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HomeMy WebLinkAboutPC Packet 02.27.20AGENDA HUGO PLANNING COMMISSION THURSDAY, FEBRUARY 27, 2020 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Arcand, Derr, Fry, Kleissler, Lessard, Luchsinger, Mulvihill, Tjernlund) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. January 23, 2020 D. PUBLIC HEARING E. NEW BUSINESS The Meadows at Hugo Sketch Plan, Golden Valley Land Company F. OLD BUSINESS G. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or riuba(&ci.hugo.mn.us, thank you. Minutes for the Planning Commission Meeting of Thursday, January 23, 2020 Chair Kleissler called the meeting to order at 7:01 p.m. PRESENT: Arcand, Derr, Fry, Kleissler, Mulvihill, Tjernlund. ABSENT: Lessard and Luchsinger. STAFF: Rachel Juba, Community Development Director Emily Weber, Community Development Assistant Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of December 19, 2019 Commissioner Tjernlund made a motion, seconded by Commissioner Derr to approve minutes for the meeting of December 19, 2019. Ayes: Derr, Fry, Kleissler, Mulvihill, Tjernlund. Abstained: Arcand. Motion carried. New Business: Oneka Commons Sketch Plan — Peter Stalland The applicant has submitted a request to table the Oneka Commons Sketch Plan until further notice. Commissioner Fry made a motion to table the Oneka Sketch Plan until further notice, seconded by Arcand. All ayes. Motion Carried. New Business: Approve 2020 Planning Commission Goals Staff provided an overview of the Planning Commission goals that were discussed at the goal setting meeting. Some of the goals for 2020 include evaluating and revising the shoreland, subdivision, and PUD sections of the City Code and implementing the 2040 Comprehensive Plan. Commissioner Derr made a motion to approve the 2020 Planning Commission goals as presented by staff, seconded by Commissioner Fry. All ayes.Motion carried. Adi ournment Commissioner Arcand made a motion, Derr seconded, to adjourn at 7:08 pm. All Ayes. Motion carried. Respectfully Submitted, Emily Weber, Community Development Assistant CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Emily Weber, Community Development Assistant SUBJECT: The Meadows at Hugo, Golden Valley Land Company — Sketch Plan DATE: February 21, 2020, for the Planning Commission Meeting of February 27, 2020. REVIEW DEADLINE: Application deadline waived. 1. BACKGROUND: The property is generally located north of 159th Street and east of the north City water tower. This property is just east of the approximately 40 acre park area that was dedicated with the Oneka Place development. The property is currently vacant, relatively flat, and has some site constraints due to wetlands, floodplain, shoreland district, and a ditch. The applicant would like to receive feedback on the project in regards to general layout, housing types, wetland replacement, and road connections. The applicant went to the Parks Commission meeting on March 20, 2019 and the Planning Commission meeting on March 28, 2019 and received feedback on previously submitted plans. At their meeting, the Planning Commissioners discussed that they were looking for a more creative layout of the site and generally thought the tradeoffs for requesting a PUD were weak. Overall, there was concern with the proposed 5 foot side yard setbacks and it was mentioned that the Commissioners would like to see 7.5 foot side yard setbacks. The Commission recommended that the applicant show two northern access points for the development and that the applicant remove the 10 lots they showed on the City -owned property to the southwest of the site. The Planning Commission was supportive of the proposed sanitary sewer connection provided that future utility extensions and all residents are accommodated for. The applicant has since submitted new plans based on the feedback that was provided. 