HomeMy WebLinkAbout8B - Sterling South & Additon
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
AUGUST 19, 2002
8B
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF TWO RESOLUTIONS: (1) A
RESOLUTION APPROVING AN AMENDMENT TO
STERLING SOUTH AT THE WILDS PLANNED UNIT
DEVELOPMENT; AND (2) A RESOLUTION APPROVING A
COMBINED PRELIMINARY AND FINAL PLAT TO BE
KNOWN AS STERLING ADDITION
Introduction: McDonald Construction has applied for approval of a
development to be known as Sterling Addition on the property located
west of Wilds Parkway and south of Wilds Lane, along Hillside Circle.
The agenda report covers the following two requests:
. An amendment to the Sterling South at The Wilds Planned Unit
Development Plan;
. A Combined Preliminary and Final Plat;
History: Sterling Addition is an amendment to the existing PUD plan.
The proposal seeks to amend the existing PUD plan to allow the
construction of a combination of detached single family dwellings and
townhouses within Sterling South at the Wilds. The proposal also
includes a replat of Lots 31-40, Block 1, Sterling South at The Wilds,
to accommodate both townhouses and detached single family
dwellings.
The Wilds PUD was originally approved as a mixed use development
in 1993. In August, 1994, the final plan for Sterling South at The
Wilds was approved by the City Council. The original plan allowed
88 townhouse units in 44 buildings. In October, 1997, the City
Council approved an amendment to the original plan. This amendment
replaced the then 80 remaining townhouse units with 80 detached
single family homes. The approved plan included 3 styles of single
family dwellings that would fit on the existing lots in the development.
To date, 8 townhouse units and 24 detached single family dwellings
have been built or are under construction.
1:\02fi1es\02puds\sterling south\sterling cc.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
The Planning Commission held a public hearing to consider this
proposal on July 22, 2002. The Planning Commission recommended
approval of this request. The draft minutes of the July 22, 2002
Planning Commission meetings are attached to this report.
Current Circumstances: The following analysis deals with the
proposed amendment to PUD and the application for a combined
preliminary and final plat.
pun AMENDMENT: The proposed amendment would allow a
combination of townhouses and detached single family dwellings on
the remaining lots in the Sterling South area. The style and size of the
proposed townhouses and single family dwellings is similar to the
approved style. The proposed townhomes are 2-story walkouts, with
double garages, porches and decks. Each unit includes 1,638 square
feet of floor area. There are also two styles of detached single family
dwellings proposed. Each of these styles is a 2-story walkout, with
attached 2-car garages, porches and decks, and include from 1,700 to
1,900 square feet of floor area. All units will have stucco fronts, and
vinyl siding on the remaining three sides.
For the most part, the townhomes and the detached single family
dwellings will fit within the existing lots. However, the applicant is
also proposing to replat Lots 31-40 to provide additional room for the
single family homes. This replat will eliminate two lots, and reduce
the overall density of the existing PUD from 88 units to 86 units.
The proposal does not change any of the approved setbacks. The
required setbacks for each unit will remain as follows:
Front Yard:
Rear Yard:
Side Yards:
25' from back of curb
5' from lot line
10' separation between buildings
The proposed amendment to the PUD plan is consistent with the
existing Sterling South development. The amendment actually reduces
the density within the development.
Combined Preliminary and Final Plat: The proposed plat of this
property does not include any new right-of-way. The existing streets
in the subdivision are private streets, and the homeowners association
handles maintenance. The plat also does not require any additional
drainage or utility easements. The purpose of the replat is to rearrange
the existing lot lines, and to reduce the number of lots.
1:\02files\02puds\sterling south\sterling cc.doc Page 2
CONCLUSION:
FISCAL IMPACT:
ALTERNATIVES:
The proposed combined preliminary and final plat is consistent with
the existing development. The plat basically rearranges lot lines to
better accommodate the proposed units. There is no need for
dedication of any right-of-way or other public improvements.
The Planning Commission concluded the project can proceed with the
following conditions.
1. The resolution vacating the easement will not be recorded until the
final plat of Sterling Addition has been approved and signed by the
City.
