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Home My WebLink About5K - Maple Glen 3rd Additon Final Plat MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: SEPTEMBER 15, 2008 5K 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. Historv 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 1002.206 (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 explained that the request 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 explained that the request was in response to the housing "down turn" lasting longer than expected. On March 17, 2008, the City Council approved Resolution 08-034, approving a third six-month extension of the Final Plat deadline to October 17, 2008. The Developer again explained that the request was again in response to the housing "down turn" lasting longer than expected. As a required condition of the resolution the developer has paid all administrative fees incurred by City Staff in the amount of $17,300. These fees will be deducted from the final development costs outlined in the Development Contract. On September 4, 2008 City Staff received the attached letter from the developer requesting an additional six month extension. The developer has www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 again indicated that the request is in response to the housing 'down turn' lasting longer than anticipated. If approved, the extended deadline would change from October 17,2008 to April 17, 2009. Current Circumstances Although the developer has received preliminary plat approval, a grading permit has not been issued. No work has begun on this site. ISSUES: 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 developer fails to meet this extended deadline, it still risks withdrawal of Council approval of the preliminary plat and would be required to resubmit an application for a preliminary plat approval. As part of the extension granted on March 17, 2008, the developer paid all of the $17,300 of City Administrative development costs incurred to date. The $17,300 will be deducted from the required development fees collected at the time of the Development Contract approval. FINANCIAL IMPACT: This action has no financial impact on the City. ALTERNATIVES: The City Council has three alternatives: 1. Adopt a resolution approving the request to extend the application deadline until April 17, 2009, 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. Re~l Frank BreS. itt Manager A motion and second adopting Resolution #08-xx approving, with conditions, an extension of the deadline for submittal of a final plat for Maple Glen 3rd Addition to April 17, 2009. RECOMMENDED MOTION: A RESOLUTION AUTHORIZING EXTENSION OF THE DEADLINE FOR SUBMITTAL OF A FINAL PLAT FOR MAPLE GLEN 3RD ADDITION UNTIL APRIL 17, 2009 WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, Motion By: Second By: The Prior Lake City Council adopted Resolution 06-057 on April 17, 2006, approving the preliminary plat known as Maple Glen 3rd Addition; and The Prior Lake City Council adopted Resolution 08-034 on March 17, 2008, extending the current deadline of the Maple Glen 3rd Addition final plat submittal to October 17, 2008; and 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 Tollefson Development, Inc., the developer, has submitted a request to extend the Final Plat application deadline to April 17, 2009; and 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 October 17, 2008 to April 17, 2009. 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. PASSED AND ADOPTED THIS 15TH DAY OF SEPTEMBER, 2008. I YES I HauQen I Hedberg I Erickson I LeMair I Millar NO HauQen Hedberg Erickson LeMair Millar Frank Boyles, City Manager www.cityQfpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 Developers . Land Investment . Property Managers September 4, 2008 City of Prior Lake City Hall Jeff Matzke, Planner 4646 Dakota Street SE Prior Lake, MN 55372 Maple Glen III 6-month extension of preliminary plat to April 17th , 2009 Dear Mr. Matzke: The purpose of this letter is to request from the City Council a 6-month extension ofthe Maple Glen III Preliminary Plat until Apri117thth, 2009. The current plat approval will run out October 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 are~s 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 exceptional Staff and City Council. We 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, ~.~=- - Matth4' Weiland, Vice President To1i;fs'~~ Development 20520 I<eol<uk Ave., Suite #200 . Lakeville, M N 55044 · Phone (952) 435-1010' FAX (952) 435-1020 Email -info@tdi-mn.com www.tdi-mn.com ~