HomeMy WebLinkAbout10A - Hickory Shores
MEETING DATE:
AGENDA #:
PREPARED BY:
PRESENTER:
AGENDA ITEM:
DISCUSSION:
4646 Dakota Street SE
Prior Lake. MN 55372
CITY COUNCIL AGENDA REPORT
SEPTEMBER 20,2010
10A
JEFF MATZKE, PLANNER
JEFF MATZKE
CONSIDER APPROVAL OF RESOLUTIONS FOR AN AMENDMENT TO A
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN AND A PRELIMINARY
PLAT KNOWN AS HICKORY SHORES
Introduction
K Hovnanian Homes has applied to amend the original Planned Unit Development
(PUD) and Preliminary Plat of Hickory Shores. The property is located at on the
south side of TH 13 and north and west of Crystal Lake and Rice Lake. The original
development plan calls for a residential development consisting of 80 single family
homes and 38 townhouses, along with parks and a trail on a total of 80 acres. The
proposed plan changes would increase the number of single family homes sites to
82, while maintaining the 38 town home lots. The application includes the following
requests:
. Approve an Amendment to a Planned Unit Development Plan
. Approve an Amended Preliminary Plat.
Historv
Originally proposed for development by Tollefson Development, the City Council
approved the Final Plat and Planned Unit Development for this subdivision on
August 21, 2006. Since that time, the development has gone through foreclosure
proceedings and is currently a bank-owned project.
The Planning Commission held a public hearing for this item on September 13,
2010. The meeting minutes from the public hearing are attached for your reference.
Many residents from within the Hickory Shores Development and adjacent
subdivisions were present to listen to the proposed changes to the PUD. Among the
comments raised by the residents at the public hearing were the following:
. Understanding about market changes in the past few years in relation to sale of
detached vs. attached town home units and the developer's request to change
the town home product style
. Concerns in regards to the proposed architectural standards of proposed
detached townhomes and single family lots and how possible differences may
impact the values of their properties
. Concerns about possible tree screening between the Hickory Shores detached
town homes and the Heritage Landing attached townhomes (development to the
east of Hickory Shores)
. Encouraged by the possibility of increased building activity within the
development once again
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· Request for future communication between residents and K Hovnanian in
relation to homeowners association changes and architectural styles for the
homes
Current Circumstances
Section 1106.400 of the Zoning ordinance lists the types of uses and standards
allowed under a PUD. These are:
(1) Variety: Within a comprehensive site design concept a mixture of land uses,
housing types and densities.
(2) Sensitivity: Through the departure from the strict application of required
setbacks, yard areas, lot sizes, minimum house sizes, minimum requirements,
and other performance standards associated with traditional zoning, planned
unit development can maximize the development potential of land while
remaining sensitive to its unique and valuable natural characteristics.
(3) Efficiency: The consolidation of areas for recreation and reductions in street
lengths and other utility-related expenses.
(4) Density Transfer: The project density may be clustered, basing density on
number of units per acre versus specific lot dimensions.
(5) District Integration: The combination of uses which are allowed in separate
zoning districts, such as:
a. Mixed residential allows both densities and unit types to be varied
within the project.
b, Mixed residential with increased density acknowledging the greater
sensitivity of PUD projects, regulation provides increased density
on the property if a PUD is utilized.
c. Mixed land uses with the integration of compatible land uses within
the project.
The PUD provisions offer maximum flexibility in many areas, some of which include
such aspects as setbacks, building heights, and densities. The developer is
requesting modifications to the minimum lot areas for the single family lots, as well
as building setbacks for the proposed detached town homes.
The following paragraphs outline the physical characteristics of the existing site, the
Comprehensive Plan and zoning designations, and a description of some of the
specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 80 acres. The net site area (gross land
area less existing right-of-way, wetlands and bluffs) is 67.62 acres.
TODoaraDhv: This site has a varied topography, with elevations ranging from 998'
MSL at its highest point to 943' MSL at its lowest point. The site also includes 2.97
acres of bluffs. These steep slopes are located along the north shore of Rice Lake
and the south shore of Crystal Lake.
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Veaetation: Historically, much of the site has been used for agricultural purposes;
however, the majority of the site is wooded. The project is subject to the Tree
Preservation requirements of the Zoning Ordinance.
Wetlands: There are several wetlands on this site. Wetlands encompass
approximately 9.12 acres of the site area.
Access: Access to the site is from 170th Street, off of TH 13 and Village Lake Drive.
2030 Comorehensive Plan Desianation: This property is designated for Urban
Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zonina: The site is presently zoned PUD (Planned Unit Development).
Shoreland: This property is also located within the Shoreland District for Rice Lake
and Crystal Lake, both Natural Environment Lakes. As such, the property is subject
to the Shoreland PUD requirements listed in Section 1104 of the Zoning Ordinance.
PROPOSED PLAN:
K Hovnanian is proposing modifications to the Approved Preliminary Plat and PUD
in two distinct areas - the existing platted town home lots and the unplatted 2nd
Addition single family lots. The changes to the approved plans are as follows:
TOWNHOME LOTS:
Lots: Currently one 4-unit attached townhome is constructed on Kennett Curve
while the remaining 34 lots are vacant. K Hovnanian is proposing to replace the
approved attached town home design with a detached 2-story town home model on
the remaining vacant lots. This would not require re-platting of the individual
property lines since the detached units would be smaller in size (1,750-2,100 sq. ft)
than the original attached units. The developer proposes separate driveways for the
majority of the units (lots 11-14 will require a shared driveway).
Setbacks: The typical residential required and proposed setbacks for the detached
town homes are shown on the following table:
Townhouse Setbacks Typical Originally
Requirement Approved Proposed
Front (private street) 25' from back of curb 25' 25'
Front (from public street) 25' from ROW line 25' 25'
I Interior Side 0' 0' 5'
I Exterior Side 0' 0' 3'
Cantilever Setback 0' NA 2' interior /
Encroachments 2' exterior*
Window Well Setback 0' NA 4' interior /
Encroachments 2' exterior*
I Lakeshore (OHW) 150' 150' 150'
*a minimum 3 ft. will be maintained between all encroachments on adjacent lots.
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Imoervious Surface: The amount of impervious surface approved with the original
attached townhome design was 150,924 sq. ft. for the buildings and driveways. The
developer's plan proposes to reduce this amount to a total of 120,417 sq. ft. for the
buildings and driveways (a reduction of approximately 20% impervious surface).
SINGLE FA MIL Y LOTS (2nd & 3rd AdditionsJ
Lots: The 2nd phase of the Hickory Shores Development currently remains
unplatted and designated as Outlot A. K Hovnanian Homes proposes a change in
the number of lots and minimum lot size in the 2nd Addition. The originally approved
preliminary plat indicates a total of 43 lots within the 2nd Addition of Hickory Shores.
The proposed preliminary plat from K Hovnanian identifies a total of 45 lots (42 to be
constructed in the 2nd Addition and three lots to be constructed in the 3rd Addition
with the removal of the temporary storm water ponding). The originally approved
minimum and average lot sizes within the 2nd Addition of Hickory Shores were
12,600 sq. ft. and 17,377 sq. ft. K Hovnanian is proposing to change the lot area
minimum and average lot size for the 2nd Addition (and 3rd Addition) to 11,419 sq. ft.
and 16,053 sq. ft. respectively. An impact to the lot areas has occurred as a result
of changes in the City's storm water requirements. Storm water utility lines are now
required to be in City-owned Outlots (Outlots A, 8, C, D) where as in 2006 these
utility lines and trails would be placed within easements on private property. The
result of this requirement change directly impacts the minimum and average lot
sizes of the 2nd Addition, since the original preliminary plat included the storm water
easement areas within the private lot areas.
Densitv: Density of the development is based on the net area of the site, which is
20.03 acres. There are a total of 45 units proposed in the 2nd and 3rd Addition, for a
density of 2.25 units per acre. This is consistent with the density in the R-1 district.
Density is also restricted by the Shoreland District. The maximum density permitted
is based on the net area of each tier divided by the minimum lot area. The permitted
and proposed density for the entire Hickory Shores Development is identified in the
following table:
Permitted
Density
(# Units)
I Shoreland District Tier 1 82
I Shoreland District Tier 2 41
I Shoreland District Tier 3 13
I Shoreland District Tier 4 1
I TOTAL 137
*(includes 7 units outside of Shoreland District)
Original
Approved Density
(# Units)
70
31
8
8*
118
Proposed
Density
(# units)
67
37
8
8*
120
Parks: Parks are another component of this proposal and will remain unchanged
from the original connection plans. The plan includes 27.44 acres of total land
dedicated to the City. Of this land, 15.53 acres are located along the shoreline. The
remaining 11.25 acres is located on the west side of the site. This area is part of a
significant wetland complex, which will be preserved as a natural area as a result of
this dedication.