2. The applicant must provide existing and proposed individual water
and sanitary sewer service stub locations per lot or building.
3. The final plat of "Sterling Addition" is subject to the following
conditions, which shall be met prior to release of and recording of
the final plat:
a. A current title opinion or commitment of title insurance must
be submitted and acceptable to the City Attorney.
b. Payment of all fees prior to release of the final plat mylars.
c. Reductions of the entire final plat must be submitted, to the
following scales: 1" = 200'; and one reduction at no scale
which fits onto an 81/2" x 11" sheet of paper.
d. Four mylar sets of the final plat with all required signatures
must be submitted.
e. The developer must provide financial security, acceptable to
the City Engineer prior to release of the final plat mylars.
f. The final plat and all pertinent documents must be filed with
Scott County within 90 days from the date of final plat
approvaL Failure to record the documents by November 19,
2002 will render the final plat null and void.
The Planning Commission and the staff recommend approval of this
proposaL The attached resolutions identify the conditions of approval
that must be met prior to final plat approvaL
Budf!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.
Two resolutions are required. The City Council has three alternatives
for action on each application:
1:\02files\02puds\sterling south\sterling cc.doc Page 3
RECOMMENDED
MOTION:
REVIEWED BY:
1. Adopt a resolution approving the amendment to the PUD Plan
subject to the listed conditions, and adopt a resolution approving the
combined preliminary and final plat for this development subject to
the listed conditions.
2. Deny the amendment to the PUD Plan, and the combined
Preliminary and Final 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 two resolutions with findings of fact
based in the record for the denial of these requests.
3. Defer consideration of these items and provide staff with specific
direction.
The staff recommends Alternative #1. This action requires the
following motions:
1. A motion and second adopting a resolution approving an
amendment to the Sterling South at the Wilds Planned Unit
Development subject to the listed conditions;
2. A motion and second adopting a resolution approving a combined
Preliminary d Final Plat to be known as Sterling Addition,
subject th listed conditions.
1:\02fi1es\02puds\sterling south\sterling cc.doc Page 4
PLANNED UNIT DEVELOPMENT AMMENDED PLAN
RESOLUTION 02-~ 13:J-
RESOLUTION APPROVING AN AMENDMENT TO THE STERLING SOUTH AT THE WILDS
PLANNED UNIT DEVELOPMENT
~~
MOTION BY:
SECOND BY:
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WHEREAS: McDonald Construction has submitted an application for an amendment to the Sterling
South at the Wilds 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 July 22, 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 Planning Commission recommended approval of said amendment to the approved
PUD plan; and
WHEREAS: The Prior Lake City Council considered the proposed amendment to the PUD Plan for on
August 19, 2002.
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. The City Council finds the amendment to the PUD Plan consistent with the Comprehensive Plan
and the Zoning Ordinance.
3. 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.
4. The amendment to the Sterling South at the Wilds 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 Sterling
Addition has been approved and signed by the City.
b) A current title opinion or commitment of title insurance must be submitted acceptable to
the City Attorney.
c) Payment of all fees prior to release of the final plat mylars.
d) Reductions of the entire final plat must be submitted, to the following scales: 1" = 200'; and
one reduction at no scale which fits onto an 81/2" x 11" sheet of paper.
e) Four mylar sets of the final plat with all required signatures must be submitted.
1:\02fi1es\02puds\sterling south\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
f) The developer must provide financial security, acceptable to the City Engineer prior to
release of the final plat mylars.
g) The final plat and all pertinent documents must be filed with Scott County within 90 days
from the date of final plat approval. Failure to record the documents by November 19,
2002 will render the final plat null and void.
Passed and adopted this 19th day of August, 2002.
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
YES NO
{Seal} Frank Boyles, City Manager
1:\02fi1es\02puds\sterling south\pudres.doc PAGE 2
RESOLUTION 02-~ / i' D
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE COMBINED PRELIMINARY
AND FINAL PLAT OF "STERLING ADDITION" AND SETTING FORTH CONDITIONS TO BE MET
PRIOR TO RELEASE OF THE FINAL PLAT.
