HomeMy WebLinkAbout9B - Jeffer's South
CITY COUNCIL AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
JUNE 17, 2002
9B
JANE KANSIER, PLANNING COORDINATOR
AGENDA ITEM:
CONSIDER APPROVAL OF A RESOLUTION APPROVING A
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN AND
APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
PLAT TO BE KNOWN AS JEFFERS SOUTH
DISCUSSION:
.
Introduction: Wensmann Realty, Inc., has applied for approval of a
development to be known as Jeffers South on the property located west of
CSAH 21, approximately Y2 mile north of CSAH 82 and directly north of
Wensmann 1st Addition and Regal Crest. Wensmann Realty, Inc. is the
developer of this project. Paul Oberg, executor ofthe Jeffers Estate, the
current property owner, has also signed the application.
The agenda report covers the following requests:
. Approval of a Planned Unit Development Preliminary Plan;
. Approval of a Preliminary Plat.
History: The development to be known as Jeffers South calls for a mixed-
use development consisting of a total of 81 dwelling units on 23.69 net
acres, for a total density of 3.42 units per acre. The proposed development
includes 22 single family dwellings and 59 townhouse units in 45, three and
four-unit buildings. The development also includes parkland and private
open space.
The Planning Commission held a public hearing to consider this proposal on
May 28, 2002. The Planning Commission recommended approval of this
request. The draft minutes of the May 28, 2002 Planning Commission
meeting are attached to this report.
Current Circumstances: The following analysis summarizes the proposed
plan and its compliance with Zoning and Subdivision Ordinance
requirements.
Total Site Area: The total site consists of 34.05 acres. The net area of this
site, less County road right-of-way and wetlands, is 23.69 acres.
Top02raphy: This site has a varied topography, with elevations ranging
from 970' MSL at its highest point to 900' MSL at the lowest point. The
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
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AN EQUAL OPPORTUNITY EMPLOYER
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higher point of the site is located in the southeast comer of the site. The
west Y2 of the site generally drains towards the wetland located along the
west side of the site. The eastern portion of the site generally drains to the
northeast to the existing storm water pond. The property also contains areas
with slopes exceeding 20 percent, primarily adjacent to the wetland and on
the north side of the site.
Vegetation: This site is a combination of woodland and pastureland. There
are several stands of significant trees, especially around the wetland and in
the northeast portion of the site. The project is subject to the Tree
Preservation requirements of the Zoning Ordinance. The applicant has
submitted an inventory of the significant trees on the site, which identifies
10,871 caliper inches of significant trees. The Tree Preservation Ordinance
allows removal of 25% of the total caliper inches for grading and utilities,
and removal of an additional 25% of the total caliper inches for building
pads without tree replacement. Removal of additional caliper inches
requires replacement at a rate of 1/2 caliper inch for each caliper inch
removed. Initial calculations indicate no tree replacement is required.
Wetlands: There is one wetland located within this site, with a total area of
9.40 acres. The proposal does not include any disturbance of this wetland.
Access: Access to the site is from CSAH 21 on the east side of the site and
Jeffers Pass on the south side of the property.
2020 Comprehensive Plan Designation: This property is designated for
Urban Low to Medium Density Residential uses on the 2020 Comprehensive
Plan Land Use Map. The entire site is located within the current MUSA
boundary.
Zoning: The site is zoned R-1 (Low Density Residential). The applicant is
not requesting a rezoning as part of this application. The R-1 district permits
a maximum density of 3.6 units per acre.
Streets: This plan proposes a combination of public and private streets.
Public Streets: There are three new public streets proposed in this
development. The first street is an extension of Jeffers Pass about 1,050' to
the north boundary of the plat, which will allow for a future connection to
the property to the north. The second street is an extension of Raspberry
Ridge Road, from its current intersection with CSAH 21, about 1,040' to the
west, where it intersects with Jeffers Pass. The third new public street is a
350' long cul-de-sac, identified as Circle K, and located on the west side of
Jeffers Pass. This street provides access to 9 single family lots. The plans
also identify a temporary turn-around for Jeffers Pass on the property to the
north. An easement for this turn-around will be required.
Private Streets: There are four private streets designed to serve the
townhouse portion of the development. . All four of these private streets are
located on the south side of Raspberry Ridge Road. Outlot C is
approximately 150' long, with a 24' wide surface, and provides access to
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one, 3-unit building. Outlots D and E are approximately 110' long, with a
28' wide surface, and each provides access to two, 4-unit buildings. Outlot
F is approximately 320' long, with a 32' wide surface, and provides access
to three, 4-unit buildings. Outlot F is the only private street providing access
to more than 2 buildings, and, as such, is probably the only true private
street. The other 3 outlots could be considered shared driveways since they
provide access to only two buildings.
Section 1004.415 lists the design criteria for private streets as follows:
Private streets shall only be permitted in Planned Unit Developments, which
have homeowner associations approved by the City. Private streets shall be
platted as outlots, and shall be designed and constructed in the same manner
as public streets; provided, the street pavement may be contained within the
outlot and the balance of the street right-o.fway may be contained within
adjacent easements, provided that the combined width of out/ots and
easements shall not be less than the right-o.fway, pavement width and
easement requirements for public streets.
The private streets meet this requirement. Due to its length, Outlot F must
be designed with a cul-de-sac.
Sidewalks/Trails: The plan proposes a sidewalk on the west side of Jeffers
Pass and on the south side of Raspberry Ridge Road. The applicant's
narrative also notes that the current trail system located in Wensmann 1 st
Addition will be continued along the wetland through this property;
however, that trail is not identified on the plan.
Parks: This plan includes two areas identified as parks, for a total of 13.76
acres. Park 1, located on the west side of the property is 11.72 acres, but is
primarily wetland. There are also areas of steep slopes within this park. The
plan does not identify any access to this park. Park 2, located on the north
side of the plat, is 2.04 acres in area. There is a storm water pond on this
site, as well as steep slopes. Access to this park is from Raspberry Ridge
Road, on the east end of the site. This park also includes areas with steep
slopes. Both parks also include several significant trees.
Section 1004.1000 of the Subdivision Ordinance requires 10% of the gross
area of the site for parkland dedication. Credit is given for wooded areas or
dry uplands with slopes less than 10 percent. No credit is given for
wetlands, storm water ponds or steep slopes. In this case, the required land
dedication is 3.4 acres. While the actual area identified as park exceeds this
amount, the developer must provide information to identify how much of
this land will qualify for credit.
Sanitary Sewer: Sanitary sewer will be extended from the existing utilities
located in CSAH 21. The sewer line is extended from the north through the
park area and along the right-of-way. An easement across the property to
the north will be required for the extension of the sewer line. In addition, the
sewer should be extended to the south property boundary to provide a future
service to this site.
