CITY OF DAYTON Meeting Date: 3-8-18 PLANNING COMMISSION Item: B ITEM: Application by North Diamond Investment, LLC. for Concept Plan Review - Cloquet Island Estates APPLICANTS/PRESENTERS: North Diamond Investment, LLC. (NDI) -Scott Weidema 60-DAY RULE SUMMARY: Application Accepted: 60-Day Review Deadline: Extension Granted To: N/A N/A N/A BACKGROUND/OVERVIEW: NDI is requesting review and comments on a Concept Plan for a future PUD development of the Weidema property at 13941 Dayton River Road (See attached Location Map). The acreage totals 76.43 acres (Nets 74.28). The Concept Plan is required for a new subdivision (10 lots or greater), rezoning or PUD. The concept plan is designed to receive early input from the public, Planning Commission and Council. It does not require the level of engineering detail that a site plan or preliminary plat would. Many projects may have multiple concepts. As such, it does not require a public hearing or notification at this stage. However, staff did notice this meeting and provided time prior to this meeting for the developer to present plans to the surrounding residents. The development requires a PUD because of its proximity to the Greenway Corridor. The subject property is north of Diamond Lake Road North and southwest of Dayton River Road and immediately adjacent to River Hills. The property is guided Low Density Residential in the 2030 Future Land Use Plan and is within the current staging area (see attached Land Use Map). The proposed density is approximately 2.52 units per acre Low Density Residential land use category requires a density of 2.3-4 units/acre. The property is zoned a A-1, Agriculture District and guided for Low Density Residential and will connect to services. The expected zoning would be R-3 with an PUD overlay based on type of housing and lot configurations. Adjacent land use:
PLANNING COMMISSION REPORT Cloquet Island Estates Development March 8, 2018 Direction Land Use Plan Zoning Map Existing Use North Low Density Residential R-1(PUD) and P-R River Hills and Cloquet Overlook park. West Low Density Residential R-1(PUD) River Hills South LDR and Urban Reserve A-1 Single Family East LDR A-1 and R-E Single Family The Property has: Gross Site Area: 76.43 acres Existing Wetlands: 1.04 acres Collector Road ROW: 1.11 acres Final Net Developable: 74.28 acres The proposed concept plan includes a variety of lot sizes and widths. All lots are single family. There are 63 Villa units with 55-foot lot widths, 30 single family lots with widths of 72 feet, 76 lots with widths of 75 feet, and 18 lots with a width of 80 feet. The villa lots are located on opposite sides of the development, the North and South. The non-hoa single family lots are throughout the center of the development. The density is approximately 2.52 units/acre and meets the requirement for Low Density Residential according to the comprehensive plan. The Green way extends through the middle of the development. The majority of trees within the greenway appear to be conserved. City Codes 1002.15 requires developments adjacent or a part of the Greenway corridor go through PUD and are to follow the Conservation guidelines with the Conservation Subdivision chapter. The preliminary plat will require a detailed tree inventory and narrative describing how the PUD addresses the Conservation of the Greenway Corridor or improving upon corridor areas where possible. Development Breakdown: 187 units lots from 6,854 square feet to 16,861 square feet 55 wide lots (100 deep building pad): 29 lots 55 wide lots (70 deep building pad): 34 lots 72 wide Single-Family Lots: 30 lots 75 wide Single-Family lots: 76 lots 80 wide Single-Family lots: 18 lots The Villas will likely be maintained by an HOA. It should be noted that several parts of the development (predominately the north part) do impact the trees within the greenway corridor. BUILDING MATERIALS AND ARCHITECTURE: No additional information has been provided on elevations.
TREE PRESERVATION: PLANNING COMMISSION REPORT Cloquet Island Estates Development March 8, 2018 Reduce impact to Greenway Corridor where possible (i.e. Shorten Southwest cul-de-sac). LANDSCAPING: Parts of the greenway will be conserved. No landscaping plan required for Concept Plan Review. Each lot is required to have 8 inches DBH trees to be planted (2 trees are required in the front). SCREENING: R-3 zoning now required transition screening to adjacent existing neighborhoods. ENGINEERING CONSIDERATIONS: See the City Engineering memo for detailed review of engineering concerns. Coordination between De Mars and County is needed to provide for access to Dayton River Road. A traffic study is needed for this development. County Comments are also attached. Turning lane improvement will be needed at the access from Diamond Lake Road N, and the future access from Dayton River Road. PLANNING CONSIDERATIONS: The concept plan provides for a single-family development in a range of lot sizes with more diversity in lot sizes and product types to serve future residents and broader housing needs in Dayton. The proposed net density falls within the Low Density Residential density range. The PUD will allow for a master planned development approach and phased development plan. Staff recommends that additional public amenities (which improve greenway access and experience) be provided as part of the PUD focusing in areas that abut the greenway. Planning staff also recommends shortening the southwest cul-de-sac to conserve more of the greenway corridor. A landscaped buffer of 35 feet is required along Diamond Lake Road North on the south side of the project area. Staff recommends that a similar grand entrance and open space as River Hills to the west of the project area is implemented at the entrance from Diamond Lake Road North. Trail connections to adjacent development should be integrated into future plans. Summary of Recommendations 35-foot landscaped buffer required along Diamond Lake Road North. Include grand entrance and open space buffer similar to river hills development (remove at least the first lot in the south across from the pond) Trail along the north side of N. Dimaond Lake Road shall be provided. Additional public amenities should be included for the PUD (reduction of impact or improvement on Greenway Corridor where possible; ie trail connections) Shorten the southwest cul-de-sac in the south to reduce impact to Greenway Corridor. Ensure trail/sidewalk connections west into River Hills for the planned culvert crossing. Provided for a north/south trail connection internal in the site. 65 foot half ROW required abutting county roads for any future improvements.