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Streets/Sanitarv Sewer/Water Mains/Storm Sewer: All public improvements for
the platted 151 Addition of Hickory Shores have been installed. For the proposed 2nd
and 3rd Addition, the location and design of streets, sanitary sewer, and water mains
will remain unchanged from the originally approved 2006 design.
In relation to the storm water improvements in the 2nd and 3rd Addition, the original
developer of Hickory Shores and the developer for the once proposed Golden Pond
development (the property to the south of Hickory Shores) were working together to
direct the majority of the storm water to a large proposed pond on the Golden Pond
property. Since the time of the original preliminary plat approvals for the Hickory
Shores and Golden Pond developments, both developments have gone through
foreclosure proceedings and the Golden Pond plat has expired. As a result, K
Hovnanian is proposing to address the necessary ponding requirement within the
Hickory Shores property. This proposal includes a temporary storm water pond at
the southern end Turner Drive. The temporary pond would be removed at the time
of the platting of the Golden Pond development so that Turner Drive along with
sanitary, water, and storm water utilities could be extended into the Golden Pond
development. At that time in the future, the remaining 3 single family lots for the 3rd
Addition could be platted in place of the storm water pond.
It's anticipated that the storm water ponding will not be constructed until a later time
when the final plat of the 2nd Addition takes place. It is the desire of City staff that K
Hovnanian and the bank that currently owns the Golden Pond site work together to
recreate a joint ponding situation. Both entities are communicating in the hopes of
working out these details to achieve one collective ponding area.
Buildina Stvles: The plan proposes single family homes. Only conceptual plans
have been submitted. The developer's narrative states the homes will be two-story
buildings of approximately 1900-2900 sq. ft with 3-car garages.
Setbacks: The required and proposed setbacks for this development are shown on
the following table:
I Single Family Setbacks
I Front (from public street)
I Side
I Rear
I Lakeshore (OHW)
I Bluff (top of bluff)
Typical Required
25' from ROW line
10'
25'
150'
25'
Proposed
25'
10'
25'
150'
25' minimum
The setback from the top of bluff is maximized by the location of property lines and
placement of conservation easements.
Imoervious Surface: The maximum impervious surface allowed in the Shoreland
District is 30% of the lot area above the OHW. The proposed development meets
this overall 30% requirement. The following table identifies the proposed impervious
surface for this development.
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Tier
1
2
3
4
Overall
Originally
Approved
22.3%
24.9%
14.2%
17.5%
21.9%
Proposed
21.8%
28.7%
12.5%
14.6%
22.4%
Shoreland Ooen Soace Reauirements: The Shoreland ordinance requires at
least 50% of the total project area, or 39.98 acres, within this PUD be preserved as
open space. The originally approved PUD proposal included 40.07 acres of open
space (50.09%) including wetlands, parks, and common open space. The proposed
amended PUD would increase this open space area to 42.7 acres (53.33%). The
conservation easement area will be delineated by fences and signage.
In addition, the Shoreland PUD ordinance also requires that 70% of the shore
impact zone (50% of the setback from the OHW) be preserved in its natural state.
In this case, there is a minimum 50' wide buffer located around Crystal Lake and
Rice Lake. This area meets this requirement.
Tree ReolacemenULandscaoina: There are many significant trees on the site.
The original tree inventory identified 34,536 significant caliper inches of trees on the
site. Up to 35% of the significant caliper inches may be removed for house pads
and driveways. Any removal above these amounts requires tree replacement at a
rate of Ii caliper inch for each inch removed.
The majority of the tree replacement and landscaping of the site has been
completed by the previous developer/bank owner. Remaining tree
replacement/landscaping under the originally approved plans include front yard
trees to be installed for each lot at the time of individual lot construction and a line of
50 trees in the rear yards of lots on Hickory Circle and along Turner Drive in the 2nd
Addition.
The developer is also proposing to remove trees within Outlots A, B, C, and D for
installation of necessary storm water pipes. While these utility lines are required for
the development and tree replacement is not required for installation of public
utilities within dedicated public property, staff is currently working with the developer
in order to minimize the number of additional tree removal impacts in these areas.
Phasina: The developer would expect to begin construction of the remaining 1st
Addition lots immediately. In relation to the 2nd and 3rd Additions, the developer
expects to complete the project in two phases, possibly beginning construction of
the 2nd Addition in late 2011.
Fees and Assessment: The 2nd and 3rd Addition of this development will be
subject to the standard development fees which will be collected at the time of final
plat. The amendment change to the townhome portion would not required additional
development fees as these fees were paid in 2006 with the final plat of the 1st
Addition.
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ISSUES:
K Hovnanian Homes has met with City staff many times to address the proposed
changes to the PUD and ways to maintain the core of the originally approved plan of
the Hickory Shores Development. The detached town home design will reduce the
overall impervious surface of this area by nearly 20%, while maintaining the same
number of lots and lot areas.
Staff also recognizes that the changes made between 2006 and today in relation to
the City's storm water requirements for platting and the need for the temporary
pond, do have a direct impact on the overall lot number and lot sizes within the
proposed 2nd Addition. Furthermore, the developer proposes to not only maintain
the existing park and trail system within the development but has also proposed an
increase to the amount of overall open space within the development. Therefore,
staff believes the proposed PUD changes to the original Hickory Shores
Development appear appropriate. The Planning Commission and staff recommend
approval of the PUD Amendment and Preliminary Plat subject to the following listed
conditions:
1. The developer must obtain the required permits from any other state or local
agency prior to any work on the site.
2. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated August 31,
2010. All grading, hydrology and storm water issues must be addressed prior to
any grading on the site.
3. Revise the plans to address all of the CDNR comments in the memorandum
dated September 8, 2010.
4. Revise the plans to reflect no tree removal in the existing conservation
easement area.
5. Prior to Final Plat of the 2nd Addition the developer must provide a copy of the
conservation easements, along with detailed specifications of how this area will
be delineated on the site.
6. As part of the final PUD plan, provide a table which will enable staff to track the
impervious surface on the site. Overall impervious surface may not exceed the
percentages shown on the plans.
7. As part of the park development, the developer is responsible for any grading,
topsoil, turf establishment and construction of the trails to the specifications
provided by the City.
8. The developer must submit a Letter of Credit in an amount equal to 125% of the
cost of the required replacement trees which have yet to be installed.
FINANCIAL
IMPACT:
Approval of this amendment to the Planned Unit Development may assist in
facilitating the construction of new dwelling units, which will contribute to the City's
tax base.
ALTERNATIVES: The City Council has the following alternatives:
1. Adopt a resolution with conditions approving the amended final PUD Plan for
Hickory Shores and adopt a resolution approving the amended Preliminary Plat
for this development subject to the listed conditions, with the finding that the
amended preliminary plat is consistent with the intent and purpose of the Zoning
and Subdivision Ordinances.
2. Deny the PUD Amendment and the Preliminary Plat on the basis they are
inconsistent with the purpose and intent of the Zoning and Subdivision
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Ordinances and/or the Comprehensive Plan. In this case, the Council should
direct the staff to prepare a resolution with findings of fact based in the record
for the denial of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED Two separate motions are required:
MOTION:
1. A motion and second to adopt a resolution approving the amendment to the final
PUD Plan for Hickory Shores, subject to the listed conditions.
2. A motion and second adopting a resolution approving an amended Preliminary
Plat known as Hickory Shores, subject to the listed conditions.
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4646 Dakota Street SE
Prior Lake. MN 55372
RESOLUTION 10-xxx
A RESOLUTION TO APPROVE AN AMENDMENT TO THE PLANNED UNIT DEVELOPMENT (PUD)
FINAL PLAN KNOWN AS HICKORY SHORES
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
Motion By:
Second By:
K Hovnanian Homes has submitted an application for an amendment to the Planned Unit
Development Final Plan known as Hickory Shores; and
The proposed amendment is a "major amendment" for administrative and procedural
purposes; and
The Prior Lake Planning Commission considered the proposed amendment to the Final
PUD Plan on September 13,2010; and
The Planning Commission found the amendment to the Final PUD Plan to be consistent
with the purpose of a PUD and in substantial compliance with the approved preliminary
plan and recommended approval of the Final PUD Plan; and
The Prior Lake City Council considered the proposed Final PUD Plan on September 20,
2010; and
The City Council finds the Final PUD Plan in substantial compliance with the approved
Preliminary PUD Plan; and
The City Council finds the PUD Final Plan is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
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 Amended Planned Unit Development Final Plan is hereby approved subject to the following
conditions:
a. The developer must obtain the required permits from any other state or local agency prior
to any work on the site.
b. Revise the plans to address all of the Engineering comments in the memorandum from
Assistant City Engineer Larry Poppler dated August 3'1, 2010. All grading, hydrology and
storm water issues must be addressed prior to any grading on the site.
c. Revise the plans to address all of the CDNR comments in the memorandum dated
September 8, 2010.
d. Revise the plans to reflect no tree removal in the existing conservation easement area.