MOTION BY:
~\>
SECOND BY:
~
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on July 22, 2002, to
consider an application for the combined preliminary and final platofSterling Addition;
and
WHEREAS: Notice of the public hearing on said combined preliminary and final 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 combined preliminary and final plat of Sterling
Addition for the record at the Planning Commission hearing; and
WHEREAS: The Planning Commission and City Council have reviewed the combined preliminary
and final plat according to the applicable provisions of the Prior Lake Zoning and
Subdivision Ordinances and found said plat to be consistent with the provisions of
said ordinances; and
WHEREAS: The Planning Commission recommended approval of said combined preliminary and
final plat; and
WHEREAS The Prior Lake City Council considered an application for a combined preliminary and
final plat approval of Sterling Addition on August 19, 2002.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE,
MINNESOTA:
1. The recitals set forth above are incorporated herein as if fully setforth.
2. The City Council finds the combined preliminary and final plat of Sterling Addition to be consistent
with the 2020 Comprehensive Plan.
3. The City Council has approved the combined preliminary and final plat of "Sterling Addition".
4. The combined preliminary and final plat of "Sterling Addition" is approved subject to the conditions set
forth in this resolution.
5. The combined preliminary and final plat of "Sterling Addition" is subject to the following conditions,
which shall be met prior to release of and recording of the final plat:
a. The resolution vacating the easement will not be recorded until the final plat of Sterling Addition
has been approved and signed by the City.
J:\02fi1es\02subdivisions\02final pJats\sterling south\pJat resolution. doc Page J
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
b. A current title opinion or commitment of title insurance must be submitted acceptable to the City
Attorney.
c. Payment of all fees prior to release of the final plat mylars.
d. Reductions of the entire final plat must be submitted, to the following scales: 1" = 200'; and one
reduction at no scale which fits onto an 81/2" x 11" sheet of paper.
e. Four mylar sets of the final plat with all required signatures must be submitted.
f. The developer must provide financial security, acceptable to the City Engineer prior to release of
the final plat mylars.
g. The final plat and all pertinent documents must be filed with Scott County within 90 days from the
date of final plat approval. Failure to record the documents by November 19, 2002 will render the
final plat null and void.
Passed and adopted this 19th day of August, 2002.
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
Frank Boyles, City Manager
1:\02fi1es\02subdivisions\02final plats\sterling south\plat resolution.doc
Page 2
Sterling South at The Wilds
Existing Units
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APPLICATION TO MODIFY THE RECORDED PLAT OF
"STERLLING SOUTH AT THE WILDS"
NARRATIVE
!: BACKGROUND:
The original design of this POO provided for all structures to be twin homes. The
twin home concept was then changed to allow single family units on all lots.
McDonald Construction has an interest in the majority of available lots and has
proceeded in building forty and forty two feet homes on numerous lots.
ll. PURPOSE;
There are several areas in the current plat in which the layout of the lots,
easements and streets make it impossible to build the proposed forty and forty-
two foot single family homes.
This proposal will change the layout of lots 31-40 to a layout, which will
ultimately provide for 8 lots instead ofthe current 10. This will decrease the
density of the subdivision and allow a design that will meet the setback
requirements by increasing the size of the lots. In addition McDonalds would like
to modify the stipulations of the plat to allow twin homes to be built on lots 41-
44, and on lots 67-72.
With this proposal a copy of the proposed 40' and 42' hou~e plans has been
provided as well as plans for the Twin Home design. In addition, proposed
building layouts for Lots 30-48 & Lots 63-78 are provided in Attachment "G",
which graphically represent the lots with the proposed buildings drawn meeting
all setback requirements.
Ill. PROPOSAL:
On lots 31-34 in the current plat the lot widths average 45.00'. The proposal is to
create 3 new lots in this area.
This will be accomplished by making one lot out of all of lot 31 and the
northwesterly 8.27' oflot 32. Another lot will be created using the remainder of
lot 32, the northwesterly 24.00' oflot 33 and the enclosed portion oflot 89
created by drawing a line between the SE comer of lot 32 and the SW comer of
33. The final third lot will include all oflot 34 and the southeasterly 21.00' oflot
33.