PLANNING COMMISSION REPORT Cloquet Island Estates Development March 8, 2018 Access to Dayton River road requires better site lines (see County Comments citing AASHTO Green Book), Acquire access easements to ensure De Mars development uses the same Dayton River Road access (or purchase ROW). Must have full left and right-turns at both access points (CSAH 12, CSAH 144). ROLE OF PLANNING COMMISSION: The role of the Planning Commission is to review the concept plan and offer input and any desired changes or improvements. Please provide input on other desired elements for planning of the future PUD. The commission s comments will be forwarded to the City Council and used by the applicant as plans are revised and a preliminary plat is designed. As this is a concept plan comments are not binding nor are final decisions approved. Things to keep in mind and comment on the concept plan: Overall layout of the proposed development Access points and street and cul-de-sac design Screening/buffering and other transition to existing neighborhood Requirements for trails, connection to park and other existing trials Building Elevation expectations ATTACHMENTS: Location Map City Engineer Memo Hennepin County Comments Concept Plan
Pa rkw ay Site Location - Cloquet Island Estates River H i lls North Diamond Lake Road USGS The National Map: National Boundaries Dataset, National Elevation Dataset, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and National Transportation Dataset; U.S. Census Bureau - TIGER/Line; HERE Road Data Legend Cloquet Site Location 0 0.05 0.1 0.2 Miles ±
Plan Review Memo To: From: Tina Goodroad Jason Quisberg, Wenck Rowdy Schmidt, Wenck Steve Hegland, Wenck Date: February 26, 2018 Subject: Cloquet Island Estates Concept Plan Engineering Review Memo Exhibits: Cloquet Island Estates Concept Plan (11 sheets), dated 01/31/18, no revisions, prepared by Sathre-Bergquist, Inc. ALTA Land Title Survey (2 Sheets), Draft Dated 1/31/18 Comments: General: 1. Updated 2018 Dayton Detail Plates shall be included in plans. Plat: 2. In addition to standard lot easements, permanent easements for all City owned and/or maintained infrastructure (pipes, pond, wetlands, etc.) should be identified on the plat. Easement limits shall account for access to facilities as appropriate. 3. All common drainage swales and paths shall be located within a drainage and utility easement. During stormwater design, care shall be taken to locate these drainage paths as far from building pads as feasible. Erosion Control/SWPPP 4. Appropriate erosion control measures will be required throughout construction of improvements in the development. 5. Preparation of, and compliance with, a SWPPP will be required for construction. 6. The City will conduct weekly inspections, per the City s MS4 Stormwater Permit requirements, to verify compliance with the project SWPPP and NPDES permit. Grading: 7. During preliminary plat application, a complete grading plan shall be provided which includes proposed grades, proposed elevations at lot corners, identify and label all p:\planning and development projects\2018\18 11 (cloquet island estates)\reports\cloquet island estates concept plan plan review.docx
Tina Goodroad City of Dayton Cloquet Island Estates Concept February 26, 2018 EOF s, identify proposed grade of all drainage swales, and any other topographic information relevant to site design. 8. Maximum driveway slopes shall be no greater than 10% with minimum 2% drainage maintained throughout the development. Stormwater 9. A complete stormwater management plan shall be included in preliminary plat application. 10. Due to size of the proposed development, a complete stormwater application with the Elm Creek Watershed will be required. Watermain/Sanitary Sewer 11. Watermain stub from River Hills to the North of the site is 12. This 12 trunk line should be extended through the development site in accordance with comprehensive water plan. Exact location and routing to be coordinated with City Staff. 12. Coordinate with property owner to north on location of 12 stub to be extended. 13. Watermain at entrance should be connected to existing watermain along county road. This is the preferred connection to the watermain instead of the connection shown to the SE of the development. 14. Hydrant shown in middle of entrance, it is assumed this hydrant is existing and will be removed with development project. 15. Trunk sanitary sewer between MH-3 and MH-5 is approximately 30 deep between house pads. Housing pads within this area will not be allowed at that proximity to the trunk sewer. 16. Elevation of trunk sanitary sewer at SE of site shall be verified. Streets 17. Entrance locations being coordinated with County Staff. Access onto River Road will be reviewed and may be necessary to provide adequate access to development. 18. Though not labeled, streets appear to be 32 B-B with a 60 right of way which meets the requirements of the city. 19. Connectivity of streets to be further discussed with staff. It appears that site circulation would benefit from north/south oriented roadways to be connected. 20. Trail connections to site should be coordinated with city staff. It appears trails from River Hills may be better connected to site. End of Comments 2 P:\Planning and Development Projects\2018\18 11 (Cloquet Island Estates)\Reports\Cloquet Island Estates Concept Plan Plan Review.docx