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Water Main: Water mains will be extended from the existing line in Jeffers
Pass and in CSAH 21 to serve this site. The water main has been extended
to the north property boundary for a future service to the property to the
north.
Storm Sewer: The plan proposes a series of storm sewers to handle the
storm water runoff on this site. The system will direct runoff to the north to
a NURP pond on the north side of this site. A portion of that pond is located
off-site and will require easements. A small portion of the site drains to the
west. The developer is proposing to treat the storm water with a vortechnics,
rather than a NURP pond, before the water outlets to the wetland.
Density: The plan proposes 81 units on a total of 34.05 acres. Density is
based on the buildable acres of the site, or in this case on 23.69 net acres.
The overall density proposed in this plan is 3.42 units per acre, which is
within the maximum R-1 density.
Lots: The preliminary plat consists of 22 single family lots and 45 lots for
the townhouse units. There is also one lot for the common open space. The
proposal also includes six outlots. Outlots A and B are located on the north
edge of this site, and appear to be intended for future development. Outlots
C, D, E and F are the private streets serving the townhouse lots.
The minimum lot area and frontage requirements for a single family lot in
the R-l district are 12,000 square feet and 86 feet at the front building line.
Corner lots require 14,400 square feet and 103 feet of width at the front
building line. All of the proposed lots meet the minimum lot area and
frontage requirements.
Building Styles: There are two different townhouse building styles
proposed. The first style is a 2-story, attached single family style dwelling
with an attached garage. These buildings are located on the south side of
Raspberry Ridge Road. The plan includes 31 of these units in one 3-unit
building and seven 4-unit buildings. Each of the units in these buildings
includes a 2-car garage, rear yard decks and porches, and approximately
2,400 square feet of living space. The buildings are 25' high at the front,
with vinyl siding exteriors and brick face and vinyl shakes for accents.
The second building style is a 2-story, condominium building with upper
and lower units. There are 28 units in 7, 4-unit buildings. These buildings
consist of a lower level, 2-car garage and 1,300 to over 2,000 square feet of
living space. These buildings are also 25' high, with vinyl siding exteriors
and brick face and vinyl shakes for accents.
Building elevations and sample floor plans for each of these buildings are
attached to this report. The Building Official has also noted that the 2002
International Building Code, scheduled to be adopted in January 2003, may
have significant impact on the construction of these types of units. The
developer will be required to meet any building codes effective at the time
of construction.
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Setbacks: The plan proposes a 25' setback from the front property line, a
minimum 30' rear yard setback, and a minimum 25' building separation
(foundation to foundation) between the townhouses. The plan proposes the
conventional R-l setbacks for the single family dwellings. The plan also
notes a 30' setback from any wetland.
The proposed setbacks are generally consistent with the Zoning Ordinance
requirements. The plan sheets should specifically note that there is a 25'
setback from the public right-of-way line required for the townhouses, and
that the 30' setback is measured from both decks and porches. Also, the
plan sheets should note that conventional R-l setbacks would apply to the
single family dwellings.
Lot Covera2e: The R-l district allows a maximum ground floor area of
0.30. The ground floor area proposed in this plan is 0.14.
Useable Open Space: The R-l district also requires 600 square feet of
useable open space per unit for cluster developments. Although this
proposal is a PUD, it must also comply with that requirement. The required
open space for this development is 35,400 square feet; the plan indicates a
total of 92,883 square feet.
Parkin2: The proposal provides at least 2 spaces per dwelling unit, which is
consistent with the minimum Zoning Ordinance requirements. Each the
units have two car garages, which provide the minimum parking
requirement. The plan also provides 14 off-street parking spaces in the
townhouse area for guest parking. The proposed private streets will not
provide anyon-street parking.
Landscaping: Section 1107.1900 lists the landscaping requirements for this
development. There are two different types of landscaping required for this
development. First of all, perimeter landscaping is required for the
townhouse portion of the development with buildings consisting of 3 or
more units at a rate of 1 tree per unit or 1 tree per 40' feet of perimeter,
whichever is greater. In addition, 2 front yard trees are required for each
single family lot. Our calculations indicate a total of 128 trees are required
for this site.
The developer has submitted a landscaping plan that identifies landscaping
for both the single family and the townhouse portion of the development.
The landscaping plan provides the proper number of trees for the
development, and is mostly consistent with ordinance requirements for size
and species of the plantings. The ordinance requires at least 20% of the
plants must exceed the minimum sizes of 2 1/2 caliper inches for deciduous
and 6' for coniferous. While the plan includes the proper number of
oversized deciduous trees, at least 20% of the evergreens must be at least 8'
high. The plan does not indicate whether an irrigation system will be
provided.
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Tree Replacement: The applicant has submitted an inventory identifying
10,871 caliper inches of significant trees on the site. The Zoning Ordinance
allows up to 25% of the significant caliper inches to be removed for road
and utility purposes, and up to 25% for building pads and driveways. In this
case, the proposal removes 11.3% for road and utility purposes and 1.9% for
building pads and driveways. Therefore, no tree replacement is required.
Signs: There are three project monument signs identified on this plan. Two
are located at the east entrance to the site. One sign is located at the
intersection of Jeffers Pass and Raspberry Ridge Road. No elevations for
these signs have been provided.
Lighting: Street lights will be provided on the public streets. The
developer has not indicated whether or not street lights will be provided on
the private streets.
Traffic Impact Report: The developer has submitted an elementary traffic
study for this development. This study indicates the proposed development
will generate a total of 475 daily trips. The TIR, however, does not include
the proper number of townhouse units. Although the additional units will
probably have an insignificant impact, the TIR must be revised accordingly.
A copy of the submitted TIR is attached to this report.
Phasing: No phasing plan has been submitted for this project. The
applicant's narrative indicates the project will be completed in a single
phase.
THE ISSUES:
There are two separate applications included in this proposal.
pun PRELIMINARY PLAN: One of the major issues pertaining to this
development is whether or not the plan meets the PUD criteria. The primary
justification for a PUD appears to be the use of the private streets. A cluster
development of this type is permitted as a conditional use permit in the R-l
district, so a similar development with public streets could be done without a
PUD. The plan is consistent with the requirements for a conventional cluster
development. Only Outlot F is a private street, since it provides access to 3
buildings. The other outlots could be considered shared driveways. If one
of the buildings were eliminated, Outlot F would also be a shared driveway
and the PUD would not be required.
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 design,
with the exception of the private street, could also be done as a
conventional R-l cluster development.
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(2) Higher standards of site and building design.
The developer is utilizing standard construction and design practices
for the townhomes. The lookout style of the buildings utilizes the
natural grades of the site where possible.
(3) More efficient and effective use of streets, utilities, and public facilities
to support high quality land use development at a lesser cost.
Maintenance of private streets, including plowing and future repairs, is
done by the homeowners association. This reduces City costs in
providing services to these homes.