On lots 35 through 40 the northerly borders are changed as follows: Beginning at
the NR comer of existing lot 34; thence on an assumed bearing, North 77 degrees
42 minutes 54 seconds East 100.46 feet; thence South 86 degrees 02 minutes 56
seconds West 157.25 feet to the Northeast comer of existing lot 40. The
Southerly boundary lines oflots 35 through 40 will change as follows: beginning
at the Southeasterly comer of existing lot 40; thence South 69 degrees 13 minutes
56 seconds West 90.00 feet; thence South 82 degrees 43 minutes 33 seconds
West 128.57 feet; thence North 89 degrees 32 minutes 35 seconds West 90.00
feet to the Southwest comer of existing lot 35.
PLEASE NOTE:
Lots 35 through 40 will change to create 5 lots from the existing 6. See the
proposal drawing for a pictorial of the changes. The original underling lot lines 35
through 40 are shown dashed with the new proposed boundary lines solid.
There are sanitary and storm sewer easements that run between lots 71/72 - 42 /
43 and 69 / 68 - 44 /45 respectively. These easements also decrease the lot
frontage and it is nearly impossible to utilize a 40' wide house on the lots.
Therefore it is desired that lots 67 through 72 become approved for McDonalds
Twin Home design as provided in this proposal.
IV. CLOSING REMARKS:
This proposal will decrease the density of the Subdivision. In addition extensive
research and planning has been completed resulting in a comprehensive plan to
ensure remaining lots and proposed homes meet the City setback requirements.
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MEMORANDUM
DATE:
MAY 22, 2002
TO:
JANE KANSIER
FROM:
ROBERT D. HUTCHINS
RE:
STERLING SOUTH AT THE WILDS DRC PROJECT SITE REVIEW
Comments:
1. Provide existing and proposed individual water and sanitary sewer service stub
locations per lot or building.
Planning Commission Meeting
July 22. 2002
5.
esolution
B.
MOTION BY C
APPROVING A V
FROM A REAR PROP
FEET.
, ADOPTING RESOLUTION 02-011PC
A STRUCTURE SETBACK OF 0' FEET
THER THAN THE REQUIRED MINIMUM 10
Vote taken indicated ayes
CARRIED.
Commis . ner Stamson read th~ Public Hearing Statement and opened the hearing.
5. Public Hearings: .
>f
A. Cases #02-057 & 058 McDonald Construction, Inc., has submitted an
application for a PUD amendment and a combined preliminary and final plat
known as Sterling South at The Wilds. The proposal replats Lots 31-40 to
accommodate townhouses and single family homes.
Planning Coordinator Jane Kansier presented the Planning Report dated July 22,2002, on
file in the office of the City Planning Department.
McDonald Construction has submitted an application that includes the following
requests:
. An amendment to the Sterling South at The Wilds Planned Unit Development Plan;
. A Combined Preliminary and Final Plat;
. The vacation of a portion of the existing drainage and utility easement over Lot 89,
Block 1, Sterling South at The Wilds Addition.
The proposal amends the existing PUD plan to allow a combination of detached single
family dwellings and townhouses within Sterling South at the Wilds. The proposal also
includes a replat of Lots 31-40, Block 1, Sterling South at The Wilds, to accommodate
both townhouses and detached single family dwellings.
The proposed PUD amendment, combined preliminary and final plat and vacation are
consistent with the existing development of Sterling South at The Wilds. The staff
therefore recommended approval, subject to the following conditions:
1. The resolution vacating the easement will not be recorded until the final plat of
Sterling Addition has been approved and signed by the City.
2. The applicant must provide existing and proposed individual water and sanitary sewer
service stub locations per lot or building.
