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REGULAR PLANNING COMMISSION AGENDA
MONDAY, June 9, 1997
6:30 p.m.
Call Meeting to Order:
Roll Call:
Approval of Minutes:
Public Hearings:
A. Case #97-042 Consider a preliminary plat for the project known as
"Northwood Oaks Estates", consisting of 34.15 acres to be subdivided into 47 lots
for single family residential dwellings.
Old Business:
New Business:
Announcements and Correspondence:
Adjournment:
16200 E~q~k Ave. S.E., Prior Lake, Minnesota ~3a0e72-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
1. Call to Order:
PLANNING COMMISSION MINUTES
JUNE 9, 1997
The June 9, 1997, Planning Commission meeting was called to order by Chairman Criego
at 6:30 p.m. Those present were Commissioners Criego, Kuykendall, Stamson, Wuellner
and Vonhof, Director of Planning Don Rye, Planning Coordinator Jane Kansier, Assistant
City Engineer Sue McDermott and Recording Secretary Connie Carlson.
2. Roll Call:
Vonhof Absent
Stamson Present
Kuykendall Present
Criego Present
Wuellner Present
Commissioner Vonhof arrived at 6:34 p.m.
3. Approval of Minutes:
The May 27, 1997 Minutes were approved as submitted.
4. Public Hearings:
A. Case #97-042 Consider a preliminary plat for the project known as
"Northwood Oaks Estates", consisting of 34.15 acres to be subdivided into 47
lots for single family residential dwellings.
Commissioner Criego read a public hearing statement and opened the meeting to the
public. A sign-up sheet was circulated to the public in attendance.
Planning Coordinator Jane Kansier presented the Staff Report.
Applicants Kurt Larson and Douglas Pietsch are applying for a preliminary plat for the
34.15 acre site located directly west of Northwood Road, south of Arctic Lake, and east
of Spring Lake Regional Park. The preliminary plat is to be known as "Northwood Oaks
Estates".
The preliminary plat identified proposed lot locations, areas and dimensions, road
locations, storm sewers, grading, location and grade of sewer and water, landscaping and
tree replacement plans, and other improvements to the undeveloped site.
MN060997.DOC 1
The proposed preliminary plat meets most of the standards of the Subdivision Ordinance
and Zoning Ordinance. There are some engineering and ordinance requirements which
still must be addressed prior to approval of this preliminary plat. One of the outstanding
issues which must be addressed is the disturbance of the slopes on this site. This plat has
several locations in which slopes of 20% or greater are disturbed, either for the placement
of roads and utilities or the placement of homes. It may be possible to minimize this
disturbance by redesigning the plat in some way or a different type of development on
this site may be possible i.e., a townhouse style of development could utilize the flatter
portions of the site and still minimize the impact on the slopes. In its recommendation to
the Council, the Planning Commission should address the impact of the development on
the natural features of the site.
Another issue which must be addressed is the length of the Oakcrest Circle cul-de-sac.
The maximum length of a cul-de-sac is 500', based on the requirements of Section 6-6-2
E of the Subdivision Ordinance. A variance to this provision may be granted, according
to the criteria listed in Section 6-9-1 of the Subdivision Ordinance. The Planning
Commission must review the length of this cul-de-sac, and make a determination about
whether or not it meets the criteria. The Commission's recommendation to the Council
must include a statement of its findings based on these criteria.
If the preliminary plat is to proceed, it should be subject to the following conditions:
1. The lot area and frontages on Lots 6, 7, 8 and 10, Block 2, and on Lots 2, 3, 4, 5, 10,
12, 13, and 15, Block 3, must be revised to meet the Zoning Ordinance requirements.
2. If the Council does not approve a variance to the length of the cul-de-sac, the length
of Oakcrest Circle must be reduced to 500' or less.
o
A revised tree preservation showing the changes and additions outlined in this report
must be submitted. If necessary, a replacement plan must be submitted and approved
prior to final plat approval.
4. A revised landscaping plan showing the changes outlined in this report must be
submitted.
The name of Pond View Lane must be changed to a name which is unique to the
street naming system in the City of Prior Lake. There is already a Pond View Trail
located in the City.
6. A pedestrian trail along Pond View Lane must be provided. The width of the right-
of-way must be revised to accommodate this trail.
