HomeMy WebLinkAboutPC Packet 10.26.17AGENDA
HUGO PLANNING COMMISSION
THURSDAY, OCTOBER 26, 2017
HUGO CITY HALL
7:00 p.m.
A. ROLL CALL (Arcand, Derr, Kleissler, Lessard, Luchsinger, McRoberts, Tjernlund)
B. PLEDGE OF ALLEGIANCE
C. OATH OF OFFICE
1. Mathew Derr
2. Kim Luchsinger
D. APPROVAL OF MINUTES
1. October 12, 2017
E. PUBLIC HEARING
F. NEW BUSINESS
1. CPDC Pratt Oakwood, LLP. - Leroux Property Concept Plan
2. Appointment of Planning Commissioner to the Ordinance Review Committee
3. Approve Cancelation of November 23rd Planning Commission Meeting
G. OLD BUSINESS
1. Approve Rescheduling of December Planning Commission Meetings to December 21"
H. ADJOURNMENT
If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or rjuba(a ci.hugo.mn.us, thank you.
Minutes for the Planning Commission Meeting of Thursday, October 12, 2017
Chair, Kleissler called the meeting to order at 7:01 p.m.
PRESENT: Arcand, Kleissler, Lessard, McRoberts, Tjemlund.
ABSENT: None.
STAFF: Bryan Bear, City Administrator
Rachel Juba, Planner
Rachel Leitz, Community Development Assistant
Approval of Minutes for the Planning Commission Meeting of September 14, 2017
Commissioner Arcand made a motion, seconded by Commissioner Tjernlund, to approve minutes for the
meeting of September 14, 2017.
All Ayes. Motion carried.
Commissioner McRoberts abstained.
Kevin Muramatsu — 5611 152i1 Street N. Unit #3 — CUP Request
Leitz presented on a conditional use permit application to allow retail space as a supplementary use to a
gunsmithing facility located at 5611 152nd Street North, Unit #3. She stated that the property is located within
the Peloquin Industrial Park and the applicant plans to take over a 2,000 square foot unit that once held Jim's
Motorcycle Shop. Leitz described that the gunsmithing work is a permitted use within the General Industrial (I-
3) zoning district, however a conditional use permit is required to utilize 25% of the floor area for retail sales.
Leitz described the parking evaluation staff conducted for the 6,500 square foot building. It's in staff's opinion
that the parking is adequate for the general use of the building and that adding a small retail component will not
adversely affect the parking needs on the site. Leitz described the standards used to review the application
including spirit and intent, character of the area, and adequate road access. It was in staff's opinion that the
request would not be out of character with the surrounding area and the applicant is asking to use the property in
a reasonable manner. Leitz stated it was in staff's opinion that the applicant meets all requirements necessary to
approve a conditional use permit and recommended approval of the conditional use permit for 400 square feet
of retail space located in unit #3 of the property located at 5611 152nd Street North, subject to the conditions
listed in the resolution.
Chair Kleissler asked the applicant if they would like to speak.
Kevin Muramatsu, applicant, approached the podium. He stated he had nothing to add to the presentation but
would take any questions the Commission may have for him.
Commissioner Arcand asked if he was a manufacturer.
Mr. Muramatsu stated he is not a manufacturer and only does gunsmithing work.
Commissioner Arcand asked if he was affiliated with JP Enterprises.
Mr. Muramatsu stated he does some work with JP Enterprises as a subcontractor.
Chair Kleissler asked the applicant what the retail hours would be.
Mr. Muramatsu stated the hours will be 3:00-7:00 pm, Wednesday—Saturday. He stated that as the business
grows, the hours will likely increase.
Planning Commission
October 12, 2017
Page 2
Chair Kleissler opened the public hearing at 7:10 p.m.
No one in the audience spoke.
Chair Kleissler closed the public hearing at 7:11 p.m.
Commissioner McRoberts made a motion, Commissioner Arcand seconded, to recommend approval of the
conditional use permit, subject to the conditions listed in the attached resolution.
All Ayes. Motion carried.