L:\02FILES\02planning comm\02pcminutes\MN072202(a).doc
2
Planning Commission Meeting
July 22. 2002
3. The final plat of "Sterling Addition" is subject to the following conditions, which
shall be met prior to release of and recording of the final plat:
a. A current title opinion or commitment of title insurance is submitted acceptable to
the City Attorney.
b. Payment of all fees prior to release of the final plat mylars.
c. Reductions of the entire final plat be submitted, to the following scales: 1" = 200';
and one reduction at no scale which fits onto an 81/2" x 11" sheet of paper.
d. Four mylar sets of the final plat with all required signatures be submitted.
e. The developer provide financial security, acceptable to the City Engineer prior to
release of the final plat mylars.
f. The final plat and all pertinent documents must be filed with Scott County within
90 days from the date of final plat approval. Failure to record the documents by
this date will render the fmal plat null and void.
Comments from the public:
Dave May, McDonald Construction, said the information was presented correctly. The
original plat was set up for twin homes. Shamrock Development replatted it for single
family lots. Five of the twin lots and easements cannot be split and built as single family
lots. More people are looking for single family homes and this will fit into the
surrounding neighborhood. They are willing to give up the two twin lots so the 3 single
family lots will work.
Comments from the Commissioners:
Ringstad, Criego, Lemke and Stamson:
· Agreed with staffs recommendation. Toured the site.
· Improvement to the PUD.
. Supported request.
MOTION BY CRlEGO, SECOND BY LEMKE, RECOMMENDING APPROVAL OF
THE AMENDMENT TO STERLING SOUTH AT THE WILDS PUD PLAN SUBJECT
TO THE CONDITIONS STATED IN THE PLANNING REPORT.
Vote taken indicated ayes by all. MOTION CARRIED.
MOTION BY CRIEGO, SECOND BY LEMKE, RECOMMENDING APPROVAL OF
THE COMBINED PRELIMINARY AND FINAL PLAT KNOWN AS STERLING
SOUTH AT THE WILDS ADDITION SUBJECT TO THE CONDITIONS LISTED IN
THE PLANNING REPORT.
Vote taken indicated ayes by all. MOTION CARRIED.
L:\02FILES\02planning comm\02pcminutes\MN072202(a).doc
3
Planning Commission Meeting
July 22. 2002
MOTION BY CRIEGO, SECOND BY LEMKE, RECOMMENDING THE PORTION
OF THE DRAINAGE AND UTILITY EASEMENT OVER LOT 89, BLOCK 1,
STERLING SOUTH AT THE WILDS SUBJECT THE CONDITIONS LISTED IN THE
PLANNING REPORT.
Vote t en indicated ayes by all. MOTION CARRIED.
6.
This item will go before the City Council on August 19,2002.
A. Case # -072 Consider an amendment to Sections 101.400 Definitions and
1104.308 (4) W er Oriented Accessory Structures ofth Zoning Ordinance.
Planning Coordinat Jane Kansier presented the Planni g Report dated July 22,2002, on
file in the office of th Planning Department.
The definition and the regulatl ns for these s ctures are more restrictive than the
existing language in the Minnes ta State S reI and Rules. The additional restrictions are
intended to limit the number and ize of a cessory structures on the lot, while at the same
time allowing property owners wit acc s and storage of recreational equipment on
riparian lots with steep slopes.
amendment to the Zoning Ordinance
he Planning Commission initiated
The purpose of this pub' hearing is to consider
pertaining to water-orient accessory structures.
this amendment on June 10, 2002.
Whether or not a water-oriented acc s ry structure should be allowed on all riparian lots
is a policy issue. The current ordi ance rovisions were generally intended for aesthetic
purposes. Earlier platted ripari ots te to have smaller dimensions and less total area
than is required for lots today. here has so been concern about the encroachment of
structures on the lake.
Staff had no objections to t e proposed amen ent. The proposed amendment will allow
additional storage on rip an lots, and will stil imit the encroachment of structures on
the shoreline.
Marv Mirsh, 1543 Red Oaks Road, appeared as a re . dent and president of the Prior
Lake Associatio . Mirsh surveyed the Lake Associati board with only 80% supporting
the proposal. e of the concerns were the exceptions i Section 1104.308 2E and 2C.
He stated he d a personal request that children's' play s ctures be allowed. Kansier
said playho ses would fall under this if they are less than 1 0 square feet. Anything
roofed wo Id be under this ordinance. Anything permanent would not be allowed.
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4