HomeMy WebLinkAbout9B - Wensman 3rd Addn.
MEETING DATE:
AGENDA #:
PREP ARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JUNE 3, 2002
9B
JANE KANSIER, PLANNING COORDINATOR
DON RYE, COMMUNITY DEVELOPMENT DIRECTOR
CONSIDER APPROVAL OF AN ORDINANCE APPROVING A
REZONING FROM R-l TO R-2, APPROVAL OF A
RESOLUTION APPROVING AN AMENDMENT TO
WENSMANN 1 ST PLANNED UNIT DEVELOPMENT, AND
APPROVAL OF A RESOLUTION APPROVING A
PRELIMINARY PLAT TO BE KNOWN AS WENSMANN 3RD
ADDITION
Introduction: Wensmann Realty, Inc., has applied for approval of a
development to be known as Wensmann 3rd Addition on the property
located north ofCSAH 82, west of Fox Tail Trail and Wensmann 2nd
Addition.
The agenda report covers the following three requests:
. A rezoning of approximately 0.53 acres from the R-1 (Low
Density Residential) district to the R-2 (Low to Medium Density
Residential) district;
. An amendment to the Wensmann lst Addition Planned Unit
Development Plan;
. A Preliminary Plat;
History: Wensmann 3rd Addition is an amendment to the existing
PUD plan. The proposal adds 0.53 acres to the east side of the existing
PUD, extends the private streets and adds 4 townhouse units to the
existing development.
In November 2000, the City Council approved the PUD Plan for
Wensmann 1st Addition. The final PUD plan included 178 units on a
total of 60.93 acres, or 52.43 net acres. The overall density of this plan
was 3.4 units per acre. The plan included a mixture of single family
homes and townhouses consisting of 3- and 4-unit buildings. The mix
included 49 single family homes and 129 townhouse units. At the
same time, the City Council approved the final plat for Wensmann 1 st
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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Addition. This final plat included all 49 of the single family lots and
63 of the townhouse units. The remaining area was platted as outlots
for future development.
In September 2001, the City Council approved the final plat of
Wensmann 2nd Addition. This plat included the remaining 66
townhouse units and the common open space for those units.
In 2002, the developer purchased 0.53 acres of the adjacent Kuper
property, located directly east ofWensmann 2nd. The developer is
proposing to add this property to the original PUD. The proposal
extends the existing private street about 75' to the northeast, and adds
4 townhouse units to the PUD plan.
The Planning Commission held a public hearing to consider this
proposal on May 13, 2002. The Planning Commission recommended
approval of this request. The draft minutes of the May 13,2002
Planning Commission meetings are attached to this report.
Current Circumstances: The following analysis deals strictly with the
additional 0.53 acres to be added to the PUD plan. Where appropriate,
the analysis includes a comparison of the approved plan and the
proposed addition.
Total Site Area: The total site consists of 0.53 acres. Access to the
site is from the private drive off of Fox Tail Trail.
Zonine: The 0.53 acres are currently zoned R-1 (Low Density
Residential). The applicant is requesting a rezoning to the R-2 district.
The R-I district permits a maximum density of 3.6 units per acre,
while the R-2 district permits a density of 7.2 units per acre. The
southeast comer of this property is also located within the Shoreland
District for Prior Lake, which is classified as a General Development
lake. The proposed lots within the Shoreland District are townhouse
lots. The allowable number of units in this case is based on a tier
system, with the number of units increasing as the distance from the
lake increases. The maximum number of units on the portion of the
site within the Shoreland District is 54 units. The approved PUD
included 43 units within this area. This proposal adds an additional 4
units, for a total of 47 units within the Shoreland District. The
impervious surface of the site located within the Shoreland District
does not exceed 30 percent.
Density: The original plan included 178 units on 58.64 net acres. The
overall density in this plan was 3.04 units per acre. With the addition
of the 0.53 acre parcel and 4 units, the plan will include 182 units on
59.16 net acres, and an overall density of 3.08 units per acre.
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Lots: The proposed preliminary plat consists of 5 lots and 1 outlot.
Lots 1-4 are the envelope lots for the townhouse units. Lot 5 is the
common open space, both for Wensmann 3rd and Wensmann 2nd.
Outlot A is the extension of the private street.
Buildin~ Styles: The proposed townhouses are consistent with the
style and design of the townhouses approved as part of the original
PUD plan.
Setbacks: The plan proposes a 25' setback from the front property
line, a minimum 25' rear yard setback, and a minimum 20' building
separation (foundation to foundation) between the townhouses. The
plan also notes a 30' setback from any wetland.
Lot Coveraee: The original ground floor area approved in the
townhouse portion of the PUD was 0.279. With the additional land
and 4 new units, the ground floor area is 0.278.
Useable Open Space: The proposed common area provides the
minimum open space for this development.
Parkine: The proposal provides at least 2 spaces per dwelling unit,
which is consistent with the minimum Zoning Ordinance
requirements.
Landscapine: Landscaping for this development is based on the
perimeter of the development. The developer has submitted a
landscaping plan indicating 9 new perimeter trees within the new area.
These trees, added to the approved landscaping plan, exceed the
required landscaping for the overall development.
Tree Replacement: There is one significant tree on this site, which
will be saved. No tree replacement is. required.
Si~ns: No new signs are proposed.
Liehtin~: The developer also plans to provide streetlights on the
private streets.
Streets: This plan includes one new street, which is an extension of
the existing private street about 75' to the east. This street functions
more as a driveway, and is designed with a 24' wide surface.