The Lincoln Group — Creekside Heights Concept Plan
Juba presented on a concept plan application for The Lincoln Group for a project to be known as "Creekside
Heights," located on 132 acres east of TH 61 and west of Oneka Lake. The proposed development is planned to
consist of 251 housing units with a gross density of 1.9 units per acre and a net density of 3 units per acre. Juba
described that the property is currently vacant and does contain some challenges regarding wetlands, an existing
drainage ditch and high ground water. Juba stated that the applicant would like to get feedback on the project in
regards to the general layout, road circulation, park dedication, and access.
Juba concluded by stating that staff believes that the layout of the proposed development is generally good and
the applicant has done a good job providing a mix of housing products, openspace, and trail connections. She
stated that there are several items that the applicant would need to work on in order to meet the intent or the
City's Comprehensive Plan and the PUD ordinance. Staff offered a variety of recommendations listed below:
1. Clustering of the Villa Home product and/or providing adequate transitions between product types.
2. Provide a more significant buffer for the townhomes to be separate from the industrial uses to the west.
3. The phasing should be revised to include the connection and development outlet to Highway 61.
Evaluation of the phasing of the full built out should be provided.
4. Stormwater Re -Use for irrigation.
5. The applicant should continue to work with staff on the road alignments, more specifically on the
northwest portion of the site.
6. Planning of the commercial properties along Highway 61, adjacent to the main entrance to the
development.
7. The trail corridor that meanders through two residential lots should be widened to provide a view of the
lake to create an entrance to the lakefront trail.
8. Provide a tree inventory and plan for what trees will be preserved and removed. Specifically on the
south boundary.
9. Full description of the park land dedication request.
Commissioner Arcand asked for an explanation of the shoreland district.
Juba stated that the DNR requires the City to adopt a shoreland ordinance. Per state statute, any property within
1000 ft. of the ordinary high water mark of the lake is within the shoreland district. There are also different
classifications for lakes. Those classifications have different standards for lot sizes and setbacks for
development.
Planning Commission
October 12, 2017
Page 3
Commissioner Arcand asked if the existing park south of the proposed development had the facilities to handle
the size of the proposed new development.
Juba stated that its in staff's opinion that the park can adequately serve this development, however, the concept
plan will go to the Parks Commission next Wednesday for their review and comments.
Commissioner Tjernlund asked staff to explain the incorporation of commercial uses into this development.
Juba stated that the applicant needs to consider and plan the commercial uses around the project. For example,
there is a commercial business with a building directly south of the proposed access to the development. It is
important to make sure the business can function properly, has proper access, still has the ability for vehicle
circulation, etc.
Chair Kleissler asked the applicant if they would like to speak.
Danny Lincoln, Developer, and Richard Wilburn, Project Engineer, approached the podium.
Mr. Wilburn stated that he would like to discuss a couple points brought up in the presentation. He described
that only the villa products will be slab on grade, while the rest of the products, including the townhomes, will
have basements. He stated that they are currently proposing 256 units (including 76 villas, 136 single family,
and 44 townhomes). Mr. Wilburn described the challenges of the site including 25 acres of wetlands, a ditch
crossing the property, Oneka Lake, high ground water, and an Xcel Energy transmission line bisecting the
property. Mr. Wilburn discussed that they are currently working with MnDOT on the intersection and access
into the development to ensure it is successful and functions properly. He discussed the layout of the roads
within the development and stressed the importance of the main north and south connector road.
Commissioner Tjernlund asked the applicant what they are proposing for park dedication.
Mr. Wilburn stated that they will be asking the Parks Commission to consider providing credit for the trail
along the wetlands on the south and east portions of the property, as well as consider some of the smaller high
land areas. He stated the rest of park dedication would be made up in cash dedication.
Mr. Lincoln stated that they will be looking at using stormwater reuse for the development. He also described
working with the commercial property owner to purchase property to better accommodate access into the
development. He stated his efforts were not successful so they are now planning the best traffic control design
with the current building/parcel continuing its present use.
Mr. Wilburn discussed the roundabout. He stated the roundabout design helps with the access issues, since the
commercial piece of property's driveway is directly across from 1591h Street. He stated that the they want to
make sure the roundabout still functions properly when the parcels around the development and along TH 61
develop in the future.