R\Council\2010 ,lIgenda Reports\09 20 10\HiCkory Shores cc PUD Amend resollltion,doc
e. Prior to Final Plat of the 2nd Addition the developer must provide a copy of the conservation
easements, along with detailed specifications of how this area will be delineated on the
site.
f. As part of the final PUD plan, provide a table which will enable staff to track the impervious
surface on the site. Overall impervious surface may not exceed the percentages shown on
the plans.
g. As part of the park development, the developer is responsible for any grading, topsoil, turf
establishment and construction of the trails to the specifications provided by the City.
h. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees which have yet to be installed.
PASSED AND ADOPTED THIS 20th DAY OF SEPTEMBER, 2010.
YES
NO
I Myser
I Erickson
I Hedberg
I Keenev
I Millar
Myser
Erickson
Hedberg
Keenev
Millar
Frank Boyles, City Manager
R\Coll ncil\20 1 0 Agenda Reports\09 20 10\Hdory Shores cc PUD !\.rnend resollltion.doc
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4646 Dakota Street SE
Prior Lake. MN 55372
RESOLUTION 1 Q-xxx
A RESOLUTION APPROVING THE AMENDED PRELIMINARY PLAT OF "HICKORY SHORES"
SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
Motion By:
Second By:
The Prior Lake Planning Commission conducted a public hearing on September 13, 2010
to consider an application from K Hovnanian Homes to amend the preliminary plat of
Hickory Shores; and
Notice of the public hearing on said preliminary plat has been duly published and posted
in accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and
All persons interested in the proposed amendment to the preliminary plat were afforded
the opportunity to present their views and objections related to the amended preliminary
plat of "Hickory Shores" for the record at the public hearing conducted by the Planning
Commission; and
The Planning Commission and City Council have reviewed the amended preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said amended preliminary plat to be consistent with the provisions
of said ordinances; and
The Prior Lake City Council considered an application for an amended preliminary plat
approval of Hickory Shores on September 20, 2010; and
The City Council has the authority to impose reasonable conditions on an amended
preliminary plat.
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 Amended Preliminary Plat is hereby approved subject to the following conditions:
a. The developer must obtain the required permits from any other state or local agency prior
to any work on the site.
b. Revise the plans to address all of the Engineering comments in the memorandum from
Assistant City Engineer Larry Poppler dated August 31, 2010. All grading, hydrology and
storm water issues must be addressed prior to any grading on the site.
c. Revise the plans to address all of the CDNR comments in the memorandum dated
September 8,2010.
d. Revise the plans to reflect no tree removal in the existing conservation easement area.
R\Collncil\2010 Agenda Reports\09 20 10\HlCkory Shores cc Prelim Piat resollltiondoc
e. Prior to Final Plat of the 2nd Addition the developer must provide a copy of the conservation
easements, along with detailed specifications of how this area will be delineated on the
site.
f. As part of the final PUD plan, provide a table which will enable staff to track the impervious
surface on the site. Overall impervious surface may not exceed the percentages shown on
the plans.
g. As part of the park development, the developer is responsible for any grading, topsoil, turf
establishment and construction of the trails to the specifications provided by the City.
h. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees which have yet to be installed.
PASSED AND ADOPTED THIS 20th DAY OF SEPTEMBER, 2010.
YES
NO
I Myser
I Erickson
I Hedberg
I Keeney
I Millar
Myser
Erickson
Hedberg
Keeney
Millar
Frank Boyles, City Manager
R\Collncil\2010 Agenda Reports\09 20 10\H:ckory Shores cc Prelim Plat reso!utiondoc
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Planning Commission Meeting Minutes
September 13. 2010
PLANNING COMMISSION MINUTES
MONDAY, SEPTEMBER 13,2010
1. Call to Order:
Commissioner Fleming called the September 13, 2010, Planning Commission meeting to order at 6:04
p.m. Those present were Commissioners Billington, Howley, and Fleming, Community Development
Director Danette Parr, Assistant City Engineer Larry Poppler, Planner Jeff Matzke, and Development
Services Assistant Joe Sortland. Commissioners Ringstad and Perez were absent.
2. Approval of Minutes:
The Minutes from the August 9, 2010, Planning Commission meeting were approved as presented.
3. Public Hearing:
A. PUBLIC HEARING TO CONSIDER AN AMENDMENT TO SECTION 1102.1103(5) OF THE
CITY ZONING ORDINANCE TO RESTAURANTS AND CLUBS AND LODGES WITH LIQUOR
IN THE "C-2" (GENERAL BUSINESS DISTRICT).
CDNR Director Danette Parr stated it would be beneficial for the entire Planning Commission be
present for such a text amendment. Parr requested that the Ordinance Amendment be pulled from
agenda until a meeting when more Planning Commissioners are present.
Parr stated that the notice for the ordinance amendment was properly published in the Prior Lake
American. Though it is not required, residents within 100 feet from the C-2 General Business
Commercial Zoning District will be notified for the upcoming meeting.
Billington moved to move the meeting until September 27,2010.
Howley asked if any audience members would like to comment on the motion to move the ordinance
amendment. No comments were received.
A MOTION WAS MADE BY BILLINGTON AND SECONDED BY HOWLEY TO MOVE THE PUBLIC
HEARING TO CONSIDER AN AMENDMENT TO SECTION 1102.1103(5) OF THE CITY ZONING
ORDINANCE TO RESTAURANTS AND CLUBS AND LODGES WITH LIQUOR IN THE "C-2"
(GENERAL BUSINESS DISTRICT) UNTIL SEPTEMBER 27,2010.
VOTE: Ayes by Billington, Howley and Fleming. The motion carried.
B. PUBLIC HEARING TO CONSIDER AMENDMENT TO THE HICKORY SHORES PUD AND
PRELIMINARY PLAT
Matzke and Poppler presented the request for an amendment to the Planned Unit Development and
Preliminary Plat for the Hickory Shores subdivision. The amendment to the Planned Unit Development
for 1 st Addition would allow detached single family homes rather than attached townhomes. The
Preliminary Plat for the 2nd and 3rd Additions would increase the number of single family lots from the
previously approved 43 lots to 45 lots.
LllO FILES\IO PLANNING COMMISSION\IO MINUTES\MN091310.doc
Planning Commission Meeting Minutes
September 13. 2010
Questions by the Commissioners:
Howley asked if any neighborhood parks are proposed.
Matzke answered that there is an existing park, Heritage Park, nearby and the future Golden Pond
Property would have a future park.
Howley asked if there should be two motions: one for the PUD Amendment and one for the Preliminary
Plat.
Matzke agreed that there should be two motions.
Howley asked if we should consider the request until after K. Hovnanian owns the land, as it is
currently owned by the bank.
Matzke answered that the developer currently has an agreement with the property owner (bank)
pending the approval of the PUD and Preliminary Plat amendments.
Howley asked if access to three undeveloped properties near the subdivision has been taken into
consideration, should the undeveloped properties be developed in the future.
Poppler answered that inner-connectivity with the neighboring lots was not taken into consideration.
Howley asked if the three lots on the south side of the subdivision will be served with utilities, or if
utilities will not be constructed until the lots are developed.
Poppler answered that the utilities will be extended when the three south lots are developed.
Howley asked if the city is burdening the property to the south, in regards to stormwater being
temporarily located with a temporary pond in Outlot A.
Poppler answered that during the planning of the future Golden Pond Property, stormwater ponds will
be discussed and thoroughly planned.
Howley commented that the wetland buffer should be in an easement, or buffers should be located in
Outlots, due to the city doing this for stormwater management. The city should consider using
conservation easements for stormwater management.
Billington asked if Matzke has met with the Heritage Landing Townhome residents regarding the
project.
Matzke answered that he has had a few telephone conversations with the residents of the Heritage
Landing Townhome Association. They were notified as part of the required public notice process which
notifies property owners within 500' of the development.
Billington asked about the tree buffer mentioned in the letter from Heritage Landing Townhome
Association.
Matzke said he did not speak with the author of the letter specifically regarding the tree buffer.
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Planning Commission Meeting Minutes
September 13, 2010
A MOTION WAS MADE BY BILLINGTON AND SECONDED BY HOWLEY TO OPEN THE PUBLIC
HEARING.
VOTE: Ayes by Billington, Howley and Fleming. The motion carried.
The Public Hearing began at 6:41 p.m.
Comments from the Public:
Kevin Clark, Vice President of K. Hovnanian Homes, 7615 Smetana Lane, Eden Prairie, spoke on
behalf on K. Hovnanian Homes. Clark presented a short history on the K Hovnanian Homes company.
Clark acknowledged that because the subdivision was originally planned with the proposed Golden
Ponds subdivision to the south being constructed concurrently, there are still issues which need to be
solved, such as the final layout of the stormwater ponds. Adjustments were made to the lots of Hickory
Shores in an effort to accommodate the outlots.