2. SKETCH PLAN: Golden Valley Land Company is planning to develop a parcel of land that is 33.41 acres, with 6.78 acres of wetland. The plan shows 82 proposed single family lots intended for villa style homes. The plan also shows stormwater ponding areas, trail connections, and road connections. A home owners association is proposed for the development. The sketch plan was completed to get The Meadows at Hugo Sketch Plan comments from the various commissions and Council prior to moving forward with the formal development approval process. The plan shows the extension of Farnham Avenue, through a piece of City owned property, to access the parcel. Current Zoning The proposed parcel is located in the Future Urban Service (FUS) zoning district. The applicant intends to request flexibility on lot sizes and setbacks for the 50 foot wide villa lots. 2040 Comprehensive Plan The parcel is guided as Medium Density Residential (MD) according to the 2040 Land Use Plan. The density standards for the Medium Density Residential (MD) designation is a minimum of three units per acre. The developer is proposing a residential gross density of 2.45 units per acre and a net density of 3.08 units per acre. The development currently meets the density requirements for the land use designation. Planned Unit Development The developer has proposed requesting approval of a PUD for 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. • Lot widths o The developer is proposing the lot width of all lots to be 50 feet. • Setbacks o The developer is proposing a side yard setback of 5 feet where 10 feet is required by ordinance. They are also proposing a side yard setback of 15 feet where the side yard of the lot is along the public right of way. All other setbacks are proposed to comply with the zoning regulations. R3 Proposed PUD Front yard setback 30 ft. 30 ft. Side yard setback 10 ft. 5 ft. Rear yard setback 30 ft. 30 ft. In exchange for the proposed PUD, the developer is expected to have a higher quality development with valued amenities. The developer has proposed the following: The Meadows at Hugo Sketch Plan • The extension of the trail system through the development with an off-street trail connection to the park to the west. • Open space throughout the development that maintains the natural integrity of the site. • The developer has stated that they will evaluate the site to preserve to the maximum extent possible the sites natural features (wetland, floodplain, shoreland, etc). • Installation of a water re -use system for irrigation. 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 sketch plan is requesting flexibility to accommodate smaller lot sizes and setbacks, and preservation of natural resources. This is in line with the intent of the land use 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. A builder for the development has not been identified. It is unclear what the elevation of the homes would be and how they would sit on the lots. Staff is comfortable with the lot sizes, however recommends that the 5 foot side yard setback be further evaluated as the project moves forward and home elevations and building footprints are provided. The applicant has provided a sketch plan B that shows 74 lots at 55 feet wide, with side yard setbacks at 7.5 feet and an overall net density of 2.78 units per acre. The applicant has stated that this is not the preferred plan as it does not meet the density requirements. However, without elevations of the homes, it seems like a 7.5 foot side yard setback on a 50 foot wide lot could work. This simply means that the size of the homes get smaller. Because its proximity to the ditch, the property is in the Shoreland Overlay district. The development will need to meet all of the MN DNR shoreland standards as they relate to PUD approvals. Housing Types/Design The developer is proposing 82 single family villa lots at 50 feet wide. The applicant did not provide building elevations or material samples at this time. Although the applicant stated that the villa lots would be maintenance provided, they did not submit details about association maintenance with this application. These items would need to be reviewed as part of the preliminary plat application. Streets & Access The developer is showing access to the site from Farnham Avenue. The developer is also showing two connections to the properties to the north upon staff recommendation. The Meadows at Hugo Sketch Plan With the approval of the Oneka Place development to the west the City acquired a large park area. Per evaluation and recommendations from the Parks Commission and Planning Commission the park area was divided into two outlots (Outlots K and L, of the preliminary plat of Oneka Place). The developer is proposing to provide access to the site via connection to Farnham Avenue, through the City owned property (Outlot L). Outlot L was not dedicated to satisfy park dedication requirements. This was to allow the opportunity for the possible extension of Farnham Avenue for access to the park and/or access to the parcel to the east proposed to be developed with this application. Further it was recommended that the street be constructed at the developer's