Commissioner Arcand asked staff how much input the City can put in about the traffic control design.
Juba stated that the City has been helping facilitate the conversation, but ultimately MnDOT will be approving
the traffic control design and installation.
Arcand asked the applicant if MnDOT has reviewed the currently proposed roundabout design.
Planning Commission
October 12, 2017
Page 4
Mr. Wilburn stated that MnDOT has not yet reviewed the proposed roundabout design, but they are starting that
process now.
Commissioner Lessard stated that he is concerned about some of the housing products being too close and not
buffered properly from the industrial/commercial uses along TH 61.
Mr. Wilburn stated that they can mitigate sound through tree plantings and screening measures.
Chair Kleissler asked the applicant to explain their plan for the large stand of trees on the south end of the
development.
Mr. Wilburn stated that they are trying to save as many as possible, but with the constraints on the property and
having to building the land up to meet low floor requirements, quite a few will be removed.
Juba stated that this is a concern of staff. She described that part of the PUD is preserving natural resources.
She encouraged the Planning Commission to discuss the preservation of the large stand of trees with the
applicant.
Mr. Lincoln stated that they would be willing to plant trees on the neighboring properties, if those residents
would allow it.
Commissioner Arcand stated his concern for phase one traffic flow because a portion of phase one doesn't have
an outlet onto TH 61. He commented that all of phase one needs to have an exit onto TH 61 to prevent a large
amount of traffic from going through the existing neighborhoods to the south.
Mr. Lincoln stated that there are approximately 45 lots proposed in phase one that would need to go through the
neighborhoods to the south for entrance/exit to the development. He described that they would ask for
construction access off of TH 61 and install a culvert to cross the ditch so all construction traffic wouldn't have
to go through existing neighborhoods to access the site. He stated that he believed there would be
approximately 12 homes occupied prior to access off of TH 61 being constructed for the entire development.
Mr. Lincoln didn't believe that these few occupied homes would have a large impact on traffic for the existing
neighborhoods to the south.
Commissioner Arcand stated that this proposal doesn't seem unreasonable, however conditions would have to
be made in a development agreement requiring when construction of the outlet to TH 61 is needed to be built.
Commissioner Arcand stated that he wants the developer to be aware that traffic will be an issue to the residents
south of this development.
Commissioner McRoberts stated that he would like the developer to return with another concept plan with
changes that address the concerns of the Commission.
The Planning Commission agreed with Commissioner McRoberts.
Juba reminded the Planning Commission that this application is a sketch plan and comments should focus on
the overarching fundamentals of the development. She stated that the Commission and City staff can get into
the details when the preliminary plat is submitted, however, staff recommends the Commission review and
comment on staff recommendations and comments on the concept plan at this time.
Planning Commission
October 12, 2017
Page 5
Commissioner Tjernlund recognizes the difficulties and challenges this site offers. He believed the zoning
change to a PUD was wise and flexibility should be looked at for the lot sizes and setbacks because of the
difficulties of the site.
Commissioner McRoberts stated that all nine recommendations that City staff commented on are valid and need
attention. He stated he would also recommend the applicant review their requests for lot sizes and setbacks.
The Planning Commission agreed with Commissioner McRoberts.
Juba stated that staff is comfortable with a variety of lot sizes and setbacks for different housing products within
the development. The described those can be further assessed as the project moves forward.
Commissioner Tjernlund stated he would like the developer to focus on a buffer between the
commercial/industrial users and the residential homes. He explained that planting larger trees so the buffer is
effective right away may be something that needs to be looked at. Commissioner Tjernlund commented that he
would like the applicant to continue to work with staff as the project moves forward on the variety of issues
commented on by the Commission and as provided by staff.
The Planning Commission agreed with Commissioner Tjernlund.
Commissioner McRoberts stated that the comments from the Commission could mean a full new evaluation of
the development site plan.
The Planning Commission agreed with Commissioner McRoberts.