Due to conditions changing, and the new pipeline plan, changes were required for the plat.
The construction timeline anticipates completing units for the spring home preview of 2011. The
development of the second addition will be driven by the sales response.
Clark answered Howley's question in regards to the bank/developer ownership. The developer wants
to make sure that the plans they are intending to use can be approved, prior to ownership of the land.
The agreement with the bank is contingent on the approval of their proposed requests before the City.
In the 1 st Addition, the townhome area, Clark met with the homeowners last week to discuss the current
and future Homeowners Association (HOA). The developer would require approval of the HOA to
amend the PUD for the first phase. Common area surrounds the units, known as Lot 39. The
developer may be proposing two classes of membership for the HOA. A general insurance policy
would be wanted for the town home owners to protect the common interest.
The proposed homes in the town home section would be two stories with two car garages known as the
Woodland Series, ranging in square footage from 1,748- to 2,120. Base prices would be starting at
$218,000 - $243,000, with a final average price of $250,000. There are 144 variations being proposed
with maintenance-free exteriors consisting of siding, brick, stone, and other accents. They would be
homeowner maintained and not maintained by an association. The proposed homes would have
altering architectural features and elevations.
The proposed homes on the single family lots in the central and southern areas of the development
would consist of the Lakeland Series of models. These models are two story homes with three-four car
garages Additional options would include choices for increased exterior and interior enhancements
such as additional brick and stone exteriors and landscape packages. These homes range from 2,290-
3,220 square feet. Base prices for the homes may range from $285,000 - $345,000 with an average
final price of $350,000.
Clark answered that the reason the PUD Amendment and Preliminary Plat are being requested
together is because the seller's agreement required K. Hovnanian to purchase all three of the phases,
hence the combination of the requests.
Clark explained that the reason for the lot adjustment was a result of the platting of the temporary pond.
Collaboration with the Golden Pond property owner may allow for a joint pond venture rather than the
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Planning Commission Meeting Minutes
September 13, 2010
designed temporary pond but the temporary pond provides a short term option to handle the storm
water. The three final "ghost lots" in the 3rd Addition on the south side of the subdivision will be
developed contingent on the economy and timing of lot sales.
Billington asked Clark what his opinion is regarding the neighboring properties.
Clark answered that this has been the number one question from the beginning because they are
proposing something different. It would be neutral, at worse, for new housing stock to be developed
next door to the existing homeowners. He feels that what is being proposed is appropriate and safe for
the marketplace. Building out the community, with housing stock that will appreciate, will be beneficial
for the community and existing homes. He acknowledged that the homes will be costing less than what
is for sale in the Heritage Landing subdivision, but that the square footage of the attached Heritage
Landing townhomes is greater than K Hovnanian's proposed detached townhomes and therefore
comparable home values between the two types of units may not be appropriate.
Fleming asked Clark if he feels K. Hovnanian addressed the concerns of the Heritage Landing.
Clark clarified that he met with the homeowners of the Hickory Shores townhomes, not Heritage
Landing, and he did not see the letter from Heritage Landing until this morning, so he had not had time
to contact Heritage Landing. Clark explained that a number of existing trees were preserved between
the development and he feels that the existing buffer is appropriate.
Fleming asked if Clark would be open to dialogue with the Heritage Landing owners.
Clark responded that he would be open to dialogue.
Mike Scott, 4025 Heritage Lane, agrees with Clark that developing and attempting to revitalize
Hickory Shores is important. He disagrees that the landscape buffer is substantial. Scott requested
that more substantial separation between Hickory Shores and Heritage Landing be provided. He also
asked what the setbacks and re-grading would be like.
Matzke answered that the setbacks would remain the same. Because the property lines for the
townhomes will not change, the townhomes will not be getting closer than what was originally
approved.
Poppler explained that the re-grading will not be significantly different. The location of a retaining wall
that had originally been approved will be altered.
Scott asked if the water flow will be directed toward Heritage Landing.
Poppler answered the water flow direction will not be altered from what was originally approved.
Scott explained that he works in development and that he understands the predicament of K.
Hovnanian, but would request that the landscape buffer between Heritage Landing and Hickory Shores
be improved.
Kate Leslie, 4045 Heritage Lane, said that she lives along the tree line. The tree cover that they
originally had previous to the development of Hickory Shores has been reduced, and it no longer is
appealing. She said that the proposed townhomes are taller than what they originally were expecting,
instead of the ramblers which were originally approved. She said the Heritage Landing home prices
have been affected by the downturn in the economy, but they would appreciate an improved landscape
buffer.
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Planning Commission Meeting Minutes
September 13. 2010
Frank Fertal, 3911 O'Brien Court, stated that he welcomes the new building. He stated that when
they purchased their home, they were advertised as premier homes. He had concerns regarding the
homeowner's association, and he does not know what will happen in respect to the single family
homes. The original builder failed to maintain the original landscaping, and is wondering would will
happen to the common areas when K. Hovnanian takes over ownership. He understands that the
economy has suffered, but he is concerned about the architectural standards and the quality of the
proposed homes.
Heather Pilakowski, 3929 O'Brien Court, stated that she was frustrated by the lack of communication
with the proposed future developer. She has concerns regarding the architectural standards, and
recognizes that they paid more for the existing homes than the homes are worth today. It took a while
for the original builder to install the amenities, and she hopes that the quality of the homes will be taken
into consideration.
Connie Roesler, 17059 Kennett Curve, is one of the town home owners in Hickory Shores 1 st Addition.
She met with Kevin Clark and K Hovnanian last week and appreciated their communication. She
stated that they bought their town home as a foreclosure property and received a discount on the price
accordingly; however, they expected a townhouse community when they purchased their townhome.
She believes that her townhome will look significantly different when the single family units are
constructed, and is concerned that they will face difficulty in the future when they attempt to sell the
townhome. She is also concerned about the future of the homeowners association.
Julian Davis, 4057 Heritage Lane, will be a future homeowner in Heritage Shores. He welcomes that
additional building will occur as a result of the proposed amendments. He is concerned that the
changes being proposed will affect the price of square footage. He asked if the homeowners in the
development will maintain the road. Davis said that the traffic flow into the area may be a concern. He
asked if traffic control has been given consideration when reviewing the requests. He asked if the
builder has the financial leverage to undertake the project. He said it may be beneficial for the
developer hold a meeting with the residents in the Heritage Landing development.
A MOTION WAS MADE BY BILLINGTON AND SECONDED BY HOWLEY TO CLOSE THE PUBLIC
HEARING.
VOTE: Ayes by Fleming, Billington and Howley. The motion carried.
The public hearing closed at 7:37 p.m.
Commissioner Comments and Questions:
Howley asked if the townhomes were designed to have shared driveways.
Matzke answered that the townhomes will all be front-loading garages, and that the majority of the
driveways will be independent, separate driveways.
Howley asked about the limited grading which will occur, and if any of the mature trees in that region
will be removed during grading.
Matzke answered that the mature trees will not be affected by the proposed grading. Replacement
trees, which are not mature, may be affected and removed during the grading, but will be replaced.
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Planning Commission Meeting Minutes
September 13. 2010
Howley stated that the change in the development will not be any different, from a landscape buffer
aspect, than what was originally approved. He believes that the developer should be able to appease
the neighboring residents by planting several more trees.
Howley asked Kevin Clark if the smaller town homes would be constructed in the large home areas.
Clark answered that they will only be building the small detached homes where attached town homes
were approved. K. Hovnanian will be constructing the homes with the architectural designs presented
to the Planning Commission.
Howley asked if they have an attached town home plan.
Clark answered that the attached townhome plans are struggling throughout the metro area. Also
single story townhomes are not selling.
Howley stated that he understands the concerns of the owners living in the attached town homes, if
detached single family units are approved.
Billington stated that he believes the proposal is appropriate in comparison to the original Planned Unit
Development. He understands that the plan has to be altered to compete with the economic climate.
He believes that the developer is well-established and will be around in the future, and that city
safeguards will protect the community. He believes any construction which occurs will be an asset, and
while the project may not raise the property values, it will stabilize them and will be an asset to the city
tax-base. He believes that the developer should be open to discussing concerns with the neighbors.
Billington stated that he supports the amendment.
Fleming supports the proposed amendment. He stated that he strongly encourages the developer to
meet with the neighbors. He encouraged the residents of the community to communicate with staff and
the developer.
Fleming asked Kevin Clark how quickly he predicts the units to become sold and occupied.
Clark answered that they are projecting two townhomes and two single family homes per month, for the
first eighteen months, and then hopefully transitioning to three homes of each building product type per
month. However he added that the market would influence, positively or negatively, the actually
number of sold units.
Fleming stated that he does not expect the developer to build units they cannot afford in respect to
architectural features within the homes but he would like to see comparable architectural elements as in
the existing homes in the development.
Clark answered that there are no covenants specified for architectural elements by the original
developer, but rather representations of the architectural intentions.