expense, if access was needed for the development of the property to the east. The developer is also proposing to construct the public street at their expense, but any utilities installed through the City property would be at the City's expense. These utilities would be intended for any future improvements to the City owned property and/or adjacent park property. Staff recommends that the Commission offer to make the land available for construction of the street and the street be constructed at the developer's expense. Staff has also recommended that the developer create a place or driveway for a maintenance road off of the public street in order to be able to access to the water tower. The applicant is showing a long, straight road connecting the south and north portions of the development. It's in staff opinion that traffic calming measures should be taken into consideration on the proposed long roadway. The goal of traffic calming is to reduce speeds, reduce cut through traffic, and improve safety including non -motorized traffic. Although, the applicant has designed the road with slight variations, the roadway will need to be further analyzed in regards to creating turns within the roadway. The intersection at 159t' Street and Farnham Avevue would remain with no stop controls at 159' Street and a stop condition on Farnham Avenue from the north and south. Further evaluation of any minor intersection modifications would be evaluated during the preliminary plat phase. Parks Commission Update: The developer's proposal was evaluated by the Parks Commission at its March 20, 2019, meeting. The Parks Commission has not yet planned the future park. They discussed that during the approval of the Oneka Place development there was concern over the lack of parking for the future park and the possibility of a parking lot off of Farnham Avenue North. The future park was discussed as being passive with trails, at least in the short-term. There was not a strong interest in active park features such as a playground or ball fields in the near future. Additional planning and discussion is needed for the park, but they did not expect that to happen this year. Since there is no plan for the park, the Park Commission recommended making the land available for construction of the street at the developer's expense, but not allow the development of the lots as shown on the previously submitted plan. They discussed wanting to keep their options open for a parking lot to be constructed for the park or if any active amenities were desired. The Meadows at Hugo Sketch Plan Utilities As identified in the City's Comprehensive Water Supply and Distribution Plan, a 24" trunk watermain will need to be extended north from the water tower location. The 24" water main should be extended north through the development with the City paying for oversizing costs. The City's Comprehensive Sanitary Sewer Plan identifies the way in which properties are to be served by sanitary sewer. A sanitary sewer connection to the Met Council Interceptor is identified at 165th Street with a 33" trunk main. The proposed sketch plan identifies a connection to the Interceptor approximately 1320 feet south of 165th Street. Oversizing of the trunk main would be the responsibility of the City of Hugo. No phasing plan has been submitted by the applicant, however, staff recommends that the phasing plan shows how the utilities can be phased. With water available from the south and sewer available from the north, the project may need to be completed in one phase. Staff has also requested that the developer create a watermain loop in the development, which would allow for water to flow in two directions should water need to be shut off for any reason. While the proposed sewer connection is different than what is shown on the Comprehensive Plan, it does propose an alternative way to serve the development and other properties due to the difficulties of the sanitary sewer planned to be available from the north and watermain being available from south. Staff does feel this is a reasonable option, however, drainage and utility easements will be required in order to allow the sanitary sewer to be constructed out to 1651h Street in the future. The proposed location change will still allow the surrounding properties to be served with sanitary sewer, but in a different way than assumed by the Comprehensive Plan. Further, a Comprehensive Plan amendment would need to be approved for the change in location of the connection to the Met Council Interceptor. At the March 