Sidewalks/Trails: No additional sidewalks or trails are proposed.
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i
Parks: The original plan included a 12 acre park. No additional
parkland will be required. Parkland dedication for the 0.53 acre parcel
will be satisfied by a cash dedication of$I,685.00 per new unit.
Sanitary Sewer and Water Main: Sanitary sewer and water main
will be extended from the existing utilities located in the private street.
Storm Sewer: Storm water runoff from this site will be directed to the
existing storm sewer system in Wensmann 1st Addition. In addition,
the developer has granted a drainage and utility easement over the
wetland area to the east.
THE ISSUES:
There are three separate applications included in this proposal. The
following sections identify the issues related to each application.
(1) REZONING FROM THE R-l TO THE R-2: Section 1108.600 of the
Zoning Ordinance identifies the following policies for amendments to
the Official Zoning Map:
· The area, as presently zoned, is inconsistent with the policies and
goals of the Comprehensive Plan, or the land was originally zoned
erroneously due to a technical or administrative error, or
· The area for which rezoning is requested has changed or is
changing to such a degree that it is in the public interest to rezone
so as to encourage redevelopment of the area, or
· The permitted uses allowed within the proposed Use District will
be appropriate on the subject property and compatible with
adjacent properties and the neighborhood.
The property is designated as R-L1MD (Low to Medium Density
Residential) on the 2020 Comprehensive Plan Land Use Map. The R-
2 district is consistent with this designation. The R-2 district is also
consistent with the zoning and development of the adjacent property.
(2) AMENDMENT TO THE PUD PLAN: The PUD must be reviewed
based on the criteria found in Section 1106.100 and 1106.300 of the
Zoning Ordinance. Section 1106.100 discusses the purpose of a PUD.
These criteria are discussed below.
(1) Greater utilization of new technologies in building design,
materials, construction and land development.
The developer has attempted to design the buildings so they fit
the land, rather than force the land to fit the building design. The
developer is also requesting approval to custom grade the more
difficult single family lots in order to save more trees and
preserve more slopes.
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(2) Higher standards of site and building design.
The density of this overall site is clustered around the wetland,
and is located closer to the major roads adjacent to the site. The
utilization of private streets in the townhouse portion of the
development allows the preservation of the wetlands and some of
the slopes and trees on this site.
(3) More efficient and effective use of streets, utilities, and public
facilities to support high quality land use development at a lesser
cost.
The homeowners association does maintenance of private streets,
including plowing and future repairs. This reduces City costs in
providing services to these homes. Also, the addition of this 0.53
acre parcel allows access to what would otherwise be a
landlocked parcel.
(4) Enhanced incorporation of recreational, public and open space
components in the development which may be made more
useable and be more suitably located than would otherwise be
provided under conventional development procedures.
The existing park and trails create a public trail system around
the pond, which provides an amenity that can be utilized by both
the future and the existing neighborhood.
(5) Provides a flexible approach to development which allows
modifications to the strict application of regulations within the
various Use Districts that are in harmony with the purpose and
intent of the City's Comprehensive Plan and Zoning Ordinance.
The use of the Pun allows the higher density to be clustered
around the pond and adjacent to the major roads. The density
and variety of housing units is consistent with the
Comprehensive Plan goals to provide a variety of housing styles.
(6) Encourages a more creative and efficient use of land.
The Pun allows the higher density areas to be clustered, and
preserves open space.
(7) Preserves and enhances desirable site characteristics including
flora and fauna, scenic views, screening and buffering, and
access.
The townhouse units are sited to take advantage of the natural
views of the wetlands.
(8) Allows the development to operate in concert with a
Redevelopment Plan in certain areas of the City and to insure the
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redevelopment goals and objectives within the Redevelopment
District will be achieved.
This criterion is not applicable.
(9) Provides for flexibility in design and construction of the
development in cases where large tracts of land are under single
ownership or control and where the users) has the potential to
significantly affect adjacent or nearby properties.
The use of the PUD allows the clustering of the homes and the
use of private streets.
(10) Encourages the developer to convey property to the public, over
and above required dedications, by allowing a portion of the
density to be transferred to other parts of the site.
The existing park and trail dedication will help facilitate the
creation of a trail corridor along the natural areas on this site and
on adjacent sites.
Section 1106.300 states the quality of building and site design
proposed by the PUD will enhance the aesthetics ofthe site and
implement relevant goals and policies of the Comprehensive Plan. In
addition, the following criteria shall be satisfied:
(1) The design shall consider the whole of the project and shall create
a unified environment within the boundaries of the project by
insuring architectural compatibility of all structures, efficient
vehicular and pedestrian circulation, aesthetically pleasing
landscape and site features, and efficient use and design of
utilities.
The design creates a unified environment. The extension of the
existing streets and provision of trails and sidewalks allows for
efficient movement oftraffic. The landscaping plan will also
enhance this area.
(2) The design of a PUD shall optimize compatibility between the
project and surrounding land uses, both existing and proposed and
shall minimize the potential adverse impacts of the PUD on
surrounding land uses and the potential adverse effects of the
surrounding land uses on the PUD.
The use of the PUD will allow the clustering of the townhouse
units.
(3) If a project for which PUD treatment has been requested involves
construction over a period of time in two or more phases, the
applicant shall demonstrate that each phase is capable of
addressing and meeting each of the criteria independent of the
other phases.
There are no additional phases proposed.
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(4) Approval of a PUD may permit the placement of more than one
building on a lot.