Clark stated in answer to a previous question that K. Hovnanian Homes is financially stable and would
become the titled owner of the development upon purchasing the project.
Fleming stated that he encourages dialogue to occur between the developer and the neighbors.
Howley asked about the homeowners association within the southern single family homes.
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Planning Commission Meeting Minutes
September 13. 2010
Clark answered that covenants regarding the existing single family units apply to general enforcement
standards, as well as maintenance to the common areas. Taking ownership of the existing units would
give the developer "declarent" control and they would be willing to meet with the existing homeowners
to work on any concerns regarding the covenants.
Howley asked staff regarding condition #4 in the planning report is redundant.
Matzke answered that Howley is correct in that the comment is also included within the listed staff
memorandums, but was placed as a separate condition for clarification. The original placement of
pipes is in some conservation areas and that the conservation of trees would be taken into account if
any unforeseen displacement of trees was proposed.
Howley stated that he supports the amendment and would like to add a condition of approval that the
driveways for the detached homes have a shared driveway instead of a separate driveway.
Clark answered that separated driveways enhance the detached units, which also results in less
impervious surface and an increase in grass. Clark believes that the streetscape will be more
appealing.
Howley clarified that the idea was in regards to engineering.
Poppler acknowledged that the driveway separation was highlighted as a point to discuss, but that he
did not have any strong opinion on whether or not the driveways should be combined or separated.
Clark added that the single driveways per unit will facilitate additional street parking.
Billington stated that he will not support Howley's proposal on combining driveways.
Fleming stated that he believes the proposal is viable, and will support the proposal, with the listed
conditions.
A MOTION WAS MADE BY BILLINGTON AND SECONDED BY HOWLEY TO APPROVE THE PUD
AMENDMENT.
VOTE: Ayes by Fleming, Billington, Howley. The motion passed unanimously.
A MOTION WAS MADE BY BILLINGTON AND SECONDED BY HOWLEY TO APPROVE THE
PRELIMINARY PLAT.
VOTE: Ayes by Fleming, Billington, Howley. The motion passed unanimously.
4. Old Business: None
5. New Business: None
6. Announcements and Correspondence:
Matzke noted that the proposal will be going before the City Council on September 20, 2010.
7. Adjournment: The meeting adjourned at 8:05 p.m.
Joe Sortland, Development Services Assistant
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7615 Smetana Lane, Suite 180
Eden Prairie, MN 55344
July 23/ 2010
Mr. Jeff Matzke
Planner
City of Prior Lake
4646 Dakota Sh'eet S.E.
Prior Lake, MN 55372-1714
RE: Hickory Shores Addition
Dear Mr. Matzke:
K. I-Jovnanian Homes is pleased to submit our applications for both an Amendment to the
PI aImed Unit Development Final Plan and a Preliminary Plat application for the previously
approved Outlot A of the Hickory Shores. Hickory Shores was originally platted in the fall of
2006 and was 2/3's developed with the lower portion (Outlot A) being graded and retaining
walls installed. The fully developed areas have had a few homes consh'ucted in them with 1
four mut townhome and 5 single family homes existing in the neighborhood currently. Due to
economic conditions aIld the subsequent default by the developer of the mortgage(s), this
conummity has been in a holding pattern. K. HovnaIlian Homes has entered into an agreement
to purchase all the remaining developed lots andlUldeveloped land with the current owners, a
group of investors. It is K. Hovnanian/s intent to re-Iaunch this community by converting the
existing townhome portion into detached single family homes still maIlaged by an association
and complete the balance of the site development into large!' single family home sites as was the
original vision.
We are requesting an amendment to the existing PUD to allow for detached single fancily
homes to be constructed within the existing townhome platted lots. TIle current housing
environment has made the sale of attached townhomes extremely difficult and sales of these
products extremely depI'essed. We are proposing to build individual 2 story single family
homes, our Woodland Series, utilizing the current building pads, thereby maintaining a very
similar feel and density as the original plan. The Woodland series are a112 story homes and
range from 1750 to 2120 square feet with 2 car garages and many options that would increase
the finished square footage of the homes. These homes will appeal to the new home buyer that
can/t step right into the larger homes that are being offered else where in the local market place.
We have included a complete packet of elevations and floor plans, a building mah'ix and
materials table for your review.
We are requesting the approval to build this detached product within this portion of the
community. We are requesting 5 foot side yard setbacks from the interior propert</1ines and
the approval to cantilever possible building options (fireplaces/media niches) into {~~etPoat~ f) ill [2 "
up to 2 feet at interior lot lines and a 3 foot setback from an exterior property line I~ ~ase l~efer I lr.,
,lj! JUL 2 ,3 2010 / J)
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Jeff Matzke
Hickory Shores
August 23, 2010
Page 2
to the graphic on the Amendment site plan). We are also requesting approval to allow egress
window wells to project up to 4 feet into the proposed side yard setback. We are also
requesting approval to allow each home to have an individual driveway as opposed to joining
them, as we believe this will make the community feel more like a h'ue single family
neighborhood. The cumulative impact of these changes actually reduces the impervious
surface coverage for the community, see the Tier Area Calculation Plan.
These new homes will be part of a Home Owners Association that will manage irrigation,
landscaping, snow removal for the common areas associated with this area as shown on the
plat. This ne,v Association will work with the existing townhome association to manage all the
conmlOn areas and impl'ovements that are part of this neighborhood. We believe that the
proposed Woodland collection of homes will integrate well with the existing townhome
building and that we will be able to create a very attractive neighborhood.
We are also requesting that as part of this Amendment to the PUD Pinal Plan that you would
approve the consh'uction of slightly smaller single family home sites in the proposed Hickory
Shores 2nd Addition Preliminary Plat. The original plans for this area had assumed that a large
portion of its storm water would be directed offsite. TI1e proposed project that was to handle
this storm water did not proceed forward and therefore the approved Hickory Shores plan can
not be constructed as originally proposed. Our proposal has addressed the need for additional
storm water management within the Hickory Shores site and this has had an impact on the lot
layout.
We are also submitting an application for approval for the Preliminary Plat for Hickory Shores
2nd Addition, the partially developed area of the site currently platted as Outlot A, Hickory
Shores. This area ,vas originally approved along 'with the balance of the site but the developer
elected to record this area as a outlot versus platting it into its approved lots at that time. They
were given permission to proceed with grading this portion of the site and constructing the
proposed retaining walls as required by the grading plan. Again this area depended on
proposed improvements that were to be constructed offsite, specifically storm "vater ponds and
a sanitary sewer lift station that was to service 6 of the approved home sites within the Hickory
Shores plat. Because those offsite improvements were never constructed it is necessary to make
the proposed adjushncnts to allow this site to fW1ction independently. To that end we have
redesigned the site to include the necessary storm water pond to meet required design
parameters and l'elocated the required cul- de-sac to allow for the orderly extension of the road
system in the future, this has resulted in a loss of one lot. These additions have impacted the
original design but we have preserved the original vision including the trails, views, natural
environment and the requirement to maintain the necessary limits on impervious surfaces.
We arc planning to build 2 story single family homes with a stcmdard 3rd car garage, our
Lakeland Collection. The Lakeland Collection are all 2 story homes and range from 1993 to 2903
square feet with 3 car garages standard and many options that could increase the possible
Jeff Matzke
Hickory Shores
August 23, 2010
Page 3
finished square footage range from 3115 to 4045 square feet We will offer numerous elevation
options and materials for these homes along with landscaping and deck options. We have
included a complete packet of elevations and floor plans, a building mah'ix and materials table
for your review.
These applications are being submitted because K Hovnanian Homes is conunitted to creating
successful communities. K Hovnanian Homes has worked hard to develop alternate plans that
are creatively designed and will inject excitement into the Prior Lake housing market. These
applications are the result of those efforts and we are pleased to submit these plans for the city's
consideration and subsequent approval.
On behalf of K Hovnanian Homes I 'would like to thank you and the City Council for your
support and I look forward to working with you to obtain the approvals necessary so that both
the City of Prior Lake and K Hovnanian Homes can be successful in our partnership. If you
have any questions or need additional information, please do not hesitate to contact me at 952-
253-0462.
Very truly yours,
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Kevin Clark
V. P. Land Acquisition and Development
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Harriet 2,903 2 4 2.5 3 Car
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Memo
Date:
To:
From:
Subject:
August 31, 2010
Community Development and Natural Resources Department
Engineering Department - Larry Poppler, Assistant City Engineer
Hickory Shores Second Addition
The Engineering Department reviewed the preliminary plat for the subject project with a plan
date of August 27,2010 and we have the following comments. Comments highlighted in bold
text are of particular concern:
General
1. The final plat plans should follow the requirements of the Public Works Design Manual.
2. Permits from the MPCA, MnDOH, Met Council, and a SWPPP must be obtained.
TemDorarv Pond GradinQ Plan
1. Temporary pond as proposed now meets dike requirements and is acceptable as
proposed.
