MEMORANDUM TO: FROM: Jesse Corrow, Associate Planner Jupe Hale, PE, Assistant City Engineer John Hagen, PE, PTOE, Transportation Operations Engineer DATE: August 21, 2019 SUBJECT: Howell Meadows PUD Concept and Development Stage Plan Engineering staff has reviewed the Concept and Development Stage PUD Plan for Howell Meadows (revised in response to Planning Commission comments) and offer the following comments for consideration. 1. TRAFFIC The proposed 10 single family residential units will likely generate approximately 100 vehicular trips on an average weekday. These trips are in general conformance with traffic associated with the guided land use for this area. 2. ACCESS AND ROADWAYS The site is proposed to be served by the extension of Alvarado Lane to the north, then turning east toward Zircon Lane, terminating in a cul-de-sac before connecting to Zircon Lane. Staff strongly recommends that Alvarado Lane not end in a cul-de-sac, and the connection to Zircon Lane be made. Reasons for this recommendation are: a. Conformance with planning and prior commitments: As evidenced by the procurement of the City-owned parcel along Zircon Lane where the connection would be made, the original layout of the Fieldstone 3 rd Addition PUD (and Fieldstone Meadows) contemplated this connection, in accordance with sound transportation planning principles. Further, the following statement was taken from the Ploceus Meadows staff memorandum: Future extension of Alvarado Lane to the north is planned when the adjacent parcel develops, eventually connecting to existing Zircon Lane. As Planning staff and Planning Commission may recall, the Ploceus Meadows development approval included discussion with residents along 64th Avenue related to traffic. This future connection was made clear at that time to address those concerns. It bears noting that a cul-de-sac produces a doubling effect of traffic in front of the homes it serves. It forces all traffic to travel both ways on the roadway rather than choose different paths based on destination. In addition to residential vehicles, this also includes package/mail delivery vehicles and multiple garbage/recycling collection trucks. Without
the Zircon Lane connection, residents along 64 th Avenue and Alvarado Lane will face that doubling of traffic, despite the City s prior intent and commitment otherwise. b. Existing issues with lost drivers: Even before Ploceus Meadows was developed, City staff received many comments from 64th Avenue residents stating numerous drivers trying to reach County Road 101 from Vagabond Lane. Staff has attempted to limit the number of turnaround vehicles using enhanced No Outlet signage near Vagabond Lane, which is effectively the only tool available. Despite this, the problem persists. The promised connection to Zircon Lane was thought as the final remedy, as ultimately the lost drivers would reach Fieldstone Boulevard, where their intended destination of County Road 101 could be reached. c. City Ordinance/Safety: If constructed as shown, the cul-de-sac will be approximately 1700 feet long. Maple Grove City Code of Ordinances, Section 30-17 limits cul-de-sac lengths to 500 feet. This is a safety-based ordinance, as a 500 foot cul-de-sac in a single family neighborhood would have approximately 10 12 homes on it limiting the impact if the single access point were blocked for any reason. The cul-de-sac as proposed will triple this impact, as 37 homes will be unable to reach their homes or exit them should 64 th Avenue be blocked for any reason. In addition, the length of cul-de-sac makes emergency vehicle access to the homes at the north end of Alvarado Lane several seconds longer (assuming approach from County Road 101). d. Land Efficiency and Wetland Impacts: These two impacts from the cul-de-sac are less critical than the traffic and safety issues noted above, but bear noting as well. There is one less lot proposed than when the connection was made, and a significant amount of square footage of upland between the proposed cul-de-sac and Zircon Lane is no longer able to be developed. Future ownership and maintenance of this land is not determined as yet. In addition, the size of the necessary turnaround diameter in the cul-de-sac results in added wetland impacts, which will burden the developer with more difficult approval as well as added mitigation costs (they have to replace the lost wetland at a rate of 2:1). The reduction in units and the added wetland mitigation costs will increase the financial burden on each of the proposed homes, which will be ultimately borne by the home buyer. No access to County Road 101 is proposed, nor will any be approved. Temporary construction access from County Road 101, however, will be required in order to minimize the impact to existing residences on 64 th Avenue, Alvarado Lane and Zircon Lane. No construction access from these existing roads, other than that necessary to facilitate final street construction, will be permitted. The existing sidewalk along both sides of Alvarado Lane must be extended to the cul-de-sac, and to Zircon Lane in some fashion, regardless of street connection. This sidewalk connection is required to connect the future development pedestrians more directly to the neighborhood park and collector trail systems. 3, WATER Development shows extension of the existing 8-inch water main from Alvardo Lane to the north and east through the entire site, including connection to the main along Zircon Lane. Service locations for each residence should be communicated to Engineering at a later date and as public project plans are being prepared. The water as proposed is acceptable.