This is not applicable.
(5) A PUD in a Residential Use District shall conform to the
requirements of that Use District unless modified by the following
or other provisions of this Ordinance.
a. The tract of land for which a project is proposed shall have not
less than 200 feet offrontage on a public right-of-way.
b. No building shall be nearer than its building height to any
property line when the property abutting the subject property is
in an "R-1" or "R-2" Use District.
c. No building within the project shall be nearer to another
building than YJ the sum of the building heights of the two
buildings, except for parking ramps which may be directly
connected to another building.
d. Private roadways within the project site may not be used in
calculating required off-street parking spaces.
The modification requested by the developer include the following:
. The use of private streets
This modification is permitted under the PUD provisions at the
discretion of the Council. The proposed street is an extension of the
existing private street.
(3) PRELIMINARY PLAT: The attached memorandum from the City
Engineering Department lists several revisions required to the
preliminary plat. These issues are relatively minor and can be
addressed at the final plat stage.
One individual testified at the public hearing before the Planning
Commission. His major concern was the amount of traffic on CSAH
82. The original proposal included the required right-turn lane and by-
pass land on the County road. While this helps the traffic generated by
this development, it has not alleviated some of the existing problems
on CSAH 82. CSAH 82 is a County road that will eventually be
upgraded to 4 lanes; however, this upgrade is not included in the Scott
County 5 year CIP at this time. The Council has submitted a formal
request to the County to include this project in the next CIP.
In the meantime, the addition of 4 units to this development will not
significantly affect the traffic on CSAH 82.
CONCLUSION:
The Planning Commission concluded the project can proceed with the
following conditions.
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1. The resolution vacating the easement will not be recorded until the
final plat of Wensmann 3rd has been approved and signed by the
City.
2. Provide an irrigation plan for the new area.
3. Address the following Engineering issues in the final plat plans:
a. For all watermains the depth of cover shall be a minimum of 8'
to top of pipe and maximum of 10' of cover. Also 10' of
horizontal separation shall be provided from other parallel
utility alignments.
b. Note to provide a minimum of 18" vertical separation for all
watermain crossings with sanitary sewer.
c. Check the sanitary service invert elevations for Lots 3 and 4.
Does the documented building elevation justify the sanitary
service invert elevation depth being greater than 10' for Lot 1?
d. Minimum grade for sanitary service stubs shall be 1;4" per foot
(2%).
e. Delete or verify curb & gutter detail on page 4 of the
preliminary plat documents meet the requirements of City of
Prior Lake Public Works Design Manual Plate # 507 on page 8.
f. Signature of company responsible for erosion and sediment
control plan preparation, implementation and maintenance.
g. Extend existing 2'contour lines a minimum of200' beyond the
property boundary to accurately depict the existing drainage
patterns.
h. Note for all silt fence to be installed by the contractor and
inspected by the City prior to any site work.
1. Delete or verify silt fence detail on page 5 meet the
requirements of City of Prior Lake Public Works Design
Manual Plate # 602 on page 8 of the preliminary plat
documents.
J. Slopes greater than or equal to 4: 1 shall have erosion control
blanket installed immediately after finished grading.
k. Organize plan sheets in the following order: Title sheet, Detail
sheets, Grading & Erosion Plan, Sanitary Sewer & Watermain
sheets, Street sheets
1. Existing utilities shall be shown and labeled as existing.
m. All streets shall be clearly labeled.
n. Bench marks shall be placed on all sheets.
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FISCAL IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTION:
o. Title Block shall include horizontal and vertical scales, and
City project number.
p. Verify Location Map and Overall Plan specific requirements on
Title sheet.
q. Stationing of water curb box shall be indicated by "W" in front
of stationing.
r. The street construction plans shall show the centerline curve
data.
The Planning Commission and the staff recommend approval of this
proposal. The attached ordinance approved the rezoning and the
attached resolutions identify the conditions of approval that must be
met prior to final plat approval.
BudJ!et Impact: There is no budget impact as a result of this action.
Approval of the project will facilitate the development of the area and
increase the City tax base.
The City Council has three alternatives for action on each application:
1. Adopt an ordinance approving the zone change to the R-2 district as
requested, adopt a resolution approving the PUD Preliminary Plan
subject to the listed conditions, and adopt a resolution approving the
Preliminary Plat for this development subject to the listed
conditions, with the finding that the preliminary plat is consistent
with the intent and purpose of the Comprehensive Plan and the
Zoning and Subdivision Ordinances.
2. Deny the rezoning, the PUD Preliminary Plan, and the Preliminary
Plat on the basis they are inconsistent with the purpose and intent of
the Zoning and Subdivision 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 staff recommends Alternative #1. This action requires the
following motions:
1. A motion and second adopting an ordinance rezoning
approximately 0.53 acres from the R-1 (Low Density Residential)
district to the R-2 (Low to Medium Density Residential) district.
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T
REVIEWED BY:
2. A motion and second adopting a resolution approving an
amendment to the Wensmann 1st Planned Unit Development
subject to the listed conditions;
3. A motion and second adopting a resolution approving a
Preliminary Plat t be known as Wensmann 3rd Addition, subject to
~e lis d nditi ns.
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CITY OF PRIOR LAKE
ORDINANCE NO, 02;7tf Or
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
The City Council of the City of Prior Lake does hereby ordain:
1. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is hereby
amended to change the zoning classification of the following legally described property from
the R-l (Low Density Residential) district to the R-2 (Low to Medium Density Residential)
district.