28, 2019 Planning Commission meeting, the Commissioners discussed the tentative Comprehensive Plan amendment and felt comfortable with the changes provided that all residents will be able to be served in the future. The Comprehensive Plan amendment would need to be approved by the City Council and the Metropolitan Council. Parks / Trails According to the Parks, Trails, and Open Space Plan, the property is in neighborhood park service area 3. There are no existing parks in the area besides the park land that was recently dedicated with Oneka Place which is adjacent to the development. Currently, there is not a plan for the park but a passive trail system has been discussed. Frog Hollow, in neighborhood park service area 4, is to the south of the property and may be considered to be within walking distance. The Trail Plan shows an existing trail extending from Farnham Avenue North through the northeast corner of the property. The entire property is shown as a part of the greenway corridor that follows the ditch. The developer has shown on their plan that they would extend the City's trail system through the subdivision and make connections to the trails in the future park. The Meadows at Hugo Sketch Plan The developer is required to dedicate land, pay a fee, or a combination of land and fee. At this time, the developer has not indicated how they propose to satisfy the park dedication requirement, but it is assumed that they will pay the fee because they are not showing a land dedication. The park dedication section of the City Code requires the applicant dedicate 10% of the developable acres for park land with a density of up to 3.99 units per acre. The developer has indicated that there are 27.31 acres of buildable land in the development. Therefore, the developer would be required to dedicate 2.73 acres of park land. The current park dedication fee is $2,400 per unit. If a fee is preferable, with 84 units, the park dedication fee would be $201,600. Parks Commission Update: At its March 20, 2019 meeting, the Parks Commission agreed that the existing parks are sufficient to serve the development and recommended the developer pay the fee to satisfy the park dedication requirements. 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 any monument sign, plantings in open space, etc. Wetlands The City's Technical Evaluation Panel (TEP) has approved the wetland delineation for the property. The sketch plan shows approximately 1.9 acres of wetland fill and mitigation. The developer has stated that they will evaluate the site to preserve to the maximum extent possible the sites natural features (wetland, floodplain, shoreland, etc) as part of the PUD request. 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. Staff has recommended that the applicant schedule a preliminary TEP meeting. 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 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. 5. CONCLUSION/ RECOMMENDATIONS: The developer has continued to work with staff to submit a new sketch plan and would like to hear additional feedback from the Planning Commission and City Council. The development currently The Meadows at Hugo Sketch Plan meets the density requirements for the land use designation and the developer is requesting flexibly on lot sizes and setbacks. It is in staff s opinion that the applicant has made changes from their initial sketch plan that provide a more creative layout and reflected the feedback provided by the Parks Commission, Planning Commission, and staff. The applicant has done a good job at providing open space and trail connections throughout the development and the general layout maintains much of the natural integrity of the site. As the applicant moves forward with the application, staff recommends the following: 1. That the Planning Commission recommends to make the City property available for construction of the street to access the site at the developer's expense. Any utilities needed for future improvements to the City property shall be at the City's expense. 2. Staff recommends that the developer construct a place or driveway for a maintenance road to provide access to the water tower. 3. Staff recommends that the long road running south to north in the development be further analyzed in regards to traffic calming measures. 4. Although the location change to the trunk sanitary sewer connection to the Met Council interceptor requires evaluation and approval of a Comprehensive Plan Amendment, staff believes this to be a reasonable alternative to serving the surrounding area. Provided that the utilities are extended to the east property line and easements are dedicated over the property to the east for future extension of the utilities to 165th Street. 