based on the lookout detail on sheet 11), and lots 9 & 10 may not be 2’ above the pond EOF. For clarity, please label all proposed low opening elevations for each lot on the grading plan for further review. Sheet 5: 21.Easement will be required for the storm sewer outlet that encroaches on SWWD property. 22.Sanitary sewer and water main will be designed as part of the public design process. Hydrant and valve locations will be reviewed at that time. 23.It appears water and sewer can’t be constructed to the plat lines as depicted without obtaining temporary easement from the abutting properties. 24.During final design we will evaluate the following storm sewer options: a.Can the pipe between lots 9 & 10 block 3 be relocated across the rear of lots 6 & 7 block 3 to Jensen Avenue, for maintenance (jetting) purposes. b.Can the storm sewer in the rear of Lots 5 & 6, block 1 be moved between lots 4 & 5 block 1, or straight east to Jensen Avenue for maintenance. c.Can the catch basin at the rear of lot 1 & 2 block 6 be eliminated by revising drainage grades? Can most of the rear yard drainage in this area be eliminated by directing the two lots north and south of the structure between lots 3 & 4, and then incorporate a side-yard pipe between lost 3 & 4. 25.How is the rear yard drainage behind block 2 intended to be picked up? 26.If possible, an easement shall be obtained from the adjacent property owner along the north plat line, allowing rear yard storm sewer to be constructed along the plat line. This will eliminate the need for a second rear yard storm sewer system when the property to the north develops. Sheet 6: 27.Structures MH-3 and EX MH-22 will need to be a 5’ diameter lined manhole per detail SAN-4. 28.There appears to be a 0.4’ drop in EX MH-2, change to 0.1’. Sheet 8: 29.Will need to incorporate detail SAN-4 for MH- 3 and EX-MH 22 on sheet 6. Sheet 9: 30.Clarify the intended use of the Faircloth pond skimmer detail. We assume it is a temporary BMP. Parkview Pointe Preliminary Plan Review Page: 4 Other: 31.Street light plans will be developed during final design. 32.Traffic signs will be evaluated during final design and installed per the city sign policy. Stormwater: 33.Infiltration is proposed within the Groundwater Management Zone, but outside of the 10-year Composite Groundwater Capture Zone. It is our understanding the City’s groundwater consultant has reviewed and approved the proposed infiltration location. 34.The wet sediment pond is included for pretreatment of the infiltration basin. The wet pond lies partially within the 10-year composite groundwater capture zone, therefore the wet sediment pond should be lined to prevent infiltration. Place a 1 foot minimum liner along the pond bottom up to the pond NWL. The liner shall have a maximum permeability of 1x10-6 cm/s with a minimum 15% passing the #200 sieve. 35.The infiltration basin includes a 1-foot thickness of soil media with a composition listed as 3” Compost, 6” MN DOT Granular Borrow and 3” Topsoil. Since MN DOT granular borrow can include up to 20% fines and topsoil also commonly includes high percentages of clay and silt, we advise using mixes with low silt and clay contents that will not restrict the infiltration capacity of the basins. The City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2.G) consisting of 70% sand (meeting the gradation requirements of 3126) and 30% Grade 2 Compost (MnDOT 3890). 36.The existing and proposed conditions HydroCAD models include a 22.66-acre offsite drainage area upstream from the Parkview Pointe development. The times of concentrations and peak flows in this offsite drainage area differ between the existing and proposed conditions. Please correct the HydroCAD model or explain the difference. 37.A P8 summary for the proposed condition was submitted, however, the P8 model summary indicates a 10-year warm up period (9/1/1978 to 10/1/1988) but only an 11-month period used for the results. In addition, the selected results period (10/1/1988 to 8/31/1989) was a dry period with only 23.8 inches of precipitation, which is about 6-inches less than normal. Please check and revise the P8 model to include a full year or longer multi-year period in the analysis. The South Washington Watershed District Standards Manual recommends the 1979 water year as a “normal” period for P8 modeling. The 1979 water year begins on October 1, 1978 and ends September 30, 1979. Include in the P8 narrative a discussion of whether the total phosphorus load meets the Watershed allowable rate of 0.075 lbs./acre/year or existing loading rates, whichever is less. 38.Soil borings are required in the vicinity of proposed volume control BMPs. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings should extend a minimum of 3 feet below the lowest constructed elevation of proposed BMPs. The stormwater narrative indicates that a geotechnical report for the Parkview Pointe project will be provided when completed. The applicant used an infiltration rate of 0.8 inches per hour in the HydroCAD models, this value should be verified once the soil borings are available. Parkview Pointe Preliminary Plan Review Page: 5 39.Offsite runoff from an upstream area of 22.66 acres is planned to be collected within a 24” diameter storm drain and routed into the wet sedimentation pond. Please compute the water surface elevation upstream of the 24” storm drain and indicate the type of inlet structure or catch basin proposed to collect this runoff. 40.NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required.