LEGAL DESCRIPTION:
All that part of the Southeast Quarter of the Northeast Quarter of Section 34, Township 1l5,
Range 22, Scott County, Minnesota, described as follows:
Beginning at the intersection of the west line of said Southeast Quarter of the Northeast
Quarter and the south line of the north 726.00 feet of said Southeast Quarter of the Northeast
Quarter; thence on an assumed bearing of North 89 degrees 29 minutes 24 seconds East,
along said south line a distance of 200.00 feet; thence South 37 degrees 51 minutes 36
seconds West, a distance of 318.86 feet, to said west line; thence North 00 degrees 59
minutes 06 seconds West, along said west line, a distance of 250.00 feet to the point of
beginning.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 3rd day of June, 2002.
ATTEST:
City Manager
Mayor
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
-_.~--_..,--------_._.__.._._-_._._--
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
Published in the Prior Lake American on the 12th day of august, 2000.
Drafted By:
Prior Lake Planning Department
16200 Eagle Creek Avenue
Prior Lake, MN 55372
]: \02files\02rezone\wensmann 3rd\ord02xx .doc
Page 2
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 02~~ ~~
RESOLUTION APPROVING AN AMENDMENT TO THE WENSMANN 1ST PLANNED UNIT
DEVELOPMENT
MOTIONBY:~ SECOND BY: ~
WHEREAS: Wensmann Realty, Inc. has submitted an application for an amendment to the
Wensmann 1 sl Planned Unit Development Plan; and
WHEREAS: The Prior Lake Planning Commission considered the proposed amendment to the
Planned Unit Development Plan at a public hearing on May 13, 2002; and
WHEREAS: Notice of the public hearing on said amendment to the PUD Plan has been duly
published in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the amendment to the PUD Plan; and
WHEREAS: The Prior Lake City Council considered the proposed amendment to the PUD Plan for on
June 3, 2002; and
WHEREAS: The City Council finds the amendment to the PUD Plan consistent with the
Comprehensive Plan and the Zoning Ordinance; and
WHEREAS: The City Council finds the amendment PUD 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:
1. The above recitals are herein fully incorporated herein as set forth above.
2. It hereby adopts the following findings:
a) Greater utilization of new technologies in building design, materials, construction and land
development.
The developer has attempted to design the buildings so they fit the land, rather than force
the land to fit the building design. The developer is also requesting approval to custom
grade the more difficult single family lots in order to save more trees and preserve more
slopes.
b) Higher standards of site and building design.
The density of this overall site is clustered around the wetland, and is located closer to the
major roads adjacent to the site. The utilization of private streets in the townhouse
I:\02fi1es\02subdivisions\02preJim plals\wensmann 3rd\pudres.doc PAGE 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
'------~----'-".,_._._-'-'
portion of the development allows the preservation of the wetlands and some of the
slopes and trees on this site.
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
The homeowners association does maintenance of private streets, including plowing and
future repairs. This reduces City costs in providing services to these homes. Also, the
addition of this 0.53 acre parcel allows access to what would otherwise be a landlocked
parcel.
d) Enhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than would
otherwise be provided under conventional development procedures.
The existing park and trails create a public trail system around the pond, which provides
an amenity that can be utilized by both the future and the existing neighborhood.
e) Provides a flexible approach to development which allows modifications to the strict
application of regulations within the various Use Districts that are in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
The use of the PUD allows the higher density to be clustered around the pond and
adjacent to the major roads. The density and variety of housing units is consistent with
the Comprehensive Plan goals to provide a variety of housing styles.
t) Encourages a more creative and efficient use of land.
The PUD allows the higher density areas to be clustered, and preserves open space.
g) Pres elVes and enhances desirable site characteristics including flora and fauna, scenic
views, screening and buffering, and access.
The townhouse units are sited to take advantage of the natural views of the wetland.
h) Allows the development to operate in concert with a Redevelopment Plan in certain areas
of the City and to insure the redevelopment goals and objectives within the
Redevelopment District will be achieved.
This criterion is not applicable.
i) Provides for flexibility in design and construction of the development in cases where large
tracts of land are under single ownership or control and where the users) has the potential
to significantly affect adjacent or nearby properties.
The use of the PUD allows the clustering of the homes and the use of private streets.
j) Encourages the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other parts of the site.
The existing park and trail dedication will help facilitate the creation of a trail corridor along
the natural areas on this site and on adjacent sites.
k) The design shall consider the whole of the project and shall create a unified environment
within the boundaries of the project by insuring architectural compatibility of all structures,
efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site
features, and efficient use and design of utilities.
The design creates a unified environment. The extension of the existing streets and
provision of trails and sidewalks allows for efficient movement of traffic. The landscaping
plan will also enhance this area.
I) The design of a PUD shall optimize compatibility between the project and surrounding
land uses, both existing and proposed and shall minimize the potential adverse impacts of
the PUD on surrounding land uses and the potential adverse effects of the surrounding
land uses on the PUD.
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PAGE 2
The use of the PUD will allow the clustering of the townhouse units.
m) If a project for which PUD treatment has been requested involves construction over a
period of time in two or more phases, the applicant shall demonstrate that each phase is
capable of addressing and meeting each of the criteria independent of the other phases.
There are no additional phases proposed.
n) Approval of a PUD may permit the placement of more than one building on a lot.
This is not applicable.