5. As per comments from the City Engineer, staff recommends the developer create a watermain loop in the development. 6. Staff recommends the applicant plan the development to reduce the impacts to the natural environment. 7. Staff is comfortable with the lot sizes, however recommends that the 5 foot side yard setback be further evaluated with as the project moves forward and home elevations and building footprints are provided. 8. Staff recommends a phasing plan is submitted. 9. Staff recommends that the landscape plan is designed to go beyond the minimum requirements to provide street trees, entrance streetscaping, plantings around any monument sign, plantings in open space, etc. Staff recommends that the Planning Commission provide feedback on the concept plan to the developer on the following: 1. Construction of the public street though the City owned property. 2. Revised trunk sanitary sewer connection location to the Met Council interceptor. 3. Overall development layout. 4. Wetland impacts 5. Lots sizes and setbacks. 6. PUD criteria/tradeoffs. The Meadows at Hugo Sketch Plan ATTACHMENTS: 1. Site Map 2. Applicant Narrative dated February 18, 2020 3. Engineer Memo dated February 24, 2020 4. Sketch Plan received February 18, 2020 5. Sketch Plan B received February 18, 2020 ,a. kb 17 T « tr f -7,J, Y W� 4f 3 z. .r _ s I ' K .' 'p * I 1 J Y A4� AWx IN Imo. -p x; i _71 711 Roads r4' Hugo Border Parcel Boundary N CITY OF The Meadows at Hugo T Location Map 0 500 i i r EST. 19OG Feet Hugo, MN 1 in = 500 feet The Meadows at Hugo Sketch Plan PUD Narrative 02/18/20 Over the past couple of months, we have coordinated with City staff and the DNR in designing the Meadows at Hugo PUD project. Prior to the current submittal, we reviewed several alternatives which were determined non -feasible or less preferential. We're pleased to submit the Meadows at Hugo PUD Sketch Plan for your consideration. The development site is 33.41 acres (gross) and has 6.78 of delineated wetlands, for a net area of 26.63 acres. The current site is used as agricultural land. The site is bordered on the west by City undeveloped park property, on the north by undeveloped agricultural land, on the east by County Ditch #3 and undeveloped agricultural land, and on the south by a single family subdivision. The property is currently zoned Future Urban Service (FUS), and is guided in the City's 2030 and 2040 Comprehensive Plans as Medium Density Residential (MD). We are proposing a Planned Unit Development (PUD) for this project. Our Sketch Plan shows a total of 82 single family Villa lots on 50' x 140' (7000 sf) lots. We are proposing 30' front setbacks, 30' rear setbacks, 5' side and 15' side right of way setbacks for these villa lots. After meeting and working with the DNR, we have designed the Shoreland Overlay District area (300' from County Ditch #3) to meet the DNR requirements for the Residential PUD requirements. We are proposing 26 single family Villa lots and maintaining 50% open space, see DNR residential PUD Analysis spreadsheet below. 18301 - Hugo SF Residential Residential PUD Analysis - River with GD Shoreland Classification, Sewered Lots Density and allowable unit calculation: Fill In This Fill In This Fill In This Calculated Calculated fill In This Field Field Field Field Field Field Allowable Minimum Lot Bonus Units per Tier Total Unsuitable Suitable Size for G❑ lover Base Density with Bonus Proposed Tier Area Area Area (5ewered) Density Factor Density Units 75' wide (min.) 1 415,416 0 415,416 (1377If.) 18.4 1.5 27.5 26.0 Total 415,416 0 415,416 0% 100°/G *** Note: Per 6.26 of code min. lot width of SF lots) is 75'. There are no minimum lot sf requirements for rivers and streams These lots will meet all DNR PUD Shoreland Overlay District standards for single family Villa lots. Our proposed PUD maintains a significant amount of wetland area, natural environmental features, and public open space. We will be designing an internal trail system that will connect to the future trails in the City park property to the west. We plan on providing a stormwater reuse system as part of our stormwater management plan. Our PUD will connect to Farham Ave. N. to the southwest with a public road through the City property. Our intent is to pay for the road improvements on the city land and for the city to pay for the utility improvements on the city property. The Sketch Plan also shows a future street connection to the north, that will ultimately connect to 1651" St. N. We are not showing a street connection to the east as this property is zoned Business Park (BP) and guided as Industrial (IND). Our development plan will provide several benefits over the existing vacant condition including: 1. An efficient use of land for single family villa residential construction that enables greater community engagement and interaction. 