Discussion on 16511 Street N. Improvements
Juba stated that one of the outcomes of the 2040 Comprehensive Plan gatherings has been requests from
property owners in the 165th Street neighborhood to have a meeting regarding how and when sewer/water
services will be extended to this area. Juba described some discussion topics that may arise while having this
conversation, including if the sewer could be provided from somewhere else, if this would be a City facilitated
project with assessments, and if a study could be completed to figure out how the properties in this area could
be served. Juba described that sewer and water services are typically extended with development. She stated
that growth management policies within the existing Comprehensive Plan discourages leapfrog development
and levying assessments against the properties that are not ready for development, possibly forcing them to sell.
Juba wanted the Planning Commission to discuss the City holding an informal meeting for the property owners
in this area. City staff would provide them with information and get input from the residents to then figure out
how the City could help accomplish the neighborhood's goals.
The Planning Commission agreed that the City should facilitate a meeting with the neighborhood and get their
input on future development of their properties and their interest in extending sewer and water services.
Approve Rescheduling of December Planning Commission meetings to December 21St
Juba stated that we reschedule the meetings every year in December. The regularly scheduled December
meetings are on December 14th and 28th. Staff recommended consolidating these meetings into one meeting to
be held on December 21 st
Planning Commission
October 12, 2017
Page 6
The Planning Commission recommended staff to send out an e-mail to all Commission members so all may
check their calendars and bring the item back at the October 26th Planning Commission meeting.
Adiournment
Commissioner McRoberts made a motion, Commissioner Lessard seconded, to adjourn at 8:41 p.m.
All Ayes. Motion carried.
Respectfully Submitted,
Rachel Leitz, Community Development Assistant
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
Memorandum
TO: Bryan Bear, City Administrator
FROM: Rachel Leitz, Community Development Assistant
SUBJECT: CPDC Pratt Oakwood, LLP. - Leroux Property Concept Plan
DATE: October 19, 2017 for the Planning Commission Meeting of October 26,
2017
BACKGROUND:
The properties are generally located east of Elmcrest Avenue N. and north of 1591h Street N. and
total approximately 120 acres. The properties are currently vacant, relatively flat, and have some
site constraints due to approximately 24 acres of wetlands. The applicant would like to receive
feedback on the project in regards to general layout, housing types, parks/trails, road circulation
and construction, and stormwater management/ water re -use.
2. CONCEPT PLAN:
CPDC Pratt Oakwood, LLP is planning to develop two parcels of land, both of which are owned
by the developer. The plan shows 177 proposed residential lots with a variety of product types
and lot sizes, stormwater ponding areas, a large park and open space, sidewalk and trail
connections, and road connections. The developer is proposing to construct this development in
three phases. The developer has indicated that an HOA will be established for the villa homes.
The concept plan was completed to get comments from the various commissions and Council
prior to moving forward with the formal development approval process.
Current Zoning
The two proposed parcels are located in the Future Urban Service (FUS) zoning district. The
applicant intends to abide by single-family detached residential requirements for lots on the west
side of Oneka Parkway, while requesting flexibility on lot sizes and setbacks for lots on the east
side of Oneka Parkway.
2030 Comprehensive Plan
The western parcel (40 acres) is guided as Low Density Residential (LD) while the eastern parcel
(80 acres) is guided as Medium Density Residential (MD) according to the 2030 Land Use Plan.
The density standards for the Low Density residential designation is a minimum of two units per
acre while the Medium Density residential designation is a minimum of three units per acre.
The developer is proposing a residential gross density of 1.5 units per acre and an adjusted net
density of 2.6 units per acre. The development is currently not meeting the density requirements
for these two land uses. In order for the developer to meet the density requirements for these
land uses, a minimum of three units per acre would be required. This may mean that the entire
development would be zoned as Planned Unit Development in order to combine the minimum
density requirements for those land uses. Alternatively, the applicant could request a
Comprehensive Plan Amendment proposing a change to the medium density residential land use
designation to Low Density residential.
Planned Unit Development
The developer has proposed requesting approval of a PUD for a portion of the development.