0) A PUD in a Residential Use District shall conform to the requirements of that Use District
unless modified by the following or other provisions of this Ordinance. 1) The tract of land
for which a project is proposed shall have not less than 200 feet of frontage on a public
right-of-way; 2) No building shall be nearer than its building height to any property line
when the property abutting the subject property is in an "R-1" or "R-2" Use District; 3) No
building within the project shall be nearer to another building than ~ the sum of the
building heights of the two buildings, except for parking ramps which may be directly
connected to another building; and 4) Private roadways within the project site may not be
used in calculating required off-street parking spaces.
The modifications requested by the developer include the following:
. The use of private streets.
This modification is permitted under the PUD provisions at the discretion of the Council.
The City Council found this modification to be consistent with the goals and intent of the
PUD criteria in that it allowed the clustering of the townhouses to preserve the natural
terrain.
3. The amendment to the Wensmann 151 Planned Unit Development Plan is hereby approved
subject to the following conditions
a) The resolution vacating the easement will not be recorded until the final plat of
Wensmann 3rd has been approved and signed by the City.
b) Provide an irrigation plan for the new area.
c) Address the following Engineering issues in the final plat plans:
i) For all watermains the depth of cover shall be a minimum of 8' to top of pipe and
maximum of 10' of cover. Also 10' of horizontal separation shall be provided from
other parallel utility alignments.
ii) Note to provide a minimum of 18" vertical separation for all watermain crossings
with sanitary sewer.
iii) Check the sanitary service invert elevations for Lots 3 and 4. Does the
. documented building elevation justify the sanitary service invert elevation depth
being greater than 10' for Lot 1?
iv) Minimum grade for sanitary service stubs shall be %" per foot (2%).
v) Delete or verify curb & gutter detail on page 4 meet the requirements of City of
Prior Lake Public Works Design Manual Plate # 507 on page 8.
vi) Signature of company responsible for erosion and sediment control plan
preparation, implementation and maintenance.
vii) Extend existing 2'contour lines a minimum of 200' beyond the property boundary
to accurately depict the existing drainage patterns.
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PAGE 3
. ~.._.._-_.. .........
viii) Note for all silt fence to be installed by the contractor and inspected by the City
prior to any site work.
ix) Delete or verify silt fence detail on page 5 meet the requirements of City of Prior
Lake Public Works Design Manual Plate # 602 on page 8.
x) Slopes greater than or equal to 4: 1 shall have erosion control blanket installed
immediately after finished grading.
xi) Organize plan sheets in the following order: Title sheet, Detail sheets, Grading &
Erosion Plan, Sanitary Sewer & Watermain sheets, Street sheets
xii) Existing utilities shall be shown and labeled as existing.
xiii) All streets shall be clearly labeled.
xiv) Bench marks shall be placed on all sheets.
xv) Title Block shall include horizontal and vertical scales, and City project number.
xvi) Verify Location Map and Overall Plan specific requirements on Title sheet.
xvii) Stationing of water curb box shall be indicated by "W" in front of stationing.
xviii) The street construction plans shall show the centerline curve data.
Passed and adopted this 3rd day of June, 2002.
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
YES NO
{Seal} Frank Boyles, City Manager
l:I02files\02subdivisionsI02prelim plats\wensmann 3rd\pudres.doc PAGE 4
PRELIMINARY P~! X2.
RESOLUTION 02-~ U r
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT
OF "WENSMANN 3RD ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
~,L
MOTION BY:
~4
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on May 13,2002 to consider an
application from Wensmann Realty, Inc., for the preliminary plat of Wensmann 3rd Addition;
and
WHEREAS: 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
WHEREAS: all persons interested in this issue were afforded the opportunity to present their views and
objections related to the preliminary plat of Wensmann 3rd Addition for the record at the
Planning Commission hearing; and
WHEREAS: the Planning Commission and City Council have reviewed the preliminary plat according to the
applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said
preliminary plat to be consistent with the provisions of said ordinances; and
WHEREAS the Prior Lake City Council considered an application for preliminary plat approval of
Wensmann 3rd Addition on June 3, 2002; and
WHEREAS: the City Council finds the preliminary plat of Wensmann 3rd Addition to be consistent with the
2020 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PRIOR LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat ofWensmann 3fd Addition is approved subject to the following conditions:
1) The resolution vacating the easement will not be recorded until the final plat of Wensmann 3rd has
been approved and signed by the City.
2) Provide an irrigation plan for the new area.
3) Address the following Engineering issues in the final plat plans:
1:\02files\02subdivisions\02prelim plats\wensmann 3rd\platres.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
a) F or all watermains the depth of cover shall be a minimum of 8' to top of pipe and maximum of 1 a'
of cover. Also la' of horizontal separation shall be provided from other parallel utility
alignments.
b) Note to provide a minimum of 18" vertical separation for all watermain crossings with sanitary
sewer.
c) Check the sanitary service invert elevations for Lots 3 and 4. Does the documented building
elevation justify the sanitary service invert elevation depth being greater than 1 a' for Lot I?
d) Minimum grade for sanitary service stubs shall be ~"per foot (2%).
e) Delete or verify curb & gutter detail on page 4 meet the requirements of City of Prior Lake Public
Works Design Manual Plate # 507 on page 8.
f) Signature of company responsible for erosion and sediment control plan preparation,
implementation and maintenance.
g) Extend existing 2'contour lines a minimum of 200' beyond the property boundary to accurately
depict the existing drainage patterns.
h) Note for all silt fence to be installed by the contractor and inspected by the City prior to any site
work.
i) Delete or verify silt fence detail on page 5 meet the requirements of City of Prior Lake Public
Works Design Manual Plate # 602 on page 8.
j) Slopes greater than or equal to 4: 1 shall have erosion control blanket installed immediately after
finished grading.
k) Organize plan sheets in the following order: Title sheet, Detail sheets, Grading & Erosion Plan,
Sanitary Sewer & Watermain sheets, Street sheets
l) Existing utilities shall be shown and labeled as existing.
m) All streets shall be clearly labeled.
n) Bench marks shall be placed on all sheets.