(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 proposed parks preserve the wetland and trees on the site. The
park can also continue the trail connection begun in the development to
the south. This same dedication, however, is required under
conventional procedures.
(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 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 use of the private streets allows for fewer driveway openings on
the public streets.
(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. The plan provides screening from the adjacent single
family homes and the adjacent County road.
(8) 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 criteria 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.
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There is no park dedication or open space dedication over and above
that required under conventional procedures.
Section 1106.300 states the quality of building and site design proposed by
the PUD will enhance the aesthetics of the 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 in that all of the buildings
will be constructed of similar materials. The extension of the existing
private street allows for efficient movement of traffic. The
landscaping plan, meeting the requirements of the Zoning Ordinance,
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 extension of the single family
homes adjacent to the existing residences, and 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.
This project will be constructed in a single phase.
(4) Approval of a P UD 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 landfor 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-l" or "R-2" Use District.
c. 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.
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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.
PRELIMINARY PLAT: The primary issue relating the preliminary plat is the
dedication of parkland. The developer must provide calculations identifying
how much of the actual land will qualify for credits. At least 10% of the
gross area, or 3.40 acres, must be dedicated as park. The attached
memorandum from the City Engineer also identifies necessary revisions.
CONCLUSION:
The Planning Commission concluded that the PUD was appropriate for this
development. The use of the private streets limited the number of driveways
on Raspberry Ridge Road. The Planning Commission recommended
approval of the project subject to the following conditions.
1. The developer must provide specific information on the parkland,
detailing the area that qualifies for dedication credit.
2. The developer must provide an access to the park on the west side of the
site from Jeffers Pass.
3. Extend the trail from Wensmann 1 st to the north edge of this
development.
4. The name of the cul-de-sac must be changed to a name more consistent
with the street naming policy.
5. The landscaping plan must be revised to include 20% of the evergreen
trees as oversized trees. An irrigation plan must also be provided.
6. The developer must provide easements for the storm water pond and the
temporary cul-de-sac located on the adjacent property.
7. The developer must provide sign elevations for the monument signs.
8. The Traffic Impact Report must be revised to include the proper number
of units.
9. Revise the plan sheets to specifically note that there is a 25' setback
from the public right-of-way line required for the townhouses, and that
the 30' setback is measured from both decks and porches. Also, the plan
sheets must note that conventional R-1 setbacks will apply to the single
family dwellings.
10. Address the comments identified in the memorandum from the City
Engineer dated May 23,2002.
The Planning Commission and the staff recommend approval of this
proposal. The attached resolutions identify the conditions of approval which
must be met prior to final plat approval.
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FISCAL IMPACT:
AL TERNA TIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
RUdgPf Tmpn('f' There is no budget impact as a result ofthis action.
Approval of the project wilI facilitate the development of the area and
increase the City tax base.
The City Council has three alternatives:
1. 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 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 ofthese requests.
3. Defer consideration of this item and provide staff with specific direction.
The staff recommends Alternative # I. This action requires the following
motions:
I. A motion and second adopting a resolution approving a Planned Unit
Development Preliminary Plan to be known as Jeffers South subject to
the listed conditio
2. A motion a d sec ,d adopting a resolution approving a Preliminary Plat
to be no as J ers South, subject to the listed conditions.
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PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 02~ f{to
RESOLUTION APPROVING THE JEFFERS SOUTH PLANNED UNIT DEVELOPMENT
MOTION BY:
~~
SECOND BY:
Mi tL
WHEREAS: Wensmann Realty, Inc. has submitted an application for a Planned Unit Development
Preliminary Plan to be known as Jeffers South; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development Preliminary Plan at a public hearing on May 28, 2002; and
WHEREAS: Notice of the public hearing on said PUD Preliminary 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 PUD Preliminary Plan; and
WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for Jeffers
South on June 17, 2002; and
WHEREAS: The City Council finds the PUD Preliminary Plan consistent with the Comprehensive Plan
and the Zoning Ordinance; and
WHEREAS: The City Council finds the PUD Preliminary 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 design, with the exception of the private street,
could also be done as a conventional R-1 cluster development.
b) Higher standards of site and building design.
The developer is utilizing standard construction and design practices for the townhomes.
The lookout style of the buildings utilizes the natural grades of the site where possible.
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
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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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Maintenance of private streets, including plowing and future repairs, is done by the
homeowners association. This reduces City costs in providing services to these homes.
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 proposed parks preserve the wetland and trees on the site. The park can also
continue the trail connection begun in the development to the south. This same
dedication, however, is required under conventional procedures.
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 density and variety of housing units is consistent with the Comprehensive Plan goals
to provide a variety of housing styles.
f) Encourages a more creative and efficient use of land.
The use of the private streets allows for fewer driveway openings on the public streets.
g) 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.
The plan provides screening from the adjacent single family homes and the adjacent
County road.
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 otherparts of the site.
There is no park dedication or open space dedication over and above that required under
conventional procedures.
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 in that all of the buildings will be constructed of
similar materials. The extension of the existing private street allows for efficient
movement of traffic. The landscaping plan, meeting the requirements of the Zoning
Ordinance, 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.
The use of the PUD will allow the extension of the single family homes adjacent to the
existing residences, and the clustering of the townhouse units.
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PAGE 2
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.
This project will be constructed in a single phase.
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 Jeffers South Planned Unit Development Preliminary Plan is hereby approved subject to the
following conditions
a) The developer must provide specific information on the parkland, detailing the area that
qualifies for dedication credit.
b) The developer must provide an access to the park on the west side of the site from
Jeffers Pass.
c) Extend the trail from Wensmann 1st to the north edge of this development.
d) The name of the cul-de-sac must be changed to a name more consistent with the street
naming policy.
e) The landscaping plan must be revised to include 20% of the evergreen trees as oversized
trees. An irrigation plan must also be provided.
f) The developer must provide easements for the storm water pond and the temporary cul-
de-sac located on the adjacent property.
g) The developer must provide sign elevations for the monument signs.
h) The Traffic Impact Report must be revised to include the proper number of units.
i) Revise the plan sheets to specifically note that there is a 25' setback from the public right-
of-way line required for the townhouses, and that the 30' setback is measured from both
decks and porches. Also, the plan sheets must note that conventional R-1 setbacks will
apply to the single family dwellings.
j) Address the comments identified in the memorandum from the City Engineer dated May
23, 2002.
1:\02files\02puds\jeffers south\pudres.doc
PAGE 3
---...,..'..-- ---.
Passed and adopted this 17th day of June, 2002.
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
YES NO
{Seal} Frank Boyles, City Manager
1:\02files\02puds\jeffers south\pudres.doc PAGE 4
Location Map
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Memorandum
DATE: May 1, 2002
."1" (L'~ ~<..,,-:-:v'u "-
TO: ~TOGk D~v~lupmeflt
Nick Polta, Pioreer Fngineerin9-
FROM: Sue McDermott, City Engineer
RE: Grading Permit - Wilds North
City Project #02-39
The Engineering and Planning Departments have reviewed the subj ect grading permit and
have the following comments:
CD Provide storm water calculations per Public Works Design Manual.