PUD's offer enhanced flexibility to develop a site through the relaxation of zoning district
standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfers
of density, construction phasing and a potential for lower development costs. In exchange for this
enhanced flexibility, the City has the expectation that the development plan will result in a
significantly higher quality and more sensitive proposal than would have been the case with the
use of other, more standard zoning districts.
The developer will be asking for flexibility on the following:
• Lot Widths
o The developer is proposing a variety of lot widths for the different product types
being offered in the development, east of Oneka Parkway.
Product Lot Width Number of Lots
Villas (Capstone Homes) 55 feet 80
Single Family (Capstone Homes) 65 feet 41
• Setbacks east Oneka Parkway
o The developer is proposing a front yard setback of 25 feet where 30 feet is
required by ordinance, a side yard setback of 7.5 feet where 10 feet is required by
ordinance, and a 30 foot rear yard setback, which matches the required rear yard
setback.
In exchange for the proposed PUD, the developer is expected to have a higher quality
development with valued amenities. The developer has not indicated what they would be giving
back to the City in exchange of PUD flexibility, however, the developer has indicated the
development will offer trail and sidewalk connections within the development and a public park.
The Low Density Residential designation identifies areas for single-family detached homes and
some two family homes directly related to other complementary uses. The Medium Density
Residential designation's primary intent is to respond to a need for smaller homes on smaller
lots. This designation offers the opportunity for housing that may expand opportunities for more
affordable single family home living and changes in demographics, including smaller homes for
empty nesters and smaller families. The medium density designation also describes the
importance of preserving natural resources and amenities.
The proposed concept plan is requesting flexibility to accommodate a higher density, smaller lot
sizes, a variety of housing products, and preservation of natural resources. This is in line with
the intent of the land uses present in the development. Staff will continue to work with the
developer on their proposal to request a change in the zoning to Planned Unit Development as
the project moves forward.
Housing Types
The developer has proposed all single family homes within the development, however a variety
of products will be offered on three different lot sizes. Currently, Capstone Homes are proposing
to construct the homes on the east side of Oneka Parkway. These homes consist of 80 villa
homes on 55 foot lots and 41 single family homes on 65 foot lots. The 56 single family homes
on the west side of Oneka Parkway are still open to builders, but are proposed to meet single
family zoning district standards with 80-85 foot lots. Oneka Parkway provides a significant
break in product type, however, staff is concerned about the layout proposed for the mix of
products on the east side of Oneka Parkway. Staff recommends the layout is evaluated to ensure
there is an appropriate transition between homes and product types.
The first phase is proposed to have approximately 52 homes built, while there will be 177 lots in
total when the development is fully complete. The first phase is proposed to have a mix of the
three product types.
Parks / Trails
The developer is proposing a park to the east of the residential development. This park is within
the City's greenway corridor, which is an area that has been identified for having significant
natural resources. The desire with greenway corridors is to preserve large intact blocks of
natural resources as open space and link them together so that it can be used by both humans and
animals. Because the site is located within the greenway corridor and proposed to be deeded to
the City as a public park, staff will be working more with the developer on the amenities planned
to be offered in the park.
The developer is required to dedicate land, or pay a fee, or a combination of land and a fee. For
the 117.5 acre site, parkland dedication of 11.75 acres of upland is required. The developer may
also pay the fee, which is currently $2,400 per unit. The parkland dedication fee for the
proposed 177 lots would be $424,800. The developer is proposing land dedication in lieu of fees
with 11.20 acres of land. The developer's proposal will be evaluated by the Parks Commission.
The developer has prepared a plan of what the park could look like. Currently, the developer has
not indicated what would be constructed or paid for with their park dedication or request for
PUD flexibility. The park currently has a layout that shows parking and loading areas, a
pavilion, playground space, two sport courts, ballfields, and trail connections. Staff has reviewed
the park and believes the developer has generally done a good job planning what the future of the
park could like look while understanding its location within the greenway corridor. Staff has
some general comments regarding trail connections, parking, and ensuring proper use of the park
with the wetland constraints on site. Staff will continue to work with the developer on the park
as the project moves forward.
Although not shown on the concept plan, the developer has indicated that trail and sidewalk
connections will be made to existing connections to the south. The developer will also be
expected to plan for sidewalks on any street that is planned to have housing products with a lot
width under 80 feet.
