HomeMy WebLinkAbout5F - Maple Glen 3rd Addition
MEETING DATE:
AGENDA#:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MARCH 17,2008
SF
JEFF MATZKE, PLANNER
CONSIDER APPROVAL OF A RESOLUTION EXTENDING THE DEADLINE
FOR SUBMITTAL OF A FINAL PLAT FOR MAPLE GLEN 3RD ADDITION
Introduction
The purpose of this agenda item is to consider a request by Tollefson
Development to extend the deadline for submittal of a final plat to be known as
Maple Glen 3rd Addition, located south of Trunk Highway 13 (Maple Glen 2nd
Addition), north of 180th Street, and west of Wedgewood Lane. This report
recommends approval of this request with specific conditions.
History
On April 17, 2006, the City Council approved Resolution 06-057, approving the
preliminary plat known as Maple Glen 3rd Addition. This project consists of 29
acres to be subdivided into 52 lots for single family dwellings.
Section 1006.206 (5) of the Subdivision Ordinance states the following:
Once a preliminary plat is approved by the City Council, the subdivider must
submit an application for a final plat within twelve (12) months after approval of
the preliminary plat. If an applicant fails to submit an application for a final plat
within the specified 12-month period, the preliminary plat shall be considered
void, unless a request for time extension is submitted in writing and approved
by the City Council at least 30 days prior to the expiration of the 12-month
period. Such extensions of time shall not exceed six (6) months.
On December 4, 2006, the City Council approved Resolution 06-203,
approving a six month extension of the Final Plat deadline to October 17,
2007. The developer indicated the extension was necessary "due to the
housing market 'down turn "'.
On October 1, 2007, the City Council approved Resolution 07-171, approving
an additional six month extension of the Final Plat deadline to April 17, 2008.
The developer indicated that the request was in response to the housing 'down
turn' lasting longer than anticipated.
On February 26, 2008, the Planning staff received the attached letter from the
developer requesting an additional six month extension. If approved, the
extended deadline would change from April 17, 2008 to October 17, 2008.
The developer has again indicated that the request is in response to the
housing 'down turn' lasting longer than anticipated.
Current Circumstances
Although the developer has received preliminary plat approval, a grading
permit has not been issued. No work has begun on this site.
www.cityofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
ISSUES:
FINANCIAL
IMPACT:
ALTERNATIVES:
The purpose of the application deadline is to keep the platting process moving
forward. The extension of this deadline will allow the developers to delay
further construction costs on this project until the housing market becomes
stronger. If the developers fail to meet this extended deadline, they still risk
withdrawal of Council approval of the preliminary plat and will be required to
resubmit an application for a preliminary plat approval.
City Staff supports the requested extension; however, staff has concerns
regarding the granting of multiple extensions exceeding one (1) year. As of
April 17, 2008 it will be 2 years since the original preliminary plat was approved
by the City Council. Particularly in light of the fact that the City Zoning Code is
in the process of being updated, lengthy extensions may create situations
where approved developments are in conflict with the Zoning Code revisions.
With multiple development projects experiencing substantial delays in the
platting process, City Staff has discussed the alternative of requesting escrows
to accommodate administrative costs earlier in the process rather than
collecting these fees entirely at the time the plat is recorded. Currently until
these administrative costs are paid as part of the development contract, the
City of Prior Lake must subsidize these expenditures from within the City's
budget (see attached example of outstanding expenditures). An escrow would
allow for a guarantee of the cost associated with the development up to that
point, while not increasing the overall costs to the developer. Thus far, the City
has carried the administrative development cost of $17,300 for the Maple Glen
3rd Development. As outlined in the condition below, the $17,300 will be
deducted from the required development fees collected at the time of the
Development Contract approval.
The Maple Glen 3rd Addition development fees will reflect the fee amounts that
are in effect at the time of final plat submittal.
This action has no financial impact on the City unless the project ultimately
fails to move forward without reimbursing the City its incurred costs to date as
recommended below.
The City Council has three alternatives:
1. Adopt a resolution approving the request to extend the application deadline
until October 17, 2008, with specified conditions or any conditions the City
Council deems appropriate.
2. Continue this item for specific information or reasons per City Council
discussion.
3. Deny the request and direct the staff to prepare a resolution denying the
requested extension.
Staff recommends Alternative #1 with the following conditions:
1. No tree removal or grading permit shall be considered until a complete
Final Plat application is received and City staff has determined, in
writing, the submittal is consistent with the City of Prior Lake
Subdivision Ordinance and Public Works Design Manual.