2. Villa product types that are appealing to different home buyers and enhancing visual interest of the proposed neighborhoods. 3. Open space that promotes outdoor engagement and visual connectivity between residential units and their surroundings. 4. The extension of the City's trail system thru the subdivision. 5. The design of a new stormwater reuse system for this development. These design details all demonstrate our commitment to providing a high -quality development worthy of receiving the PUD designation. The creation of non-standard setbacks and lot sizes for the villa lots requires the PUD zoning designation, which is the primary reason for our PUD request. The proposed PUD subdivision creates a variety of lot types allowing for a diverse type of housing. Thus, the proposed subdivision facilitates the mixed -use development goals sought after in the PUD Planned Unit Development zoning standards. In addition, the proposed PUD will preserve to the maximum extent possible the site's natural environmental features, provide for trail connections to the City park, and utilize a unique stormwater reuse system for site irrigation. As part of our Sketch Plan review process by the City Park Commission, Planning Commission, and City Council, we would like clarification/approval for the following issues: 1. Public street through City property to the southwest. We would propose that we construct the public street at our expense. The utilities through the City property to our west property line would be at the City's expense. 2. Connection to interceptor sewer. As shown on our Sketch Utility Plan, we are proposing to connect to the Metropolitan Council's interceptor sewer at our northeast property corner. We would then extend the City's 33" trunk sanitary sewer line to our northeast property corner. This would require an update to the City's 2030 and 2040 Comp Plans. 3. Overall street layout. We are proposing a single entrance to our project from Farnham Ave. N. to the southwest, with a future street connection to the north and no future street connection to the industrial guided property to the east. 4. Wetland fill and mitigation. We will be requesting a preliminary TEP panel to approve our approximately 1.9 acres of wetland fill and mitigation. This wetland fill is necessary due to the unique shape of the existing wetlands and our goal to meet the City's minimum residential density of 3.0 units/acre. 5. Villa lot design standards. We are proposing developing approximately 82 villa style single family lots. These lots will be 50 feet wide with 5 foot side setbacks. These villa lots will also be maintained under a homeowner's association. 7. 0 0 0 Z w CO U) 0 00 00ID 0 N W U) w w w 00 wsb February 24, 2020 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Meadows at Hugo Sketch Plan Review WSB Project No. 013597-000 Dear Ms. Juba: We have reviewed the Sketch Plan for the Meadows at Hugo. We have reviewed the following information related to this application: • The Meadows at Hugo Sketch Plan dated February 2, 2020 by Civil Site Group • The Meadows at Hugo Sketch Utility Plan dated January 25, 2019 by Civil Site Group • The Meadows at Hugo sketch plan PUD Narrative dated February 18, 2020 Based on the review of the documents, we offer the following comments related to this application: General/Access 1. The subject property is located north of 159th Street, south of 165th Street and east of Water Tower No. 3. The parcel doesn't have any public roadway frontage at this time, however with the Oneka Place Development, the City had received Outllot J that would allow for access to the subject property. 2. Park planning associated with Outlot J has yet to be developed and at this time. Staff has indicated access to the proposed development could come from the Farnham Avenue stub roadway on the north side of 159th Street and extend through Outlot J. The extension of the roadway would be the developer's responsibility. The intersection at this location would remain with no stop controls at 159th Street and a stop condition on Farnham Avenue from the north and south. Further evaluation of any minor intersection modifications would be evaluated during the preliminary plat phase. 