2. As discussed with Developer, the temporary pond would be removed once the property to
the south develops. The development to the south will contain a regional pond that will
serve the Hickory Shores Phase II project as well as the stormwater needs of the property
to the south. A future development contract with the developer of Hickory Shores Phase
II will detail costs and responsibilities for road and utility extension as well as removal of
the temporary pond and costs associated with building the Hickory Shores Phase II
ponding on the adjacent parcel. A future development contract for the property to the
south would contain oversize payment to the developer for ponding, removal of the
temporary pond, and extension of the road and utilities to the property line.
GradinQ Plan
1. The existing retaining walls were built without following the proper permitting steps.
The wall on lots 1-5, block I, is failing and needs to be replaced. The other walls may
also need replacement. Walls exceeding shall be designed by an engineer, include a
fence, and must have a building permit. Provide fence between retaining walls and trail.
Walls proposed in public right-of-way must be approved by the City and follow the
requirements of the City's PWDM.
2. What is the future plan and ownership for Outlot A? Would the trail location and storm
sewer pipe location be changed in the future to allow an additional lot? The trail can be
located over the storm sewer pipe within a dedicated outlot. Then perhaps the remaining
parcel is large enough for another lot or could be solei to the adjoining property to the
south for incorporation into their lots.
Phone 952447.9800 / Fax 9524474245/ wwwcityofpriorlake.com
3. The storm sewer overflow pipe location in Outlot A eliminates a 35" Hickory and several
other trees. Are these trees accounted for in the tree calculations? Could the location of
the trail and overflow pipe be relocated to avoid this tree?
4. The storm sewer overflow pipe location in Outlot B eliminates a 30" oak and a couple of
other small oak trees. Have these trees been accounted for in the tree calculations?
Couldn't we turn the pipe at the manhole and place the pipe in the opening to the west.
5. The erosion control measures shall be installed and inspected prior to any site grading.
All trees to be saved must be protected by silt fence or construction fencing around the
drip line of the tree to protect the root system. This fencing must be installed prior to any
grading on the site. Provide emergency contact person for erosion control on the project.
6. Provide name of company, contact person, and emergency phone number for person
responsible for erosion and sedimentation control plan preparation, implementation and
maintenance.
7. Provide benchmark information for all grading plan sheets.
Site Hvdrolo~. Water Oualitv and Storm Sewer
I. Before any grading activity, an erosion control plan and SWPPP must be submitted and
approved by the City.
Utility Plan
I. final utility plan will be reviewed upon submittal of plan and profile sheets with final
plat.
pun Amendment
I. Proposal doubles the number of driveways on Turner Road near Ida Circle. Turner Road
is a collector street. The City tries to discourage additional driveway locations on
collector streets as they are points of conflict for motorists.
2. Modify flow regime at storm basin 1 to provide water from upstream pond system in low
flow conditions.
3. Show continuation of decorative split rail fencing at border or conservation easement in
block 6 and lots 1 and 2 block 1.
PUD Amendment & Plat
Review
Community Development &
Natural Resources Department
Memo
To: Kevin Clark, K Hovnanian Homes
From: Jeff Matzke, Planner
cc:
Date: 9/8/2010
Re: Review 2 - Hickory Shores PUD Amendment & Plat
The following is a list of comments from the CDNR Dept. review:
1) As indicated by the developer at a recent meeting, add comment that location of model types
are for illustrative/representative purposes and are interchangeable at builder's discretion.
2) 150 ft. lake setback is mislabeled as 75 ft. on the PUD Amendment Site Plan.
3) Open air and roofless decks as proposed in Model P-1 are allowed within the 30 foot pond
setback; however, 3 season porches, building pad areas, and covered deck areas are not
allowed within 30 pond setback. This requirement will prevent any decks located on lots 19,
20, and 24-36 within the pond setback to be covered or converted to indoor space in the
future.
4) Building permits will be required for 5ft. retaining walls at northeast end of development.
Indicate setback from existing development property line.
5) Revise plans to reflect all additional tree removals within the Outlot areas. Design changes in
utility line locations must be taken to reduce tree loss in Outlot areas and prevent any tree
impacts within conservation easements.
6) Minimum $15,000 LOC required as part of Development Contract for 50 remaining trees to be
planted in Outlot A. Any existing landscape tree removals required as part of grading must be
replaced as per development landscape plans.
Heritaae Landina Homeowners' Association
Prior Lake, Minnesota 55372
September 9.2010
City of Prior Lake Plmming Commission
4646 Dakota Street S.E.
Prior Lake, Minnesota 55372
Members of the Prior Lake Planning Commission,
Home O,^,llers in the Heritage Landing town home development recently received notification that a
request has been made to amend the PUD for Hickory Shores, which abuts association property.
Hickory Shores and Heritage Landing began development at approximately the same time, more than
five years ago. While our neighborhood is close to full build-out. little development has occurred in
Hickory Shores in the past few years. We recognize that economic times have proven to be extremely
difficult for most builders in recent years, and we ask that the Planning Commission respect the need
for reasonable continuity as it pertains to adjoining residential neighborhoods.
The home owners of Heritage Landing object to the change requested for townhome lots to be
converted into detached single family homes, particularly if the lot size remains unchanged. We also
ask that if any changes are approved by Commission members, a substantial tree butTer between the
two neighborhoods be a condition of the new PUD stipulations. The Hickory Shores property has
spectacular terrain that shares a border with Crystal Lake and the parkland maintained by the city.
Future development of that area should reflect and maintain the integrity of its beauty and natural
resources.
We are very concerned about the impact on our property valuations should substantial changes be
approved for Hickory Shores. Most current owners who live in Heritage Landing purchased their
townhome when real estate commanded higher prices, so we have already seen a signiticant loss in our
investment and property valuation. We chose to live in Heritage Landing with the understanding that
the neighboring property would be developed according to the PUD requirements previously approved
by the city.
Several home owners will be in attendance at the Sept. 13 meeting and will wish to speak during the
public hearing. Thank you in advance for listening to our concerns.
Sincerely,
C~jy~'k ~Vrl~
- Laurie Hartmann
President
Heritage Landing Homeowners' Association
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Typical Building Details
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111'1. Toll f,.. 1-800-252-1166
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YlNI/AU" RrAR YARD: 0. FEET
IJINlf,lU!.I EXlERIOR SlOE YARD: J FEET
/JINIf,lU!.I INTERIOR SlDr YARD: 5 FrET
PROPOSED Al.LOWABl.E S'Dr YARD SETBACK ENCROACIII{[/I1S:
BUIlDING CANnl.CVmS (//0 FOOTINGS)' 2_0 FEET INTO Il/lER/OR Sloe YARDS
BU/WING CAllnl.EVCRS (NO FOOnlIGS): 2.0. FEET INTO nrTERI9R SIDE YARDS
eGReSS WNDOW "[US: 4.0 FEET IIITO INTERIOR Slor YARDS
rCRrss WI/DOW "[ll.S' 2.0 FEET INTO. EXlf:RlOR SIDE YARDS
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7615 S"'oI.".. Lane, Suit. 180
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GRADES UNLESS OTliERHSE NOTEO.
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IHOOOHAl TO TKE QUOlSC COillU.CT.
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Hickory
Shores
Dole: rn /23/trJ s.... 2 OP 4
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Final Grading
Plan
KHovnanian Homes
7615 Smetana Lane, SuIte 180
Eden PnUrle, Minnesota 55.J(4
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PLANTED NO DlS1URBEO AR '11::0 PUD PLANS.
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NDATION LAND
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PUD / Preliminary Plat
Submittal
for
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and
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LandscaJe
Uti:ities,
for
Hic~<ory
Prior Lake,
S~10res
Minnesota
2nd & 3rd Ad.ditions
Prepared for:
Sheet List Table
Sheet Number Sheet Title
KHovnanian Homes
7615 Smetana Lane, Suite 180
Eden Prairie, Minnesota 55344
Contact: Kevin Clark
Phone: 952-944-3455
Fax: 952-944-3437
1
2
J
4
5
COVER
EXISTING CONDlnONS
PRELIMINARY PLAT
PRElIMINARY OVERALL GRADING PLAN
50 SCALE PRELIMINARY GRADING PLAN
NORTH HAlf
50 SCALE PRELIMINARY GRADING PLAN
SOUTH HALf
TEMPORARY POND GRADING PLAN
IPRELlMINARY UTILITY PLAN
IPRElIMINARY LANDSCAPE PLAN
ITIER AREA CALCULATlQN PLAN
6
7
8
9
10
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769'9A.na9nm DfNe
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PHON! 952.931.5150
FAX 952.937-5822
TOll FREE t-888-937.S1 so
Westwood \Wffl. ,". ...,"cO<tl
Project number: 2010-1118
Contact: Francis O. Hogen !l
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Plat, Site, Grading, Uti1it~,
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Prior Lake, Minn"",!>
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7615 SmolllnA Lan., Sulte JlIO
Eden I'nlrle, Minnesota 5S3H
Hickory Shores
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Existin!: Property Description:
OJoor A. HICKORY SHORES. occOfd';ng to the recorded plot thereof. Scoll County. Minnesota
Development Data (2nd &- 3rd Additions):
Tctol Ploited Area {Gross Areo~
E~.jSC;fHJ ROW Acrecge
907.088:1 Sq1r. or 2D.fJ2 ocres
0:1 5qFt. (if 0 f}t;rf:5
WetrOl'ld Area
wilhtn PrlJfld Boundary
34,106;!- Sq.Ff. or 0.78 acres
F~ ....