0) Title Block shall include horizontal and vertical scales, and City project number.
p) Verify Location Map and Overall Plan specific requirements on Title sheet.
q) Stationing of water curb box shall be indicated by "W" in front of stationing.
r) The street construction plans shall show the centerline curve data.
Passed and adopted this 3rd day of June, 2002.
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} City Manager
City of Prior Lake
l:\02files\02subdivisions\02prelim plats\wensmann 3rd\platres.doc
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MAR I 8 2D02
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Wensmann Third Addition
Revised PUD Application
March 6, 2002
Developer:
Wensmann Realty, Inc.
Terry Wensmann/ Kelly Murray
1895 Plaza Drive, Suite 200
Eagan, MN 55122
Engineer
Pioneer Engineering
Nick Polta
2422 Enterprise Drive
Mendota Heights, MN 55120
Proposed Request:
Wensmann Realty, Inc. is seeking approval for a second revision to the PUD of the Wensmann
Addition that received final PUD approval in the fall of 2000. The reason for the request, is there
was a .53 acre "triangle" piece of property owned by Douglas and Barbara Kuper that became
essentially land locked with the approval of both the Wensmann Second Addition plat and the
Regal Crest plat. Wensmann Realty, lnc has entered into a purchase agreement with the Kupers to
acquire this parcel and have designed an additional four units that would fit right in to the
development. The Declaration for the association was modified to include this land as possible
additional real estate, and they will belong to the Wilderness Ridge II Association. A copy of the
association documents has been included.
In addition to the purchase of the property, Mr. and Mrs. Kuper have agreed to grant a drainage
and utility easement in favor of the City of Prior Lake across the entire wetland area on the
Kuper's west property line. This is an area that has been a concern for engineering staff and the
watershed district.
Impact to existing vegetation is minimal. Most of the area was underbrush, high grasses and non-
significant trees. There was one existing significant oak tree that has been preserved as shown on
the landscape plan.
The comprehensive guide plan has designated this area as urban low/Medium Density. The area
would need to be re-zoned to R-2 PUD. In reviewing the PUD Density calculations, this proposal
actually slightly decreases the density calculations. We are also staying under the allowed
impervious surface coverage and increased the open space impervious surface coverage.
This request is a benefit for all parties involved, the property owner, the city, and the developer.
---r---------------
CWf~*NN)
June 24, 2002
City of Prior Lake
Attn. Ms. Jane Kansier
14200 Eagle Creek Avenue
Prior Lake, MN 55372
Re: Wensmann Third Addition
Dear Jane;
Please accept this letter as clarification that the same building style, colors, materials, etc as approved with
the Wensmann 1st Addition PUD will be built in the proposed Wensmann Third Addition.
This letter is being provided in lieu of submitting additional sets of the building p Ian already approved.
If you have any fluestions or need additional information regarding this issue, please feel free to contact me
at our administrative offices 651-406-4400.
Sincerely,
,-1J."j hd'-1JLuJJ\~
K:lly1:~--() ,
Assistant Vice President
1895 Plaza Drive
Suite 200
Eagan. MN 55122
612/423-1179
Fax 612/905-3678
4-~
,......'..M... ." . .,.,.....',................._,.,><.)J.. .........'
. . ........' ..' ......'.'....(l.... ........
,',('ernotan ' urn
DATE: April 19, 2002
TO: Sue McDermott, City Engineer
FROM: Kevin Kleist, Engineering Tech IV
RE: Wensmann 3rd Addition (Project #02-37)
I have reviewed the Grading & Erosion Control plans for the subject project and have the
following comments:
1. For all watermains the depth of cover shall be a minimum of 8' to top of pipe and
maximUm of 10' of cover. Also 10' of horizontal separation shall be provided from
other parallel utility alignments.
2. Note to provide a minimum of 18" vertical separation for all watermain crossings
with sanJ,taty'sewer.
3. 'Check the sanitary service invert elevations for Lots 3 and 4. Does the documented
building elev;8-tion justify the sanitary service invert elevation depth being greater than
10' for Lot I?
4. Minimum grade for sanitary service stubs shall be W' per foot (2%).
5. Delete or ve~fy curb & gutter detail on page 4 meet the requirements of City of Prior
Lake Public Works Design Manual Plate # 507 on page 8.
6. Signature of company responsible for erosion and sediment control plan preparation,
implementation and maintenance.
7. Extend existing 2'contour lines a minimum of200' beyond the property boundary to
accurately depict the existing drainage patterns.
8. Note for all silt fence to be installed by the contractor and inspected by the City prior
to any site work.
9. Delete or verify silt fence detail on page 5 meet the requirements of City of Prior Lake
Public Works Design Manual Plate # 602 on page 8.