3. With access proposed from Farnham Avenue, the proposed sketch plan does show two future roadway connections to the north, which will ultimately connect with 165th Street. There are two parcels to the north (same ownership), however connection to both parcels is appropriate. Staff concurs with not providing access to the property to the east as it is guided industrial. 4. Development of properties in this area has been challenging as watermain needs to be extended from the south and sanitary sewer from the north. The extension of these utilities need to span across multiple properties, creating difficult development scenarios. 165th Street will also require improvements with added development access, changing from a rural gravel roadway to an urban paved roadway. 5. If the project is to be phased, a staging plan will be required to be shown with utility work being identified to occur within the final platted area. JAPC Packets\2020\02.27.20\LTR-r juba-Meadows at Hugo Concept Plan - 022420.docx Ms. Rachel Juba February 24, 2020 Page 2 6. The easterly north/south street will ultimately extend north to 165th Street. TO help alleviate higher speeds on this roadway, this roadway could be reconfigured to discourage speeding. Utility Plan 7. As identified in the City's Comprehensive Water Supply and Distribution Plan, a 24" trunk watermain will need to be extended north from the water tower location. The 24" water main should be extended north through the development with the City of Hugo paying for oversizing costs. 8. The City's Comprehensive Sanitary Sewer Plan identifies the way in which properties are to be served by sanitary sewer. A sanitary sewer connection to the MCES Interceptor is identified at 165th Street with a 33" trunk main. The proposed sketch plan identifies a connection to the MCES Interceptor approximately 1320 feet south of 165th Street. 9. While the proposed sewer connection is different than what is shown on the comprehensive plan, it does allow for properties to develop easier/faster due to the difficulties of the sanitary sewer and watermain being available from the north and south, respectively. Staff does feel this is a viable option, however, assurances via drainage and utility easements that would allow the sanitary sewer to be constructed out to 165th Street in the future would be required. 10. Staff recommends a Comprehensive Plan amendment for the change in location of the connection to the MES Interceptor. 11. The proposed sanitary sewer would need to be directed to the new trunk main. The sketch utility plan currently shows a portion of the sewer flowing to the south and west. Oversizing of the trunk main would be the responsibility of the City of Hugo. Stormwater Management/Wetlands 12. Volume control/water quality standard will be required, which is 1.1 inches off new impervious surfaces. Water reuse will be the preferred BMP option for the site for volume reduction. If an additional BMP is to be used, the TP removal factor from RCWD Rule C, Table C1. must be applied. 13. Peak stormwater runoff rates for the proposed project must not exceed existing rates for the 2-year and 10-year 24-hour rainfall events using Atlas 14 rainfall depths. 14. Peak stormwater runoff rates for the 100-year 24-hour rainfall event is limited to 0.1 cfs/acre. 15. Lowest building opening must be at least 3' above the 100-yr HWL for both wetlands and BMPs and 4' above the current groundwater elevations. 16. Private ditches to JD3 are located onsite. Maintain private ditch drainage to JD3. Developer to confirm with RCWD if a permit for Rule I is needed. 17. No 100-year floodplains located onsite. 18. Stormwater Management facilities will be required to be within drainage and utility easements. 19. The applicant is proposing to utilize stormwater reuse as part of their stormwater management plan. 20. A wetland delineation on the parcel was approved during the fall of 2018. 