Landscaping
The developer has not submitted a landscape plan. In exchange for PUD flexibility, the City
could expect a landscape plan that goes beyond the minimum requirements to provide street
trees, entrance streetscaping, plantings around a monument sign, plantings in openspace, etc.
Road Construction & Access
The concept plan shows the proposed development to extend main road connections. Oneka
Parkway is proposed to be extended to the north with other main connections to adjacent parcels.
Staff is working with the developer on the transition from the median in Oneka Parkway, south
of the development, and narrowing Oneka Parkway as it continues north. Ethan Trail is
proposed to extend from Prairie Village, to the south, and connect to the main north/south
connection of Oneka Parkway. The developer has proposed extending Falcon Avenue for use of
the entrance to the proposed park. The developer has also included an extension of Farnham
Avenue with a connection to a vacant parcel to the east.
It's in staff's opinion that the road connections and access are generally good and connect
existing residential developments while also planning connections to other parcels for future
development.
Wetlands
The developer has applied for approval of a wetland delineation through the City. They are
currently going through the City's Technical Evaluation Panel (TEP) for approval of their
wetland delineation on the site. A wetland replacement plan would need to be applied and
approved by the TEP if the developer plans to impact any wetlands on the site. This will be
evaluated as the project moves forward.
Stormwater Management/Water Re -Use
The developer is proposing to have a stormwater management plan through the construction of
ponds within the site. Staff will be working with the developer, as this projects moves forward,
as it relates to stormwater management, floodplain, and infiltration.
The developer has also indicated that they will be evaluating the potential of using stormwater,
for irrigation purposes, within the development. If the system is feasible, from a water
availability and design standpoint, it will require additional review and analysis as the project
moves forward.
3. CONCLUSION/ RECOMMENDATIONS:
The developer has been working with staff to develop a basic concept plan for informal
comments. The applicant intends to abide by single-family detached residential requirements for
lots on the west side of Oneka Parkway, while requesting flexibility on lot sizes and setbacks for
lots on the east side of Oneka Parkway.
Staff believes that the layout of the proposed development is generally good. The applicant has
done a good job providing a mix of housing products, openspace, and trail connections. The
developer is also planning to evaluate a stormwater re -use system that uses water from the
stormwater ponds to irrigate the development, which is a system that is fitting with the City's
"Reduce, Reuse, Replenish" initiative.
Staff recommends that the Commission provide feedback on the concept plan to the developer on
the following:
1. General Layout
2. PUD Request
3. Housing Types
4. Parks/Trail and Sidewalk Connections
5. Road Circulation and Construction
6. Stormwater Management/ Water Re -Use
ATTACHMENTS:
1. Site Map
2. Engineer's Memo
3. Concept Plan
4. Greenway Corridor Map
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Building a legacy— your legacy. 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
October 23, 2017
Ms. Rachel Juba
City Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Concept Plan Review
Creekside Heights
WSB Project No. 010997-000
Dear Ms. Juba:
We have reviewed the concept plan for the proposed Leroux property located at the northern extents of
Oneka Parkway, Ethan Trail, Farnham Avenue and Falcon Avenue. Our review is based on the Sketch Plan
submitted by Pratt Development. We will provide a more in-depth review of this project once detailed plans
are provided by the applicant.
Based on our review, we offer the following comments regarding the concept plan:
Grading and Drainage
Wetlands: The site contains extensive wetlands. A wetland delineation was performed on July of 2017,
identifying 23.9 of the total 117.5 acres as being wetland. A notice of decision for the wetland
delineation boundary is expected to be issued in the near future. The applicant will need to continue to
work with the TEP and the City Water Resources Engineer and Environmental Scientist as the project
moves forward to obtain the necessary permit(s) related to the wetland delineation, sequencing, and
mitigation within the site.
Site Grading/Low-floor Elevations: The groundwater within the site has the potential to be relatively
shallow which will require that additional analysis be completed before finalizing the grading plan and
low -floor elevations.