10. Slopes greater than or equal to 4: 1 shall have erosion control blanket installed
immediately after finished grading.
ll. Organize plan sheets in the following order: Title sheet, Detail sheets, Grading &
Erosion Plan, Sanitary Sewer & Watermain sheets, Street sheets
G:\PROJECTS\2002\3 7wensmann3\REVIEW l.rtf
12. Existing utilities shall be shown and labeled as existing.
13. All streets shall be clearly labeled.
14. Bench marks shall be placed on all sheets.
15. Title Block shall include horizontal and vertical scales, and City project number.
16. Verify Location Map and Overall Plan specific requirements on Title sheet.
17. Stationing of water curb box shall be indicated by "W" in front of stationing.
18. The street construction plans shall show the centerline curve data.
G:\PROJECTS\20021J7wensrnann3\REVIEWl.rtf 2
INTEROFFICE MEMORANDUM
DATE:
PLANNING/ENGINEERING
Ralph Teschner. Finance Director
WENSMANN 3RD ADDITION Preliminary Plat
(assessment/fee review)
April 11, 2002
TO:
FROM:
RE:
A .53 ac parcel in 34-l15-22 (PIN # 25934002 1) is being combined with Lot 39 Block l,
Wensmann 2nd Addition and is proposed to be developed as Wensmann 3rd Addition. This area
has received no prior assessments for City municipal utilities. The acreage associated with Lot
39, Block 1 Wensmann 2nd Addition has paid for its development fees under a prior
development agreement.
Since utilities are available to the property site, the cost for the extension of services internally
will be the responsibility of the developer. In addition to these improvement costs, the
subdivision will be subject to the following City charges:
Collector Street Fee
Stormwater Management Fee
Trunk Sewer & Water Fee
$1500.00/acre
$2983.00/acre
$3500.00/acre
The application of applicable City development charges would generate the following costs to
the developer based upon a net lot area calculation of .53 acres of townhouse units as provided
within the site data summary sheet of the preliminary plat description:
Collector Street Fee:
.53 acres @ $1500.00/ac = $795.00
Storm Water Management Fee:
.53 acres @ $2943/ac = $1,560.00
Trunk Sewer & Water Charge:
.53 acres @ $3500.00/ac = $1,855.00
NOTE: (Excludes Lot 39 Block I Wensmann 2nd Addition which has been previously charged)
These charges represent an approximate cost of $1.053 per lot for the 4 proposed townhouse
units located on the.53 acre portion of Wensmann 3rd Addition. Assuming the initial net lot area
of the preliminary plat does not change. the above referenced storm water, collector street and
trunk sewer and water charges would be determined and collected within the context of a
developer's agreement for the construction of utility improvements at the time of final plat
approval.
There are no other outstanding special assessments currently certified against the property. Also.
the tax status of the property is current with no outstanding delinquencies.
16200 Engle Creek Ave. S.E., Prior Lake, Minne~ota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
H"\SPLfTS\Wcnsm:mn.' DOC
AN EQUAL OPPORTUNITY EMPLOYER
.--r---.---------. -.-.--..--..-
Planning Commission Meeting
May J 3, 2002
Stamson:
. Agreed 'th Commissioners and supported both requests.
. It is import t to keep in mind in changing the designation of the lake does not
change the use fthe lake. The surrounding use of the d is effected.
. The lake designa' n has changed over the years.
. The change to R-1 i ppropriate.
TAD, RECOMMENDING APPROVAL
HE R-1 DISTRICT ON 20.04 ACRES.
MOTION BY CRIEGO, S OND BY ST AD, RECOMMENDING APPROVAL
OF AN AMENDMENT 0 THE ZONING 0 INANCE RECLASSIFYING HASS
LAKE TO A REC TIONAL DEVELOPME LAKE.
cated ayes by all. MOTION CARRIE .
This ter will go before the City Council on June 3, 2002.
*
D, Cases #02-055 (Rezoning); #02-038 (PUD Amendment); #02-039
(Preliminary Plat); and 02-048 (Vacation) Wensmann Homes have submitted
applications for an amendment to the Wensmann 1 sf Addition PUD Plan and a
preliminary plat. This proposal adds 0.53 acres of the Kuper property, located along
the east side ofWensmann 2nd Addition, to the existing PUD, The plan extends the
private street and adds 4 townhouse units to the PUD plan. The vacation application
is to vacate the existing drainage and utility easement over Lot 39,
Planning Coordinator Jane Kansier presented the Planning Report dated May 13, 2002,
on file in the office of the City Planning Department.
Wensmann Realty, Inc., has applied for approval ofa development to be known as
Wensmann 3rd Addition on the property located north ofCSAH 82, west of Fox Tail Trail
and Wensmann 2nd Addition. The application includes the following requests:
. A rezoning of approximately 0.53 acres from the R-1 (Low Density Residential)
district to the R-2 (Low to Medium Density Residential) district;
. An amendment to the Wensmann 1st Addition Planned Unit Development Plan;
. A Preliminary Plat;
. The vacation of the existing drainage and utility easement over Lot 39, Block 1,
Wensmann 2nd Addition.
The proposal adds 0.53 acres to the east side of the existing PUD, extends the private
streets and adds 4 townhouse units to the existing development.
L:\02FILES\02planning comm\02pcminutes\MN05 I 302.doc 7
Planning Commission Meeting
May 13, 2002
The proposed rezoning, Pun amendment, preliminary plat and vacation are consistent
with the existing development of Wensmann 1 st. The staff therefore recommends
approval, subject to the following conditions:
1. The resolution vacating the easement will not be recorded until the final plat of
Wensmann 3rd has been approved and signed by the City.