From: To: Subject: Date: Tina Goodroad Alec Henderson FW: Cloquet Island Estates Wednesday, February 21, 2018 12:16:46 PM From: Jason D Gottfried [mailto:jason.gottfried@hennepin.us] Sent: Wednesday, February 14, 2018 3:06 PM To: Tina Goodroad <TGoodroad@cityofdaytonmn.com> Cc: Jason Quisberg <jquisberg@wenck.com> Subject: RE: Cloquet Island Estates Tina and Jason, Our plat review committee discussed the concept plan for Cloquet Island Estates yesterday (Feb 13) and offer the following thoughts: Access: It would be prudent for city and county staff to meet in the very near future to determine future access points between this development and the intersection of CSAH 12/CSAH 144. It is crucial to gain a clear understanding now of where all future access will need to be directed to ensure adequate internal connections with this and future redevelopment (This can be accomplished with a ghost platting we can work on together). The results would provide clear access guidance for all future adjacent redevelopment proposals. East side of CSAH 12 may ultimately need a frontage road here. Much like the River Hills Development we will be requiring full left and right-turns at both access points (CSAH 12, CSAH 144). Please submit turn lane concepts to HC staff for review. CSAH 144 Although, the proposed access along CSAH 144 is short of our preferred access spacing (1,320ft), we recognize the surrounding wetlands to the east limit access options here. This access would preferably be located as far to the east as possible without compromising the WB left-turn lane or the wetlands. Future internal connections to the east/se should be directed towards Berkshire Lane for the nearest intersection to the east. CSAH 12 Top priority here is demonstrating preferred sight distance (Citing AASHTO Green Book). Sight distance would appear to improve as its moved to the SE of where currently proposed. Regardless of access location, a future redevelopment of the DeMars property should be directed to this access as well (please obtain cross access easements). Purchase of ROW from the DeMars property may be necessary to accommodate a full WB left-turn lane. It is crucial for the development of these properties to work in concert as an access likely will need to be shared. Right-of-Way: Same with the River Hills development we are requesting a 65 half ROW section. This
would provide necessary space to accommodate turn lanes, and future roadway improvements yet to be determined. We request full dedication of the small triangle piece of excess ROW in the NE corner of the development (E of CSAH 12). This would provide for much needed additional ROW capacity for a future project(s). Bike/Ped: We strongly encourage direct, internal sidewalk/trail network connections to the planned culvert crossing of CSAH 12 in the River Hills development. We realize there will be a strong desire for residents to cross CSAH 12 to get to the planned regional trail along the river, and crossing locations will be minimal with the high speed and limited sight distance of CSAH 12. Traffic Study: As stated in the previous email below, we believe a traffic study would be appropriate for this development based on the criteria in the email below. In order to get a complete picture of future needs in the surrounding areas, we recommend including a 20 year forecast at 2% annual growth. Additionally, we have this section of CSAH 144 identified as a 2019 Overlay project. Ideally, turn lanes will be complete prior to the overlay (roughly Summer 2019). Please coordinate as necessary. Thank you for your coordination on this Tina and Jason. We are available to further discuss any of these items prior to/through platting. Jason Jason Gottfried Transportation Planner Hennepin County Office: 612-596-0394 Email: Jason.Gottfried@hennepin.us Hennepin County Public Works 1600 Prairie Drive Medina, MN 55340-3410 From: tgoodroad@cityofdaytonmn.com Sent: Monday, February 5, 2018 4:35 PM To: Jason D Gottfried <Jason.Gottfried@hennepin.us>
Subject: [External] RE: Cloquet Island Estates Thanks - yes next week is fine. Tina Goodroad, AICP City Administrator/Development Director City of Dayton 12260 S. Diamond Lake Road Dayton, MN 55327 Office: 763-421-3487 Cell: 763-614-8476 From: Jason D Gottfried [mailto:jason.gottfried@hennepin.us] Sent: Monday, February 05, 2018 3:58 PM To: Tina Goodroad <TGoodroad@cityofdaytonmn.com> Subject: RE: Cloquet Island Estates Thanks Tina. Yes, this is one we would expect to see a traffic study on. While we still have to formalize our guidelines on traffic studies, generally speaking, we use the following criteria to determine need for a study: generating approximately 750 or more vehicle trips per day. generating approximately 100 or more vehicle trips in any one hour period. if associated roadway traffic is increased by 30% or more. development will likely create a hazard to public safety. development traffic will substantially affect an intersection or roadway segment already identified as operating at an unacceptable level of service as determined by the County. Unfortunately I wont be able to add this as a plat review committee agenda item until next Tuesday (Feb 13). Would comments sometime next week still accommodate your timeline? Jason