Storm Water Management: The applicant will need to obtain a permit from the City for their Storm
Water Management Plan within the site, including the appropriate storage, rate control, treatment, and
volume reduction. There is a high likelihood that the site can support water reuse, and this should be
explored in greater detail moving forward. Credit to the trunk area water fees is determined based on
the amount of water reuse utilized within the project area.
Equal Opportunity Employer
wsbeng.com
K: X 010997-000�Admin �Docs�sketch Plan X010997 COM LTR -r Juba-100617-CreeksideConcept.docx
Ms. Rachel Juba
October 6, 2017
Page 2
Transportation/Traffic
Roadway Connections: As we review the roadway connections within the area, there are several current
roadways (Oneka Parkway, Ethan Trail, Farnham Avenue and Falcon Avenue) that will be connected to
the proposed development that were anticipated when previous development occurred. This will result
in changes to traffic volumes on roadways within the adjacent neighborhoods as previously expected.
Oneka Parkway and associated network of roadways to the south can accommodate the proposed
development without extending Oneka Parkway north to 1651h Street. The developer is proposing to
narrow the Oneka Parkway right of way from 110 -ft to 80 -ft and eliminate the center median. From an
engineering standpoint, Oneka Parkway would not require having the center median, however staff
would work with the applicant to review traffic flow and identify any need for turn lanes.
Sanitary Sewer Service
City Sewer Districts: Sanitary sewer service is available from the southerly portion of the site by direct
connection to the existing systems within Oneka Parkway, Ethan Trail, Farnham Avenue and Falcon
Avenue. A trunk sanitary sewer lift station is identified in the Comprehensive Sewer System Plan for this
property and further evaluation with the applicant's engineer will be required to determine this
developments cost participation.
Water Service
Trunk Watermain Improvements: Water service is available by connecting to the existing systems within
Oneka Parkway, Ethan Trail, Farnham Avenue and Falcon Avenue. 12" Trunk watermain will need to be
extended to the north within Oneka Parkway as outlined in the City's Comprehensive Water Supply Plan.
Also, a 24 -inch trunk watermain is identified in the City's Comprehensive Water Supply Plan along the
Leroux eastern property line. The timing, location and cost for the installation of this watermain will
need to be evaluated further.
Thank you for the opportunity to comment on this concept plan. If you have any questions or items you wish
to discuss, you can contact me at 651-286-8463.
Sincerely,
WSB & Associates, Inc.
Mark Erichson, PE
City Engineer
Attachment
cc: Steve Duff, Senior Engineering Technician, City of Hugo
Scott Anderson, Public Works Director, City of Hugo
Len Pratt, Pratt Development
K: X 010997-000�Admin �Docs�sketch Plan X010997 COM LTR -r Juba-100617-CreeksideConcept.docx
CONCEPT SKETCH PLAN #5
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E CONCEPT DATA
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Gross Site Area: 117.5 ac _ s
e Existing Wetlands: 23.9 ac,,,;
Net Developable Area: 93.6 ac 3` ,
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Park: 11.2 ac
(net wetlands & ponds)_
f ace:
Open O S
..r p p 14.5 ac
(net wetlands: includes ponding areas, wet buffers, road buffers,
woods, etc.)
Net Developed Area: 67.9 ac
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J, Proposed Residential Lots: 177 Lots
�- 80-85' Lots (Open to builders): 56 Lots
Z., 65' Lots (Capstone Homes): 41 Lots _
"A 55' Villas /SF (Capstone Homes): 80 Lots
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Overall Gross Density: 1.5 ac
' 177 un / 117.5 gross acres I
+ I
Overall Net Density: 1.9 ac
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f 177 un / 93.6 net acres
Adjusted Net Density: 2.6 ac
! 177 un /67.9 net developed acres
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Aerial
----- -------•Aerial photography from State of Minnesota;
I Topography from State LIDAR
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CAPSTOItiiE HOMES
TYPICAL 65' SF HOMES
Westwood
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoodps.com
Westwood Professional Services, Inc.
09-20-2017
0008260
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SCHERER
BROS.
LUMBER CO.
DEVELOPMENT' 612-379-9633
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