_ 2.-Show grading limit~n:-
3. The wetland delineation should be updated as it was done more than 5 years ago.
4. The cul-de-sac must be extended to intersect with the road to the north.
5. Provide proof of insurance for the developer/contractor.
6. Provide a bond, letter of credit or deposit of money in the amount of $33,000,
based on 22 acres at $1500 per acre.
7. Provide a permit fee of$I,362.75.
The permit will be issued when these items are addressed. Call me at (952) 447-983 I if
you have any questions.
G: \P ROJE CT S\2 002\3 9wildsnorth \permi treview I.DOC
---.-
PRELIMINARY Pl(AT
RESOLUTION 02-~ 9::;
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT
OF "JEFFERS SOUTH" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
~f
SECOND BY: ----1d.fi
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on May 28, 2002 to consider an
application from Wensmann Realty, Inc., for the preliminary plat of Jeffers South; 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 Jeffers South 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 Jeffers
South on June 17, 2002; and
WHEREAS: the City Council finds the preliminary plat of Jeffers South 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 of Jeffers South is approved subject to the following conditions:
1) The developer must provide specific information on the parkland, detailing the area that qualifies for
dedication credit.
2) The developer must provide an access to the park on the west side of the site from Jeffers Pass.
3) Extend the trail from Wensmann 1st to the north edge of this development.
4) The name of the cul-de-sac must be changed to a name more consistent with the street naming policy.
5) The landscaping plan must be revised to include 20% of the evergreen trees as oversized trees. An
irrigation plan must also be provided.
1:\02fi1es\02puds\jeffers south\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
~---------_._....._-_._._--_..._.._-_...._.__.
6) The developer must provide easements for the storm water pond and the temporary cul-de-sac located
on the adjacent property.
7) The developer must provide sign elevations for the monument signs.
8) The Traffic Impact Report must be revised to include the proper number of units.
9) Revise the plan sheets to specifically note that there is a 25' setback from the public right-of-way line
required for the townhouses, and that the 30' setback is measured from both decks and porches. Also,
the plan sheets must note that conventional R-1 setbacks will apply to the single family dwellings.
10) Address the comments identified in the memorandum from the City Engineer dated May 23,2002.
Passed and adopted this 17th day of June, 2002.
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
YES NO
{Seal} City Manager
City of Prior Lake
1:\02files\02puds~effers south\platres.doc
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EAGAN MN 55122-21t2 FAJ(; 1I51l tOS~3t18
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TOHo~ 1>fE.'" LOCATION JEFFERS SOUTH SHEET NO
-N/ A - l'ItCIllAKE. ..-..tsou.
LlVM& Alf.k UOOEl. OIlI!NTATION 5
-N/A- CYPAESS/TAMARAO<: -N.IA-
GNW:iI Alf.A; SCALI! 1/8':; \'-0' DATI! 07-17-98
M1~N~~ (lAAWN IY T JO CI<<'D"
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Applicant:
PRELIMINARY PLAT/ pun APPROVAL
WENSMANN REALTY, INC
"JEFFERS SOUTH"
APRIL 26, 2002
Wensmann Realty, Inc
1895 Plaza Drive, Suite 200
Eagan, MN 55122
651-406-4400
Fax 651-905-3678
Attn. Ms. Kelly Murray
Mr. Terry Wensmann
Consulting Engineer:
Site:
Site Area
Significant
Features:
Parkland
Pioneer Engineering
2422 Enterprise Drive
Mendota Heights, MN 55120
651-681-1914
Fa"( 651-681-9488
Ann. Mr. Nick Polta
The proposed site is located west of Co 21, North of the Wensmann 151 Addition, and east
of the Wilds, The proposed subdivision is in section 34, with the remainder of the 380+/-
acre Jeffers Estate in Section 27. The property is a separate parcel of record from the
balance of the Jeffers Estate and includes approximately 34 acres,
The total site consists of 34.05 acres, The net area of this site. less wetlands. is
approximately 22,99 acres,
This site has a mixture of natural features including: steep slopes, wetlands, significant
tree stands and open farmland. A complete tree inventory has identified 991 significant
trees on the site, with only 156 disturbed during construction operations, representing
only a 13,2% removal. The steep slope areas have either been preserved, or the building
designs are such that they work with the slope to minimize the impact. Building
modifications will be made on a case by case basis to keep as many of the trees as
possible, The use of decks in cases where a tree might be lost to construct a concrete
sidewalk will be implemented on a house by house basis. The site also contains 94 acres
of wetlands, No wetlands are impacted as part of this proposed development.
The proposed plat continues a plan initiated with the Wensmann 151 Addition to construct
a trail system from Co 82, north through the Wensmann 151 Addition, following the edge
of the large wetlands, north to eventually connect to trails along either Co 21 or Co 42.
.
.
Streets
Zoning
Phasing
Landscaping
Monuments
Drainage
Easements
This entire area is being dedicated as parkland. However, credits will be based on
useable area, Wensmann Realty has an option to purchase additional land immediately
north of the proposed plat and will continue to develop this trail system as progress
northward is made.
The streets in Jeffers South are proposed to be public. However, 4 private drives
off Raspberry Ridge Road require approval through the PUD process. Sidewalks are
proposed on the West side ofJeffers Pass and the South Side of Raspberry Ridge Road.
Additional off-street parking is achieved in the private drive areas, keeping guest parking
off the public streets.
The development is currently zoned R-l and as part of this request, Wensmann Realty is
requesting a re-zoning to R-l PUD.
The proposed development will be constructed in one phase.
The Jeffers South Condominium Association and the Jeffers South Townhome
Association will both have irrigation systems as part of the final landscaping design.
Three monuments are requested within this development and are shown on the site plan
. and are located within common areas of the associations. Final monument designs will
be included as part of our final plat approval.
Generally, all drainage and utility easements required will be included within the final
plat of Jeffers South. However, a stonn water pond is proposed to be constructed north
of the plat boundary. Therefore a pennanent drainage and utility easement that will be
granted to the City of Prior Lake has been created and agreed upon by the Jeffers Estate,
A copy of the proposed easement area is included with this submission.
By utilizing the PUD process. we are able to enhance the development in the following areas,
I.
2,
More efficient and effective uses of streets, utilities and public facilities to support high
quality land use development at a lesser cost.
The private drives will be maintained by the homeowners association, including
plowing andfuture repairs within the area designated as Jeffers South Townhome
Association, This will reduce cost to both the city for future repairs. yet save on
snowplowingfees because the contractor will not have to come back after the city plows
go through.
Enhanced incorporation of recreation public and open space components in the
development.