2. The developer shall submit payment of $17,300 for previously incurred
administrative development costs, which will be deducted from the final
development fees at the time of the approved Development Contract.
RECOMMENDED
MOTION:
A motion and second adopting Resolution #08-xx approving an extension of
the deadline for submittal of a final plat for Maple Glen 3rd Addition to October
17,2008.
A RESOLUTION AUTHORIZING EXTENSION OF THE DEADLINE FOR SUBMITTAL OF A FINAL
PLAT FOR MAPLE GLEN 3RD ADDITION UNTIL OCTOBER 17, 2008
Motion By:
Second By:
WHEREAS, The Prior Lake City Council adopted Resolution 06-057 on April 17, 2006, approving
the preliminary plat known as Maple Glen 3rd Addition; and
WHEREAS, The Prior Lake City Council adopted Resolution 07-203 on December 4, 2006,
extending the deadline of the Maple Glen 3rd Addition final plat submittal to October 17,
2007; and
WHEREAS, The Prior Lake City Council adopted Resolution 07-171 on October 1, 2007, extending
the deadline of the Maple Glen 3rd Addition final plat submittal to April 17, 2007; and
WHEREAS, Section 1002.206 (5) of the Subdivision Ordinance requires a subdivider to submit an
application for final plat approval within 12 months of approval of the preliminary plat, or
submit a request for an extension; and
WHEREAS, Tollefson Development, Inc., the developer, has submitted a request to additionally
extend the application deadline to October 17, 2008; and
WHEREAS, The City Council finds the extension of this deadline consistent with the intent of the
provisions of Section 1002.206 (5).
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The deadline for submittal of a final plat application for Maple Glen 3rd Addition is extended from
April 17, 2008 to October 17, 2008.
3. No tree removal or grading permit shall be considered until a complete Final Plat application is
received and City staff has determined, in writing, the submittal is consistent with the City of Prior
Lake Subdivision Ordinance and Public Works Design Manual.
4. The developer shall submit payment of $17,300 for previously incurred administrative development
costs, which will be deducted from the final development fees at the time of the approved
Development Contract.
PASSED AND ADOPTED THIS 17TH DAY OF MARCH, 2008.
YES NO
Haugen Haugen
Hedberg Hedbera
Erickson Erickson
LeMair LeMair
Millar Millar
Frank Boyles, City Manager
www\city.<D![il1"1.orlakeJcom....
Phone 952.447.9800 / Fax 952.447.4245
February 18, 2008
Developers . Land Investment . Property Managers
I~ ~ @ [E 0 \Y1 ~ ~
ill] FEB 2 6 2008 ~)
City of Prior Lake City Hall
Jane Kansier, Director of Planning and Bldg. Inspection
4646 Dakota Street SE
Prior Lake, MN 55372
8y_~
Maple Glen III 6-month extension of preliminary plat to October 17th, 2008
DeCif rils. Kansier:
The purpose of this letter is to request from the City Council a 6-month extension of the
Maple Glen III Preliminary Plat until October 17th, 2008. The current plat approval will
run out April 17th, 2008.
The reason for this request is purely due to the housing market "down turn." The turn
down has lasted longer than we had hoped for or anticipated. There is an abundance of
lot inventory and slow lot sales, not only with our projects in this area, but in other areas
of the City.
One can understand that when we were seeking approval for this project, the market was
more palatable for positive sales. It is burdensome for a successful company like
Tollefson Development, Inc. to construct a project and sit on it. It does not make
financial sense and is not healthy for us or the City.
We really are appreciative of the work and cooperation of the City staff and City Council
on all the projects we have developed in the City of Prior Lake. We own the property
that make up Maple Glen III, so will be developing as soon as is feasible. Again, we like
the community of Prior Lake with an ~YcertiC:\I1n! Staff and City Council. 'N;;. just need a
bit more time for the market to correct itself. In a sense, we do not want compete against
our other projects in Prior Lake.
Your positive recommendation and consideration for this request will be greatly
appreciated.
If you should have any questions, please do not hesitate to contact me.
Yours truly,
~ -~
~---M~tt~~ eiland, Vice President
Tollefson Development
20520 I<eokuk Ave., Suite #200 . Lakeville, MN 55044 · Phone (952) 435-1010. FAX (952) 435-1020
Email -info@tdi-mn.com
www.tdi-mn.com
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