81uff Area
within ProFct 8csundary
481 SqII. or 0.01 acres
F~\ f_ ~
Nei Det1sily: 872~507I Sq n. or 20.03 acres
Uet Density = Totof aueoge - Existlng fWW Acreage - Wellond - Bluff Acreage)
Tolol lol.. ~5
Gross Density.
2.16 Units/Ar:.
Cro..ss Ol.msity = TQtc' Units / Tolol A'~eQge
Net Densily;
2.25 Units/A c.
Net Oeflsfty = Toto' Units / (Tolol Acreo(}e - CxjsUnt) ROW Acreage - I-letfand - Bluff Acreage)
Proposed Right of "by Nea
"irhrn Projed Boundary
t5tJ.J4H SqIt. or 3.54 acres
8u~d"9 Solbock /n!",mol!"", (T}picol)
Front Sefbac:r:
25 Feel
fJai /ME
Sloe Selback:
to Feet
Rear Setback:
25 F~('jl
Lot Stand"'d': (T}picol)
Mox~lJm Area Propostd.-
32.276 5q.FI.
11.4/9 5qFt.
/6.053 SqIl.
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Maximum Per Lot fmper:":Qus Surface:
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I<Hovnonioo Homes
7615 Smetana lane, Suite
EdEr/ Prairie, UIl 55344
Fhon.: 952-9H-J~55
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KHovnanian Homes
7615 Smetana Lane, Suite IBO
llden Prairie, Minn_ SS3<<
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con -45 HQV($ boron: di99tn9:
GOPHER STATE ONE CALL
Twin c;ly Aleo 1;51-~5i-0002
lIn. TOil rlO' 1-800-252-1166
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Weosf..'oQ(l Professionol Se'-Vl'cesJ Inc.
7699 Anog.-om Dliw
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Fhonq.' (952) 9J7-5/50
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Latest Revision Date: 08/26/10
2cr011Ie~tl1.".~
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Preliminary Plat
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Coli 46 HOUl's bel",. diWilg:
GOPHER STATE ONE CALL
T..irl Clly Ate<) 651-454-0002
IAA. Tdi Ft.. 1-600-252-1166
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I. lNSKCI "'ll f/iPA1< tEN<< AfIER (40<
'STORY ['oUiT "''''0 RDJO't{ S(Q."on 'M-J[N'
r<<((S~A.RY.
2. ~"'OVEO SlCl-uo.r 'SH,llJ... Sf: OlPOSlnD
TO /JJi AAU. mAt Wlt H<lf C(tdR1e\lT(
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P(R1lA.~n.Y STABUlrD.
J.. ~ r ffN([ SiAll BE F'lACE:O (N SlOPE
~Tl).JRS 10 ~AXi"'l( ~ [fflO(NCl'.
SlU F[IIct:
rBlO = GRADED FOR 5.0' O<FFEREIlCf FROIJ
BASEUE/H FlOOR ElEVATION TO FIIllSHEO GRADE ElEVATION.
FB. FaWO= GR.oDE.D FOR 9.0' DiffEREtlCE fROM
BI\$[UEtlT FLOOR ElEVAnON TO FtMSHEO GRADE ElEVl\nO/L
ADO I COURSE or BlOCK BETMEN GARAc( "'to
FIRST FtOOR (0.7')
GENERAL GRADING &: DRAINAGE NOTES:
TYPICAL LOT
. All CONTOtIRS ANt) SPOT nEVATl<W'iS J$I:i &iOMf to flNJ9-I[D SVRfACE/CVTltA:
CRAl:<:S \JO<tESS 01k[RWSl: ~OlEO.
IlU'R TO THE sm: PlAII/REOO'O PeAT fOR UOS f CURRENt
H~ZOOT""" SITE ~niSZOOS AND lAYOUL
Tlit CONTRACfCR 9iAtl VERry lK: lOCo\l~ AND UrVAnQtf Of EXl$TING
\JrunES ~ 1()P()CRM'H1CAl rEAIUR(S "'lH T>lE O""'1lS AliO rJClD-;{Rn
PRIOR TO COOSTRVCTlCti. 1>>E COOTRACtCR' 9iAll NY(()ATElY NQTlfY 'THE
ENQN[[R OF ANY OlSCR(P},NO(S ~ VAAlATlOt~S FROM F'l.>>j,
. AU R(P FCWi ST(RU SOl[R. SH.All 8( CtASS d Uh'U$S OMR'NSE ~Ol(O
. ALl CATCtf BASl1iS lH PAVEO APE.~ SHAlL 9t S!.NPEO O.l~' AND U>>ItiOlES SHAll
BE 9..'lPED 0,0; HE!. "'" fLEVAnoos Cti PlJJ<S RUtECf THE SJ_O ELEVATIONS.
. AU WisrRUCTlON 9-tAll C:Ot\fOfN TO lOCAl ~(S
. POSITI\{: ORA.fU.ce: FRO$.I THE SHE l.IUST BE PRO",()ID Al ,I.ll nLlf:s.
LEGEND:
x
!
Alt SU fENCE }.JK) OTHER EROS><:ti CCtiTRO. rE4ruRtS SlAll 8( "-Pc4a:
MCA TO ANY EXCAYAnW/CONS1ROCfIClN MoIO 9-f..lLL OC UAlN1AlN(O UNTil.
~,l.Sl( ~ ~ CROUkO C<l\{R HAS 8((N E:SlABU'suEO. ():J;STtlG SIlt f(NC€
eft-SHE SHAJ.l at J.lMU,lJNEO AND 00 ROoIO\t:O >>JD 9iAll BE CONSlO(R{D
INOOCNfAl TO 1M{ (;RAl)HO CONmACI. IT IS CE' (XTRO.IE 'UP(RTAliCE TO BE
AWmt. ~ CURRENT rsno ca.o TtONS WiTH REsPf:CT 10 EROS/Off COtiTROL
T(WPQfWlY PO'/OlNC. 00<E5, HAY BJJ.E5, EIC. ll(O<JR[O BY !HI: OTY 9lAll SE
iNOOE:NTAl 10 fH[ GR.A.O.1iC C().ltRACT.
. All STRfErS OlSTUR8EO OURlHG WORlONG HOJRS "'JSI 8( ClEAAEO At TH( EHO
CE' EAQl 'AQllOl<G DAY. A ROO< (HfR.I.Na: TO !HI: 911" IIUST BE PROWlEO
A(CORt)HC TO OETAl\S 10 R!OVCE lRAOONO Of OOT ('tHO Pu6lJC STRtU5.
-
DENOTES $I\. T FENC€
DENOTES HEAVY DUTY SILT FENCl:
DENOTES E)OSTlNG CONTOVRS
DENOTES PROPOSl:O CO/HOURS
DENOTES E)OSTlNG STORJ.l a:1\lR
DENOTES PROPOSl:O STOR~ SE~LR
DENOTES E)OSTlNG TIlEE tiNE
DENOTES TREE RWOVI\L lINE
DENOTES BIG-ROtl EROSION OlECKS
DENOTES [UERGENCY OVERFlOW
EtEVI\TION
DENOTES EXlSnNG RETAINING WAlt
,
~ bt-'1h'l. U Nt!'
,-- Gee).