Parkland dedication and trail locations are placed along the wetlands, rather
than including the areas within the single family lots, In doing so, the public will have
the opportunity to enjoy the views and nalllral featllres of this area while they use the
trails instead of becoming addition rear yard space.
.
-'....,.----.'-.-.....-
3,
Encourages a more creative and efficient use of land and a flexible approach to
development.
Using the PUD process to creative private drives allows for better use of open
space by clustering a denser housing stylein open area, and lower density designs in the
forested areas, The P UD process also keeps driveways from packing directly onto a
public street for 31 of the homes. This mixture of different housing styles also creates a
variety of price points to better meet the needs of the community,
4,
Preserves and enhances desirable site characteristics including flora and fauna, scenic
view and buffering,
The location of the higher density homes in the open space and lower densities
in the wooded and steep slope areas helps maintain an overall average that could not
otherwise be achieved Homes are located in a manner to take advantage of the natural
screening that the wooded cluster of trees can provide.
5,
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 uses have the
potential to significantly affect adjacent or nearby properties.
The proposal has allowedfor additional phasing of the condominium units as
the Development moves to the north. The use of the P UD also allows for the private
drives to minimize the number of cars that back onto a public street, yet maximizing the
use of the land
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II ({ MAY 1 2002 \ J: II
Preliminary ~~C- ,~\
Engineering Project Summa y ,
for the
Jeffers South Development
.
ill
Prior Lake
I. Description of Project
The site is approximately 34 acres located west of Scott County Road 21 directly opposite of
Raspberry Ridge Road, The subject 3ite is in Section 34, Township 115, Range 22, Scott
County, Minnesota.
The proposed project includes the grading, utility and street construction for 21 single family
units and 59 multi-family units. This will include the extension of Jeffers pass from the south
to the north prop~rty lines as well as the extension of Raspberry Ridge Road from Co,Rd. 21
to the west.
The grading, utility and street construction will begin in June and run until the Fall of 2002.
II. Project Manager
The project manager and project engineer shall be responsible for various aspects of the
construction and are as follows:
Proiect Mana!!er
Terry Wensmann
Wensmann Realty
3312 151" Street West
Rosemount, Mn 55068
( 651)406-4400
Proiect En!!ineer
Nicholas Polta
Pioneer Engineering
2422 Enterprise Drive
Mendota Heights, Mn 55124
(651)681-1914
III. Existing Site Conditions
The site has been partially farmed within the last few years with ro\\' crops. The rest of the si:e
is wooded, with oaks, ash, aspen and maple as the primary species,
The surrounding land uses are residential to the east and south: the north and west are
primarily undisturbed wetlands or woods with the remainder in agricultural uses,
.---1'"'-
IV. Soils and Slopes
The United States Department of Agricultures Soil Survey identifies the onsite soils are
primarily Hayden Series these soils are described as good for embankment and foundations.
The lowlands and wetlands Glencoe series soils that are not suitable for construction, these
areas will be avoided during construction, Comprehensive soil testing was performed onsite by
Twin City T esting(report inclosed), their analysis substantiates the suitability of the onsite
soils for the construction purposes of the development.
Topsoil will be stripped and stockpiled onsite to provide for SLX (6) inches of respread across
all turf areas after completed grading.
The site has 4.09 acres of slopes in excess of 2C percent (%). Approximately 0,34 acres of
these slopes are will be graded to build streets and building pads for this development.
V. Erosion Control Measures
Approved best management practices (EMF) of the Minnesota Pollution Control Agency
(MPCA) as stiptllated in Protectin2: Water Oualitv in Urban Areas shall be followed. These
include but are not limited to the following:
All denuded and stockpile areas shall not have a slope greater than 3: 1
All disturbed area shall receive temporary seed, mulch and disc anchoring if no
significant grading is to occur for 30 days.
All finished grade area shall be seeded mulched and anchored within 48 hours after
complete grading.
A seed mixture designed for the soil characteristics and area plantings shall be
approved by the City Engineer,
A separate cool seed mixrure will be designed for dormant seed planting in the fall.
Peak Discharge from all storm sewers shall not exceed the original peak discharge from
the watershed.
All stOrm sewer outlets shall have rip rap outlets designed to City Standards.
All Swrm Sewer outlets shall not have discharges greater than 4 feet per second.
Gravel construction entrances and a street sweeping program shall be used to ensure
minimal soil is removed from the site.
Inlet protection for storm sewer shall be implemented until streets are paved and rurf is
established.
Utilize proposed water quality ponds as temp sediment traps, directing water during
construction to the ponds. Ponds will be pumped down and proposed volume will be
restored after vegetation is established.
Erosion control fences shall be installed and maintained around all wetlands and water quality
ponds until area plantings have been established,
VII. Storm Y'Vater :Management
The site can be broken into two general watersheds, I (north) and II (west). The new
development within Watershed I consists primarily of the development of the 7 condominium
buildings (28 units) 31 attached townhomes and 8 single family homes. The stormwater
management sys,tem for this area consists of a infiltration basin for small stonn events and a
NURP standard basin for larger storm events. The NURP basin is sized to treat the entire area
of Watershed 1. A manhole flow spliner device will be used to regulate the flow to each
basin. .
Watershed II consists of 11. 62, 2,11 acres of which are development for 9 single family lots
the remainder consists of rear yards and undisturbed woods draining to the wetland to the
west. Due to the small size of the developed drainage area and the wooded nature of the
remaining drainage area it is considered prudent to use an alternative to area intensive
treatments such as infiltration and stonnwatermanagement basins. It is proposed to use a
Vortechnics. Vortechs Model 4000. This in~line treatment structure has been used in the past
under similar circumstances. The use of this type of devise will save approximately 1/: acre of
mature trees along the western wetland.
Anached are the preliminary calculations and drainage maps for your review.
The following is a list of the BMF's required by the Prior Lake Spring Lake Watershed
District under rule D 3 i (i) and (ii) ,
Section i
(aa) Vegated swales have been used in rear yards when possible, This will allow for
some infiltration under small storm events,
(bb) Pond outlet will be above the ground water level.
(cc) Roof Drainage will be direct to pervious areas when available, Due to the design
of the condominium and townhouse buildings, interior roof lines may need to drain to
<----------,-
driveways.
(dd) The site will increase detention time for runoff as well as increase stOrage capacity
bv the creation of stOrmwater mana!Zemem facilities and urilizin!Z the stOra!Ze available
." .... --
in the existing wetlands,
(ee) The number of parking stalls are dictated by the City zoning code,
(ff) Rural roads are not allowable and road widths are dictated by City Standards,
Through the City PUD process the private streets within the condominium site have
been reduced from 32 'width street with a 50' public right of way, To a 28' and 24'
private drives with no public right of way. This eliminates 4' -8 I width from the street
and 8'-12' of driveway length on each side of the street,
(gg) After topsoil respread and seeding the entire site will be disced with hay for
erosion, The condominium building will have extensive foundation planting and
rediscing before sodding.