2. Provide an irrigation plan for the new area.
3. Address the following Engineering issues in the final plat plans:
a. For all watermains the depth of cover shall be a minimum of8' to top of pipe and
maximum of 10' of cover. Also 10' of horizontal separation shall be provided
from other parallel utility alignments.
b. Note to provide a minimum of 18" vertical separation for all watermain crossings
with sanitary sewer.
c. Check the sanitary service invert elevations for Lots 3 and 4. Does the
documented building elevation justify the sanitary service invert elevation depth
being greater than 10' for Lot 1?
d. Minimum grade for sanitary service stubs shall be 1;4" per foot (2%).
e. Delete or verify curb & gutter detail on page 4 meet the requirements of City of
Prior Lake Public Works Design Manual Plate # 507 on page 8.
f. Signature of company responsible for erosion and sediment control plan
preparation, implementation and maintenance.
g. Extend existing 2'contour lines a minimum of200' beyond the property boundary
to accurately depict the existing drainage patterns.
h. Note for all silt fence to be installed by the contractor and inspected by the City
prior to any site work.
1. Delete or verify silt fence detail on page 5 meet the requirements of City of Prior
Lake Public Works Design Manual Plate # 602 on page 8.
J. Slopes greater than or equal to 4: 1 shall have erosion control blanket installed
immediately after finished grading.
k. Organize plan sheets in the following order: Title sheet, Detail sheets, Grading &
Erosion Plan, Sanitary Sewer & Watermain sheets, Street sheets
1. Existing utilities shall be shown and labeled as existing.
m. All streets shall be clearly labeled.
n. Bench marks shall be placed on all sheets.
o. Title Block shall include horizontal and ve~ical scales, and City project number.
p. Verify Location Map and Overall Plan specific requirements on Title sheet.
q. The street construction plans shall show the centerline curve data.
L:\02FILES\02planning comm\02pcminutes\MN051302.doc 8
Planning Commission Meeting
May 13, 2002
Comments from the public:
Kelly Murray, representing Wensmann Realty, explained the original plan ofWensmann
1 st Addition overlooking the access on this piece of property. It is a nice fit for both the
seller and developer that this could be worked out.
Kyle Schroeder, 15557 Highland Avenue, questioned the Comprehensive Plan for traffic
on County Road 82 as it relates to safety, access and noise; questioned the impervious
surface requirements and drainage impact on the wetland. Schroeder suggested more
consideration for traffic on County Road 82 for further developments.
Kansier responded the access points are dictated by Scott County based on spacing
requirements. The County Road will be upgraded. The City has requested that the road
be included in their Capital Improvement Plan.
Rye said the City Council is concerned with the traffic problems on County Road 82.
The City's understanding is that ultimately the road will become a 4-lane. The City does
not have control of the timing of the upgrade.
Kansier said the impervious surface and drainage meet the requirements as well as the
Watershed District's requirements.
Schroeder said he was concerned for the existing developments. There has to be a
Comprehensive Plan addressing the additional traffic. The City and County have to
partner on these issues.
Kansier said the County has a plan for the road. The City does partner with the County on
utilities, trails and bike paths. The City Council is concerned about the traffic issue and is
in contact with Scott County.
The Commissioners had a brief discussion on the development process.
The public hearing closed at 7:53 p.m.
Comments from the Commissioners:
Ringstad:
. Thanked Mr. Schroeder for his concerns regarding County Road 82.
. Based on the information - approve all four requests.
Criego:
· Questioned a connection between Regal Crest and this development. Kansier replied
it would not connect with this project. The adjoining property will eventually
connect.
· Kelly Murray explained the sanitary sewer easement and the connection.
. Agreed with staffs recommendation.
L:\02FILES\02planning comm\02pcminutes\MN051302.doc 9
Planning Commission Meeting
May 13, 2002
Lemke:
. Agreed with staff's recommendation, it is a good use for a half acre that would
otherwise become an unattractive nuisance.
Atwood:
. Support all requests.
Stamson:
. Agreed with staff and Commissioners, it is an appropriate use of the land.
. Questioned if the City already has a Wilderness Trail. Kansier said the road will not
be called Wilderness Trail. The development is call Wilderness Ridge.
MOTION BY RINGSTAD SECOND BY ATWOOD, RECOMMENDING APPROVAL
OF REZONING 0.53 ACRES FROM THE R-1 DISTRICT TO THE R-2 DISTRICT.
Vote taken indicated ayes by all. MOTION CARRIED.
MOTION BY RINGSTAD, SECOND BY ATWOOD, RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE WENSMANN 1 ST PLANNED UNIT
DEVELOPMENT SUBJECT TO STAFF'S CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
MOTION BY RINGSTAD, SECOND BY ATWOOD, TO RECOMMEND APPROVAL
OF THE PRELIMINARY PLAT TO BE KNOWN AS WENSMANN'S 3RD
ADDITION, SUBJECT TO STAFF'S CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
MOTION BY RINGSTAD, SECOND BY ATWOOD, TO RECOMMEND APPROVAL
OF THE VACATION DRAINAGE AND UTILITY EASEMENT OVER LOT 39,
BLOCK 1, WENSMANN 2ND ADDITION, SUBJECT TO STAFF'S CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before the City Council on June 3, 2002.
A recess was called at 7:59 p.m. The meeting reconvened at 8:06 p.m.
6. Old Business:
A, Case File #02-013 (continued) Tom Holme Construction, Inc, is requesting
consideration of a preliminary plat named Red Cedar Heights consisting of 4,34
acres to be subdivided into 7 lots for single family residential development, The
L:\02FILES\02planning comm\02pcminutes\MN05 I 302.doc 10
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