21. The concept plan shows a number of impacts to wetlands that appear to be avoidable. The applicant may find it helpful to have a pre -application meeting with the Technical Evaluation Panel to get a better idea of what impacts may or may not be allowed. A number of the wetland impacts are to linear wetlands that may provide hydrology to other wetlands which should also be a consideration with proposed impacts. U:\PC Packets\2020\02.27.20\LTR-rjuba-Meadows at Hugo Concept Plan - 022420.docx Ms. Rachel Juba February 24, 2020 Page 3 Thank you for the opportunity to provide comments on this project. If you have any questions, please do not hesitate to contact me at 651-286-8463. Sincerely, WSB Mark Erichson, PE City Engineer cc: Scott Anderson, Public Works Director (email only) Liz Finnegan, Senior Engineering Technician (email only) Peter Knaeble, Golden Valley Land Co. (email only) U:\PC Packets\2020\02.27.20\LTR-rjuba-Meadows at Hugo Concept Plan - 022420.docx THE MEADOWS AT HUGO HUGO, MINNESOTA SITE DATA Gross Site Area: 33.41 Ac. Existing Wetland Area: 6.78 Ac.* Net Developable Area: 26.63 Ac. (Lots & Local Roads, Ponds) Existing Wetland Area: Farmed/ Cropped Wetland Removed: Non -Farmed Wetland Removed: Ditch Removed: Wetland Saved: Zoning: Existing Zoning: 2040 Land Use Guide: Proposed Zoning/ Land Use: 6.78 Ac.* 1.17 Ac. 0.14 Ac. ( 2%)* 0.61 Ac. 4.86 Ac. (72%)* FUS ( Future Urban Service) MDR (Medium Density Residential) (3-6 u/a) PUD (MDR) DNR Shoreland Management Ordinance: 300' from ditch No touch Shoreland Impact Zone 53' adj. to ditch (70% of 75') Min. Lot width DNR PUD: 50' Structure setback from ditch: 50' f/ OHW Min. Lot size: Max. hardcover Building FIFE: Min. Openspace DNR PUD: Proposed Public Openspace DNR PUD: Private Lots (50'x135')/ ROW: Overall Residential Units: Villa SF lots 50' x 135'/140' min. Setbacks: 50' lots 30' front 30' rear 5' side/ 15' side row PUBLIC STREET CURB LINE F_ � __1ROW LINE I LOT NUMBER 3 PAD SIZE 40'x70r I �— LOT LINE o i PAD I MINIMUM LOT SIZE: r7 I I 6,750 SF D & U EASEMENT 10' FRONT & REAR �I 5'SIDE (TYP.) I�BUILDING SETBACK 30' FRONT _ -f 30' REAR 50.00' 5' SIDES/ 15' SIDE ROW TYPICAL VILLA HOME SINGLE FAMILY LOT INFORMATION: A(i 1 1074, 50'-0" 0 100'-01, *All areas approximate. Developable area estimated from County GIS topography as measured against local codes. none 25% (entire 300') 3' above OHW 50% (4.77 ac.) 58% (5.58 ac) 3.96 ac. 82 lots (3.08 u/a) SKETCH PLAN #18301 02.18.2020 NORTH `10' BITUMINOUS \\ TRAIL (TYP.) \ OUTLC? J I / I % I CITYnF \I I OUTLOT J HUCC I -------L--------------- r I I I I r I 159TH ST N z . I I Z OUTLOT I OUTLOT J TEMP. SAC. I -M0l TEMP. SAC. ou D & U ESMT. I ` POND I 4 2 I s l I WETLAND � TRAIL (TYD I III i of I \ 4 I I / I WETLAND / I I � / R60,c' I w� I POND -I of I POND I I x.a — �I \ \ 5' CONCRETE SIDEWALK (TYP.) SURMOUNTABLE CURB & GUTTER. \ \ TYP. i WETLAND I o I I \ \ Y I WETLAND -- II I \ i 12 14 \ '0' BITUMINOUS TRAIL (TYP.) I 5' CONCRETE \ - - SIDEWALKITYP.) , N WETLAND I I ` —I- - \ \ �✓ �?a ?PN I-7// WETLAND a POND / III � II I I III � II I III II I JII I PC1ND III II I' I II III II I I I III , I II I ill I I I I II �II I I I �II I Ill I II ---III I II Ill I II PuND II I II I I II I III II � I II I II I I POND lk i`� " a " I I I r I ✓ i�/� \ � \ � \ � � \ \ II I I I sl I I I 1 I Z I 8 WE wl I I I I I =I I i IL I I � THE MEADOWS AT HUGO 1,L J J IS 16 t 4931 W. 35TH ST., #200 tvie 952 2550. 003 /H763.213 3946 G R Q U P www.CivilSiteGroup.com WETLAND w Rfw'� II I / 5' CONCRETE SIDEWALK (TYP.) SURMOUNTABLE I CURB&GUTTER, TYP. \ I .,AND 4 SITE DATA Gross Site Area: Existing Wetland Area: Net Developable Area: (Lots & Local Roads, Ponds) Existing Wetland Area: Farmed/Cropped Wetland Removed: Non -Farmed/ Wetland Removed: Ditch Removed: Wetland Saved: Zoning: Existing Zoning: 2040 Land Use Guide: Proposed Zoning/ Land Use: 33.41 Ac. 6.78 Ac.* 26.63 Ac. 6.78 Ac.* 1.17 Ac. 0.14 Ac. (2%) 0.61 Ac. 4.86 Ac. (72%)* FUS ( Future Urban Service) MDR (Medium Density Residential) (3-6 u/a) PUD (MDR) DNR Shoreland Management Ordinance: 300' from ditch No touch Shoreland Impact Zone 53' adj. to ditch (70% of 75) Min. Lot width DNR PUD: 50' Structure setback from ditch: 50' f/ OHW Min. Lot size: none Max. hardcover 25% (entire 300) Building FFE: 3' above OHW Min. Openspace DNR PUD: 50% (4.77 ac.) Proposed Public Openspace DNR PUD: 58% (5.58 ac) Private Lots (50'x135)/ ROW.- 3.96 ac. Overall Residential Units: Villa SF lots 55' x 135%140' min. Setbacks: tin' Infc 30' front 30'rear 7.5' side/ 15' side row Project Number: 18301 I Revision Number: Issue Date: 02.18.2020 I Revision Date: 74 lots (2.78 u/a) PUBLIC STREET CURB LINE \-ROW LINE I I LOT NUMBER PAD SIZE I 40WO! I I I-- LOT LINE PAD I MINIMUM LOT SIZE r�j I I 6,750 SF I I D & U EASEMENT 10' FRONT & REAR 5' SIDE (TYP.) - - - BUILDING SETBACK 30' FRONT L _ _ _I 30' REAR 55.00' 7.5' SIDES/ 15' SIDE ROW TYPICAL VILLA HOME SINGLE FAMILY LOT INFORMATION - SKETCH PLAN B