Section ii
The impervious surfaces created by the entire Jeffers South site are 7.45 acres making the
volume required for infIltration 0.31 acre *feet. The soil tests indicates sandy loam in the cut
area of the infIltration basin sandy loams areas are considered 'A' soils by the SCS, with a
estimated infiltration rate of 0.30 inches/hour.
(0.30 in/hr) / (12inlft) * 72hr * .25 acres = 0.45 acre * feet of available infiltration
Providing more the then the PLSL WD rules require.
VIII. Wetland Delineation
A Wetland Identification, Delineation and Classification report was conduct by Schoell & Madson,
Inc. and is provided for your reference..
IX. Construction Sequencing
The following is a rough schedule for construction, comingem upon the approval of the proje:t by all
pertinem regulatOry agencies :
1. Install erosion comrol fence, tree preservation fence and gravel construction entrances,
June 15, 2002
II. Clear and grub site,
June 15, 2001
Ill. Construct water quality pond and create diversion to direct runoff w pond,
June 22, 2002
IV, Begin Mass grading"
June 25,2002
V. Respread topsoiL mulch and disc anchor with appropriate seed mixture.
VI, Begin construction of utilities and streets.
August 1, 2002
v'TI, End construction of utilities and streets.
September 30, 2002
VITI. Pump down pond, restOre volume. Remove silt fence.
June 15, 2003
---'--T--------....-.
Ma~ 07 02 01:12p
Pioneer En~ineerin~
651681S488
p.2
Trip Generation
for
Jeffers South
In
City of Prior Lake
The following infonnation is from Trip Generation flh Addition, lnstitute of Transportation
Engineers.
Assumptions:
45 Townhome Units
22 Single Family Detached Units
Traffic generation considers the Jeffers South independently
1, Average Daily Trips
5.86 trips per townhome unit per day
9,57 trips per single family unit per day
(45*5.86) + (22*9.57) = 475 trips per day anributed to the development
Disbursement
50 % trips in = 237.5 trips per day
50 % trips out = 237.5 trips per day
2, Peak Hour Morning Traffic - 7-9 A.M.
0.44 trips per townhome unit
0.77 trips per single family unit
(45*0,44) + (22*0.77) = 19,8 + 16.94 = 36.74 trips in peak A.M,
Disbursement
Townhorne - 18 % trips in, 82 % trips out
Single Family unit - 25 % trips in, 75 % trips our
(19,8*0.18) + (16.94*0.25) = 7.80 trips in
(19.8*0,82) + (16.94*0.75) = 28.94 trips out
2, Peak Hour Evening Traffic - 4-6 P.M,
0.54 trips per towohome unit
1.06 trips per single family unit
(45*0.54) + (22*1.02) = 24,3 + 22.44 = 46,74 trips in peak PM,
Disbursement
Townhome - 65 % trips in, 35 % trips out
Single Family unit - 64 % trips in, 36 % trips out
(24,3*0.65) + (22.44*0.64) = 30,16 trips in
(24.3*0,35) + (22.44*0.36) = 16.58 trips out
..
.
M errioralltl lllD
DATE: May 23,2002
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, City Engineer "~,U,J\
RE: Jeffers South (Project #02-31)
The Engineering Department has reviewed the preliminary plat submittal for the subject
project and has the following comments:
1. Add City Project #02-31 to all plan sheets.
2. Continue the trail from Wensmann 1st to the north edge of Jeffers South,
3, Parkland dedication (10%) will be required.
,
4. Private Drive F will have to be designed in accordance with the Public Works Design
Manual: 32' wide and cul-de-sac.
5. Provide an easement from the adjacent property owner to the north for the sanitary
sewer connection and the storm basin,
6, See additional comments on WCA and hydrology on attached memo from WSB.
.
G:\PROJECTS\2002\31jefferssouth\REVIEWl.doc
-.
A
WSB
& Associates, Inc,
Memorandum
To:
Sue McDermott, P.E., City Engineer
City of Prior Lake
From:
Andi 1110ffatt
John fttlackiewicz
WSB & Associates, Inc.
Date:
May 20, 2002
Re:
Review of Jeffers South Development Project
WSB Project No. 1430-14
As requested, we have completed our water resource review of the plans dated March 26,
2002 and received April 26 and May 7,2002 for the Jeffers South Development Project.
Based on our review, we offer the following comments:
"Vetland Conservation Act Review Comments
1, Wetlands were delineated between April 14 - June 16, 1998. Twelve basins were
identified. This wetland delineation will be verified by the City in the upcoming
weeks.
J The Plans adequately show the required 30' buffer around the wetlands.
3. No wetland impact is proposed as part of Jeffers South development. Therefore,
no wetland replacement plan approval is needed as part of the Wetland
Conservation Act for this portion of the proposed development.
HvdroJo2ic/Hvdraulic. Water Quality. and Gradin~ Comments
I, The Scott County Soil Survey indicates that B soils are present on this site.
Unless soil borings are taken in the infiltration area that indicate othenvise, an
infiltration rate of 0.15 inches/hour should be used to calculate the infiltration
rate.
~
May 20, 2002
Page 2 of3
2. Based on City standards, the last street-assessable structure before runoff enters a
waterbody is required to have a 3-foot sump, These sumps need to be included
on the plans.
3. Storm water runoff needs to be treated prior to entering the infiltration basin.
4. Storm water runoff needs to be pretreated to NURP recommendations prior to
discharge into wetlands.
5. The storm sewer design calculations and profiles need to be included with the
next submittal.
6. Both the discharge rate and the discharge volume to the existing wetland out of
proposed Subcatchments 3 and 4 have increased in the proposed conditions, This
needs to be addressed to maintain and/or reduce the existing discharge rate (see
also Comment #7),
7. As per City policy, the proposed two-year event discharge rates must be held to
one-half of the existing discharge rates within the Jeffers Pond District. The 100-
year discharge rates must match the existing rates for the development and also
the discharge rate for the Jeffers Pond District as shown in the City's Local
Surface Water Management Plan,
8. The area draining offsite in proposed subcatchrilent 5S has increased from the
area that previously drained offsite, both in size and impervious area. It is unclear
why this drainage boundary has changed. An explanation needs to be provided by
the developer.
9, There is a considerable amount of impervious area that drains offsite. Every
effort should be made to provide NURP treatment for all impervious areas.
10. Design for all retaining walls should be completed by an engineer and included
with the plans.
11. Pond 2 on the preliminary grading plan does not appear to correspond to Pond 2
in the hydrologic calculations. The developer needs to provide an explanation or
adjustment to the plan and/or calculations.
12. The details for all skimmer and outlet structures need to be shown on the plans,
13. It appears a considerable number of lots will require custom grading. Grading
and erosion control comments will be withheld until a more detailed grading plan
is submitted.