4. SANITARY SEWER Development shows extension of the existing 8-inch sanitary sewer throughout the development. Service locations for each residence should be communicated to Engineering at a later date and as public project plans are being prepared. The sanitary sewer alignment as proposed is acceptable. 5. STORM WATER AND EROSION CONTROL Please see separate comments from City Water Resources Engineer. 6. ASSESSMENTS AND AREA CHARGES There are direct benefits to be assessed, as well as area charges, as well as possible credits for right of way dedication. Upon approval of PUD Development Stage, the City will hire a consultant to prepare a feasibility report detailing these benefits and charges. Cc: Ken Ashfeld, PE, Director of Public Works/City Engineer
MEMORANDUM TO: FROM: Planning Commission Community & Economic Development Department DATE: August 20, 2019 SUBJECT: Howell Meadows PUD Concept Stage Plan 1. Staff is concerned that the portion of right-of-way bordering Outlot A will not be maintained after development. We are suggesting that area that makes up Outlot A is absorbed by the adjacent lots. 2. Extend a pedestrian trail on north side of street to connect with sidewalk on Zircon Lane for closer park access, include a 20 trail easement.
From: To: Cc: Subject: Date: Attachments: Derek Asche Jesse Corrow Kelly Matzke; Jupe Hale; Derek Asche UPDATED Howell Meadows Concept Plan Review - Water Resources Tuesday, August 13, 2019 3:58:03 PM Letter of Credit Template 100218.pdf image002.jpg Jesse, Here are my comments on the UPDATED Howell Meadows Concept (no real changes from the original submittal): 1. Plan set is dated 8/2/19 2. A signed copy of the plans is required for approval. 3. Wetlands a. A wetland delineation was approved on June 20, 2019 b. A wetland replacement plan application may be required for wetland impacts and non-wetland watercourses. c. Average wetland buffers of 25 are required and shown on the plan. d. Show watercourses on plan. 4. Project is not in a designated flood zone. 5. Project is not in a designated shoreland zone. 6. Permits and/or reviews required: a. City of Maple Grove grading permit if greater than 50 cubic yards of cut/fill. Grading permit application can be found here. i. Grading Permit fee based on area and quantity of cut/fill is required. ii. Grading Surety based on disturbed area is required. Surety can be cash or letter of credit (LOC). If LOC, please follow the format on the attached example and provide me a draft for review and approval by our City Attorney before finalizing the document. iii. Grading permit fee and surety worksheet can be found here. b. City of Maple Grove utility permit may be required. c. An NPDES Construction Activity permit is required d. Elm Creek Watershed review is required 7. Water Quantity a. Rate Control: Provide stormwater calculations demonstrating rate control for the 2, 10, and 100 year events is provided. b. Call out EOF s and elevations for ponds, BMPs, and storm sewer CB low points. 8. Water Quality a. Volume Control, abstraction or filtration is required of first 1.1 inches of rainfall as demonstrated by the Minimal Impact Design Standards (MIDS) or approved equal. NOTE: If the site demonstrates compliance with the 1.1 inch volume retention goal of MIDS, the site will automatically meet phosphorous and total suspended solids requirements) or approved equal OR i. Flexible Treatment Option 1 75% removal of phosphorous, plus volume control of first 0.55 inches OR
ii. Flexible Treatment Option 2 60% removal of phosphorous, plus volume control to the maximum extent practicable. iii. Flexible Treatment Option 3 will not apply. b. Stormwater Facility Maintenance Agreement will be required for water quality improvement best management practices. 9. Erosion Control a. Provide grading, erosion control, and utility plans for review b. Provide Storm Water Pollution Prevention Program (SWPPP) as required by the NPDES Construction Activity Permit. 10. Use updated City of Maple Grove Standard Plates which can be found here. Derek Asche Water Resources Engineer 763-494-6354 dasche@maplegrovemn.gov
August 1, 2019 Mr. Jesse Corrow Associate Planner City of Maple Grove 12800 Arbor Lakes Parkway Maple Grove, MN 55369 Re: PUD Concept Stage Plan Review Howell Meadows (Received 07/09/19) County State Aid Highway s (CSAH) 101 6408 County Road 101 Hennepin County Plat Review ID #3332A (Reviewed 07/16/19) Dear Mr. Corrow: Please consider the following county comments based on a review of the proposal to subdivide 5 acres to construct 11 single-family homes as part of the broader Fieldstone Addition. Access All access will be provided by extending the internal public street network, connecting Alvarado Lane and Zircon Lane. Requirements Please remove and grade the existing single-family access driveway onto County Road 101. This section will need to be replaced to match the existing curb and gutter. No future direct access to County Road 101 will be allowed at this location. Right-of-Way To be consistent with previous right-of-way requested and obtained for the broader Fieldstone Addition, we request dedication of 27 feet of right-of-way to match a 60-foot half section. This would allow for the future ultimate roadway design with an off-road trail. Storm Water and Drainage Please ensure discharge rates remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be necessary if flow rates cannot match existing. Contact: Drew McGovern at 612-596-0208 or drew.mcgovern@hennepin.us. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55430 hennepin.us
Permits Please inform the developer that all construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us. More Information Please contact us for any further discussion of these items: Bob Byers: 612-596-0354, robert.byers@hennepin.us or Jason Gottfried: 612-596-0394, jason.gottfried@hennepin.us. Sincerely, Carla Stueve, PE, PTOE County Highway Engineer Minnesota Statutes 505.03, 505.021, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads.
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1 2 3 4 BLOCK 1 5 6 1 2 7 3 BLOCK 2 2,745 SF 8 OUTLOT A o o o o o o HOWELL MEADOWS CONCEPT PLAN SITE PLAN 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com