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BROSION CONTROL NOTES:
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KHovnanian Homes
7615 Smetana Lan., Sulte ISO
!'.den Prairi" MJnn_ 55344
Hickory Shores
2nd & 3rd
Additions
l
O' 100' 20{)' 300'
Latest Revision Date: 08/26/10
20101\'~?Ol_~.~
[0.1",
Dol~ 07/23/10 ShM: 4 0. 10
PHOS'E
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Westwood
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I LEGEND:
I ".= ''''''~, OEffOTES SILT FENCE
DENOTES HEAVYVUTY SLT fENCE ~..'o'~{b )ll:'. h <:,~~\,., /'--,(1----... q --, ,-,/,,- :-. -"-970) 'I G. --=" -~- i "'"" -1// '.:1m 'v f';; ::'L,.I J'<C" 4-2'
f ..:-~:g= DEMOTESEXlSTINGOOHOJRS ~"''''ni.y?U~' ~' ;r;."'-\ .~'?" ,1;010.::>'-..-:..', 1.... ",-.~~~8,5...::r-, &-~,==-:;, ~ f:& 988.~', \/ 1 / VI 'O;"?,~:" '" ?b~ ,/%".7. .h, ~/!.1'4cJY,:;:,~-X~ '/f;;}X,{.J>l"" ~ )(
OEffOTES PROI'OSm CO/HOURS l 'f7"'~ 'J' _) \.7r~//j,/,/,~~~ ,~}(, --~ - - =j I ~ I r 1 ' ~ /1. w" i2 i ' , ,/1 ?(, '~I 'o~,; <r. '}" .' 1i J'.-' In'
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I "OEffOTES EXlSTlNG TREE LINE ' >.<, ,1 J?:'! \ - -;'""IlOIp,VAl'l!"'lTS _\",0 ~ ,:;/'..~ _ ~"'I i ! -r 7"""i~ 8 '. "", ~'bfif//:J ....U^;,' t-r,,< ~. , \ ' ", : "'1' I'v ,/;,3 '';J /
, .......... OCNOTES TREE REMOVALUNE ),./x,,-y!! 'r--~ '7<'T~}'''A').,-''''cr'''::''-~--~\'- r~' '~/J'."~'{O''''-+-:'-~:I " ~, ~,' I //^,"", v 'I}~/J~ !~R~'/' /,f/fiy__ c~r'f~ ',,~:..,.,t?J J1/~J
I _ DENOTES BlO-ROll EROSOI< CHECI<S ' ,,~iJ I : ' '" ~<,'!..r-K~' ..;.-~,~ . J 1\ "'%:~l' "(i:;/~- \ ~ '1 _0 /4, ~'\~ Y ~ . '\ ""'w j,.,( 1~:>f.~-;.'1 'yJ; ~ , , .i ""e'>?/ ./
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I ."..... ELEVATIo." ( 'J':'~n - :(''\'0; ,<.~" ~.- ;~r"<~-~X';;f , " ., ~~ tt-f.'{'i>'~ 1/ I'') 'I.~' <I o)~ " "l1r'7J.17..,,> V;' ~'V}k ~I ~ .'
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~I'NI'RAI UTilITY NOTFS'
THE COOIRAC1OR SHAll \'[RIfY All EXlSIlI/G CONOInONS PRIOR 10 COOS1RUCllOll
mo NOJlFY !HE O'MlER Of ANY DIffERENCES.
. llN\.ESS OTHER""SE HOlEO. ALL IIA1ERlAlS. cat ST. TE01NH)U[S >><0 IESMG SHAll
COfifORll TO !HE 1999 EO. Of THE 'STANDARD UTllInES SPEOACAnOHS fOR WATER
)JAIN AN{) Sffi"CE liNE 1NSTAtlAno.~ JlJiD SANITARY Sl:W(R MOO STffilI SEVoI:R
JlSIAllATlO/I BY lIiE tHY ENClI<EERlNG ASSOCIAllON Of \lINN: mo TO THE
'STAJ<OARO SPEOnCAllON rOR HIGHWAY CONSTRUCllOO' IIINN. DEPT. Of TRANS.
AUGI.ISf 31,2005 I/IClUOIllG !HE CURRENl AlJ()ENOO~. lIiE COIHRACTOR SHAll OC
REWiRED TO f(Uow An PROCEOURf:S AS OUlUl<EO BY lIiE LOCAl ACENCY.
. THE CONTRACTOR SHAlt RECDYE THE NECESSARY Pffil/IlS roo ALL WORK OUTSIDE
Of !HE PROPERTY LLV]TS
. SEE ARCH PL..... FOR EXACT 6lOG. lOCAllOO. SH SllE Pl...... FOR tAYOOT OlVENSlo.~S.
SER\lCl: ENlRY lOCAllONS 10 OC COORDiNATED "'Ill TIlE ARCHITECT.
. \~y [IOSTlNG "'YERI tOC to< ELE_. ""'OR 10 8l:QNIlING ca'STRIlCOOO.
. THE WATER SER\lCE SHN.L OC lNSTAllEO \\ITH A 1111I. OF 7.~ fT. OF COVER THE
CONTRACTOR SHALL \'ERlFY !HE Cl!Y AS-BIJU CONSTRUCllON PLANS TO C>i!:CK
lOCA1lOII Am> IIATER1At TYPE.
. ALL STORY SE'M:R PlPE SHAll 8l: CLASS 5 UI"-ESS OlliER"'SE HOTEO.
. THE CONTRACTOR SHALL co.~TAcr 'GOPHER STATE ONE CAll" Foo
fOR UOOT1 LOCA.TIONS PRIOR 10 unuTY lNS1AllAllON.
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sweCt CAlIPt:R APPRO\'[O PROPosm CO....J.DN NA!'/E SlZEjROOT NOTES
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COB 4\8 Hou(S betOfe diqgill9:
GOPHER STATE ONE CALL
bin Cily /.reo 651-~54-ooo2
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SH~LAND OlSTRlCT WE,J:-:~iD ~:I NET ALLOWABLE ALLOWAlllE OYoELlING UNIIS
TIER DESlCNATIQ< REDOCTIO/I REDUCTION AREA BASI: DENSITY BASI: DENSITY SHOI'oN ON
N\JI.lBER AREA (Sf) (SF) (Sf) (Sf) AREA (Sf) DWELUNG UNITS PREUI.IINARY PLAN
1 1.6~6.2oa 75.151 116.755 1.653,:5Q2 20.000 62 63
2 947,721 131,691 0 616.024 20,000 40 37
3 447.657 161.087 0 286.770 20,000 14 8
4 36.~5 13,694 0 22.671 20,000 I 1
TOTALS 3.280.351 362,829 1I6.7~5 2,178.767 20,000 137 109
NOTE: 7 U/ilTS ARE BEYOND 1000 FEET fRo/'! THE OHIIl, THEREfORE ARt: NOT INClOOEO IN THE SHCRELANO DISTRICT.
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PARK 2
I OUIlOT B
I WIlOT C
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I WIlOT A 13.627
I OUtlOT 8 (1) 3.612
OUTlOT C 3,~94
OUTlOT 0 W 3.246
LOT 39. BU 232,566
CONSl:RVATION ESI.ITS. 237,Q97
TOTAl OPEN SPACE 1,856,6~6
:I OPEN PRO',1OED 53.33:1
(TOTAl PLAT AREA 3,485,192 S.I'.)
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AREA OF AREA Of AREA OF AREA Of AREA Of AREA Of AREA AREA AREA
TIm OE:SlGN A TION STREE 1S HOUSl:S 8< DI'NS TO\\l<HOUSl:S TO\\tlHOUSl: DWYS SlOEWAU<S PATHS TOTAlS PERCENT ACE PiRCEI'ITACE J(
NVI.lBER /ON.A (Sf) (SF) (Sf) (Sf) (Sf) (SF) (Sf) (Sf) Of CROSS AREA REQlJIROoIENT
I I 1.848.203 10~.114 168.000 61,367 11,190 7,970 49.492 403.153 21.81( 25" IIAX. ~
J 2 9~7.721 115.~74 92,000 35,000 12,640 9.836 6.3~1 271.601 28.7X 25" IIAX.
3 447,857 17.42~ 32.000 0 0 0 6.693 56.116 12.51( 2~" IIAX.
4 36.565 1,341 ~.OOO 0 0 0 0 5.341 14.6" 25" IIAX.
T01AlS 3,280.351 2J9,~54 296.000 96.387 2~,O:5Q 17.606 62.536 736.213 22.4~ 25'1 "'AX.
1101ES: 204.841 S.F. CF Pl.AT IS BE'lTh'O 1000 FEET FROU !liE OHi\\., THE:REfQRE: IS NOT INCllJOEO IN THE SH~lAND DISTRICT.
F~ 9NQ.E fA'JIL Y LOTS, 4.000 Sf WAS USl:O f~ HO\JSl:S. Of \\1-iICH, 900 Sf WAS AREA Of DRIVEWAYS; ACTUAl CONSTRUCTED I!oIPER'vIOUS AREAS 'Mll VARY.
f~ MUlTI-fAIl'-Y lOTS. 2,500 SF AV<:;. WAS VSl:O I'OR UNITS, AlTHOUCH SO"E UNITS I.lAY BE BurLT SIoIAlLER.
f~ MULn-fAliIlY l01S. ACTUAL DRIVEWAY ARE:AS SHO'MI ON PLANS IIrRE CAlCtilATEO. AtTHOOCH ACTUAL CCI'IS1RUC1EO DRIVEWAYS COJtD VARY.
W9stwood
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KHovnanian Homes
1615 Sm"'.,.. tan., Suit. 18O
Eden Pnirio, Minneso~ 5S3<<
Hickory Shores
2nd & 3rd
Additions
o' 200' 400' 600'
J..alesl Revision Dale: 08/26/trJ
2010111B"<<pI}1_d,,~
lb'" 07/23/10 5"- 10 Of 10
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