G: ip R OJ ECTS\200 2 \3 ljeJJerssouth \052 002sm-jeffers, doc
'----'----r--
May 20, 2002
Page 3 of3
This concludes our review of these plans. If you have any questions or need additional
information, please feel free to call me at (763)287-7196,
c. Dave Hutton, P .E., WSB
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G. \P R OJ ECTS\200 2 \31jejJerssol/lh 105200 2sm-jejJers. doc
MEMORANDUM
DATE:
MAY 17,2002
TO:
JANE KANSIER
FROM:
ROBERT D. HUTCHINS
RE:
JEFFERS SOUTH DRC PROJECT SITE REVIEW
Comments:
1. Retaining Walls over 4' in height to have a building permit and to be structurally engineered.
The in ground horizontal deadman retaining supports must be located on this parcel and not cross
the property line.
2. Locate Lawn irrigation system service stub, location of water meter and pressure vacuum
breaker. The equipment should be located at the highest elevation of the project as the pressure
vacuum breaker must be 1.0' above the highest elevated sprinkler head.
3, A lawn irrigation permit including a.plan layout is required,
4. Provide Fire Department turn around on dead-ends over 150 feet in length. Uniform Fire Code
902.2.2.4.
5. The International Building Code (mC) should be adopted on January 1,2003. The Building
Department is in the process of analyzing the 2002 mc. The stacked condominiums and side-by-
side townhome construction appear to have significant construction changes with the new code
compared to the existing 1997 Uniform Building Code. The two different buildings can be built
under the existing UBC and with the adoption ofIBC on January 1,2003; the new code will be
required to be used.
Recommend denial based on item 5.
L:I02FILf'SI02subdivisionsI02prelim plalSljeffm southlbldg eommenlS#2.DOC
T
INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING/ENGINEERING
Ralph Teschner, Finance Director
JEFFER'S SOUTH- preliminary
(assessment/fee review)
May 7, 2002
A 34 acre parcel comprising PIN #25 934 003 0 is proposed to be developed as Jeffer's South.
This area has received no prior assessments for City municipal utilities.
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:
Park Dedication
Collector Street Fee
S tormwater Management Fee
Trunk Sewer & Water Fee
S 1 685.001tmit
$ 1500.00/acre
$2943,OO/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 15.45 acres of single family and townhouse units
as provided within the site data swmnary sheet of the preliminary plat description:
Cash Park Dedication:
Subject to park land detennination
Collector Street Fee:
15.45 acres@ SI500.00/ac = S23,175,OO
Storm Water Mana!?:ement Fee:
15.45 acres @ S2943/ac = $45.469,00
Trunk Sewer & Water Char!?:e:
15.45 acres @ S3500,OO/ac = 554,075.00
Assuming the initial net lot area of the [mal plat does not change, the above referenced storm
water, collector street, tnmk and lateral 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 Eagle Creek Ave, S,E.. Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
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SCOTT COUNTY PUBLIC WO
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IlrKf MAY 2 I ~-lIUII
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HIGHWAY DEPARTMENT. 600 COUNTRY TRAIL EAST. JORDAN, MN 55352-9339
(952) 496-8346 . Fax: (952) 496-8365 . WWIN.co.scott.mn,us
BRADLEY J. LARSON
PUBLIC WORKS DIREGORI
COUNTY HIGHWAY ENGINEER
May 17, 2002
Jane Kansier
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat, Jeffers South
CSAH 21 - North of CSAH 82
Dear Jane:
We have revie:ved the preliminary plat as it relates to Highway Department issues and
offer the following comments or concerns:
. We would like the opportunity to review the Final Plat to be sure it accurately reflects
all right-of-way and easements along this property that were acquired by the County,
. Any change in drainage entering the County right-of-way shall require detailed
drainage calculations to be submitted to the County Engineer for review and
approval.
. No berming, landscaping, ponding, or signage shall be permitted in the County right-
of-way.
. Any work within the County right-of-way shall require a utility permit.
Thank you for the opportunity to comment. If you have any questions, please feel free to
contact me.
Sincerely,
-:,
-~-)---- ,
<.. ...- "-'-.. .
L--,c:-> c~
Craig Jenson
Transportation Plarmer
An Equal Opportunity/Safety Aware Employer
T ------.------'...--..--.....-.....'.'.-.
Planning Commission Minutes
May 28, 2002
Comments from the Commissioners:
Lemke:
· The sta
move fo
as it right; if the City Attorney is comfortable with the letter and bond,
d. It is an exciting development.
Ringstad:
· Agreed with Le
· Does the expansion
Kansier said it would
recommended area, It is
25 acres have come back before the Commissioners?
sent hearing notices farther than the
lem,
Atwood:
· Agreed - have no proble
WOOD, TO RECOMMEND APPROVAL OF
CT TO THE CONDITIONS LISTED IN
I go before the City Council on June 17,
A recess as called at 8:00 p.m. The meeting reconvened at 8:06 p.m.
~
C. Case #02-059 and #02-060: Wensmann Homes is requesting approval of a
Preliminary Planned Unit Development Plan and Preliminary Plat of a mixed
development consisting of 22 single family homes, 31 attached townhouse units and
28 attached condominium uses on 34.5 acres. This property is located on the west
side of CSAH 21 and north of CSAH 82.
Planning Coordinator Jane Kansier presented the Planning Report dated May 28,2002 on
file in the office ofthe Planning Department.
Wensmann Realty, Inc., has applied for approval ofa development to be known as Jeffers
South on the property located west of CSAH 21, approximately Y2 mile north of CSAH
82 and directly north ofWensmann 1 st Addition and Regal Crest. The application
includes the following requests:
· Approve a Planned Unit Development Preliminary Plan;
· Approve a Preliminary Plat.
The proposal calls for a mixed-use development consisting of a total of 81 dwelling units
on 23.69 net acres, for a total density of 3.42 units per acre. The proposed development
includes 22 single family dwellings and 59 townhouse units in 45, three and four-unit
buildings. The development also includes parkland and private open space,
L:\02FILES\02planning comm\02pcminutes\mn052802,doc 6
Planning Commission Minutes
May 28, 2002
One of the major issues pertaining to this development is whether or not the plan meets
the PUD criteria. The primary justification for a PUD appears to be the use of the private
streets. A cluster development of this type is permitted as a conditional use permit in the
R-1 district, so a similar development with public streets could be done without a PUD.
The plan is consistent with the requirements for a conventional cluster development.
Only Outlot F is a private street, since it provides access to 3 buildings, The other outlots
could be considered shared driveways. If one of the buildings were eliminated, Outlot F
would also be a shared driveway and the PUD would not be required.
The other major issue pertaining to this development is the park dedication. The
developer needs to provide information indicating how much of the park area will qualify
for dedication credit. Also, a plan for the trail extension must be provided, Finally,
access to the park on the west side of the property must be provided from Jeffers Pass.
Staff recommended approval of the PUD Preliminary Plan and Preliminary Plat with the
following conditions:
1. The developer must provide specific information on the parkland, detailing the area
that qualifies for dedication credit.
2. The developer must provide an access to the park on the west side of the site from
Jeffers Pass.
3. Extend the trail from Wensmann 1st to the north edge of this development.
4. The name of the cul-de-sac must be changed to a name more consistent with the street
naming policy,
5, The landscaping plan must be revised to include 20% of the evergreen trees as
oversized trees. An irrigation plan must also be provided.
6. The developer must provide easements for the storm water pond and the temporary
cul-de-sac located on the adjacent property.
7. The developer must provide sign elevations for the monument signs.
8. The Traffic Impact Report must be revised to include the proper number of units.
9. Revise the plan sheets to specifically note that there is a 25' setback from the public
right-of-way line required for the townhouses, and that the 30' setback is measured
from both decks and porches. Also, the plan sheets must note that conventional R-1
setbacks will apply to the single family dwellings.
10, Address the comments identified in the memorandum from the City Engineer dated
May 23, 2002.
Ringstad and Atwood questioned who makes the determination on the parkland
dedication and the requirements. Kansier explained the requirements and credits.
Lemke questioned the new IBC (International Building Codes) and if it should be a
condition. Kansier responded the City can not make a condition that has not been
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adopted, It would not matter what is approved, any building has to meet the new building
requirements. The building permit process will ensure compliance.
Lemke also questioned if the 14 parking spots for visitors was enough. Kansier said it
did meet the requirements.
Ringstad questioned ifthere would be a problem if some of the townhomes were built
under the current code and some under future codes. Kansier said if there had to be a
new design the applicant would have to come back before the Commissioners for an
Amendment to the PUD,
Comments from the public:
Applicant Terry Wensmann from Wensmann Homes said the development would be
similar to Wensmann 1 st Addition and went on and explained the units and prices. He
also explained the access to the park and trail. Their engineer will work with staff on the
dedication. Wensmann explained why they went with a PUD. It was important to have a
private street to get as many driveways off Raspberry Ridge,
Ty Erickson, 14900 Timberglade Circle NE, questioned if a trail would be available to
the public. (Kansier said it would.) He also questioned if the northern outlot would be
vacant. Kansier responded there is not a specific plan at this time but there would be
future development. Erickson also questioned what would be in the park. Kansier
explained they needed to know more information on the overall development. There is
not a lot of flat land, it maybe more passive recreation with a trail. There are no specifics
on playground equipment. Once the development is approved staff and the Park
Advisory makes a decision on what should go in, Erickson questioned the drainage into
the ponds and if there was going to be any kind of fencing or barrier. He felt there were
some severe eddies and vortexes that could be dangerous. McDermott explained the
issue had been addressed several years ago, Fences can be more of a trap and nuisance.
The City is not in the practice of fencing ponds, Kansier said it was a policy decision
made several years ago as the City has several ponds near parks.
McDermott explained the area Mr, Erickson referred is not part of the subject plat.
Erickson questioned if any improvements would be made on County Road 21 and
Raspberry Ridge. Kansier said the actual intersection at Raspberry Ridge was completed
with the County Road 21 project. There may be a median at some point. McDermott
said the County did not comment on that issue.
Terry Wensmann pointed out the IBC pertains to the interior of the building and would
go through the building process. Nothing would effect the exterior of the building.
The public hearing was closed at 7:09 p.m.
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Comments from the Commissioners:
Lemke:
. Questioned staff on Mr. Erickson's concern on drainage runoff. McDermott said the
applicant is proposing to construct stormwater ponds that would alleviate some of the
runoff,
. Agreed with staffs conclusions, It is in the public's interest. There is no problem with
the PUD and private street.
. There are no other issues and support the proposal as is.
. Liked the trail system, It is positive,
Ringstad:
. Agreed with Lemke, viewed the property and agree with all the recommendations and
conditions.
. Support both motions with staffs recommendations.
Atwood:
. Disagreed with Commissioners, Did not believe a PUD was appropriate for the area.
. Given this same plan minus 1 four-unit townhome and exclude one private street -
Outlot F.
. Felt Mr, Erickson's concerns need a little bit of direction.
. McDermott explained the applicant is creating another stormwater basin prior to
discharge to the wetlands to the north. They are also building an infiltration area,
which will catch some of the runoff.
. It should be a condition.
. Recommend tabling until another meeting to review the plans and see why the road
cannot be a public street.
Open Discussion:
Lemke:
. If the storm ponds are not on the plat why is this an issue? McDermott explained the
applicant will provide the City with easements. The applicant has already provided a
sketch of the easements.
Atwood felt they should be discussed as though they are. McDermott pointed out the
existing ponds and proposal.
Ringstad:
. Questioned staff on significant runoff when the lake is high. McDermott said there is
a rather substantial project underway with the Prior Lake-Spring Lake Watershed to
make improvements on the entire outlet channel as well as plans within the Jeffers
property. The Watershed District has easements over a lot of this area. They have
spent a great deal oftime reviewing issues on the Jeffers property.
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Atwood:
· Felt a representative from the Watershed District should speak on the issue.
· Encouraged the developer to look at conventional cluster development rather than a
PUD.
Lemke:
· Questioned the private streets and number of units. Kansier said it had more to do
with the number of buildings than units. Four units is the maximum in a R1 District.
· Wensmann explained they could move the infiltration pond and redirect the
driveways towards Raspberry Ridge Road. They would not have to go with a PUD,
but felt this was a nicer layout with the driveways off the public street.
Ringstad:
· Agreed with the plan submitted. It makes sense,
· Atwood and Ringstad briefly discussed PUD' s,
· Comfortable moving forward.
Lemke:
· The developer makes sense keeping the number down of driveways off Raspberry
Ridge.
· Staff feels comfortable moving it forward,
· Some of the issues with water are do to the existing topography of the land, The
developer will control the runoff with grading.
MOTION BY LEMKE, SECOND BY RINGSTAD, TO RECOMMEND APPROVAL
OF A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN TO BE KNOWN
AS JEFFERS SOUTH SUBJECT TO THE CONDITIONS IN THE PLANNING
REPORT.
Vote taken indicated ayes by Lemke and Ringstad. Nay by Atwood, MOTION
CARRIED,
MOTION BY LEMKE, SECOND BY RINGSTAD, TO RECOMMEND APPROVAL
OF THE PRELIMINARY PLAT TO BE KNOWN AS JEFFERS SOUTH SUBJECT TO
THE CONDITIONS IN THE PLANNING REPORT.
Vote taken indicated ayes by Lemke and Ringstad. Nay by Atwood. MOTION
CARRIED.
This matter will go before the City Council on June 17,2002.
6. Old Busl
A. Case #02-047:
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