7. The developer must dedicate drainage and utility easements over all the wetlands,
stormwater ponds, and all sewer, water and storm sewer lines located outside of the
MN060997.DOC 2
dedicated right-of-ways. The developer must also obtain easements for all utilities
located outside of the boundaries of the plat.
8. The issues outlined in the memo from Sue McDermott, dated May 29, 1997, must be
addressed in the final plat.
Comments from the public:
Applicant, Kurt Larson, 14500 Kipling Avenue, Savage, stated they put together the plat
based on a number of factors. After meeting with some of the neighbors and looking at
the surrounding lake neighborhoods they felt the best use of the property was for single
family homes and proceeded along those lines. The cul-de-sac design eliminates frontage
along Northwood Road and provides nice housing sites. The size of the lots can be
adjusted. The 575 foot length culdesac is critical for the number and quality of the lots.
He understands they would have to apply for a variance. Mr. Larson felt the other
conditions can be met. He felt it would be a nice quality home sites with price ranges of
$200,000 to $275,000, which is consistent with the neighboring homes.
Andy Buesgens, 15995 Fremont Avenue, feels there is a problem with traffic and the
construction trucks in the area. Mr. Buesgens explained an accident which occurred the
day he received his notice. He would like to see stop signs or speed bumps to prevent
some of the speed.
Roberta McDonald, 16207 Northwood Road, would not like townhomes in the area and
would prefer single family homes. She is concerned with the snow removal and having
to pay for someone to come and remove the city's snow. She also felt the police will
have to patrol the area more often.
Joe Passafaro, 16077 Northwood Road, would rather see the single family homes than the
townhomes. He is concerned with the traffic. There are many children in the area and
agrees with the neighbors testifying to the speed. Mr. Passafaro feels there should be an
adult and/or young adult park in the development. There is a tot lot and a few small parks
that are not maintained. There is no place to play ball or tennis in close proximity. This is
the last chance to get any kind of park and he strongly recommends a facility for the
young adults. In his opinion he does not feel it is very good park management.
There has been no petition to the City requesting speed bumps or other traffic control.
John Tielborg, 14358 Rutgers Street stated he owns approximately 15 acres of property
north of the development. His first concern was for tree removal at 8 or 9 percent. He felt
there were many significant trees and there would be maybe 30 to 40 percent removal.
His other concern is with the 20% grade and major erosion and runoff toward Arctic
Lake. He suggested putting in a right turn lane to help with traffic.
MN060997.DOC 3
Bruce Myrvold, 16618 Northwood Road stated he and his neighbors are opposed to
multiple development.
Stacey Spencer, 15880 Arctic Circle, questioned rezoning. Her concern is for the 10 acre
lots. She spoke on the preservation of the wildlife and wetlands. She would prefer 10
acre parcels. Trespassing and destruction of property has been a problem.
Jeanne Kane, 16286 Northwood Road, had concerns for the cul-de-sac and the snow
removal. She would like to make sure the snow does not end up in her property. Mrs.
Kane suggested an environmental impact study.
Richard Lindman, 15880 Arctic Circle, questioned what would serve the community
better, another housing development or a park?
John Tetzloff, 16337 Northwood Road, wanted to reiterate the speeding problem, the
multiple family dwelling and parks. He questioned sidewalks in the development.
Dan Westergren of Westergren and Associates, prepared the plans and addressed some of
the concerns. The applicant has worked with staff to preserve many of the trees. He
explained lots with the steep slopes and preserving the woods. The development will
remove 9 percent of the trees when the allowance is 25 percent. They want to bring in
quality homes and preserve the wilderness as do the neighbors. He feels the snow
removal will not be a problem. Mr. Westergren met with the Park Department and
followed their recommendation.
Roberta McDonald, 16270 Northwood Road, questioned the safety with the traffic flow
on the intersection of Northwood Road and their private driveway. She would like to see
where the road is being removed and reconstructed.
John Champine, 3192 Butternut Circle, stated his concerns for parking on Northwood
Road for the new development. The sidewalks and median are not clearly shown on the
map. Another concern was for the assessments made to the developer for last year's
street improvements. Mr. Champine questioned how the developer was going to proceed
with the house building. The neighbors would like to get a sense of the development.
Mr. Larson said the time table for the project is about 2 and one-half years, with 4 to 6
builders and the market value of lots would be $40,000 to $60,000.
Jeanne Kane 16286 Northwood Road, questioned the road to Bud Cooks' 20 acres.
Kansier explained the property is in Spring Lake Township and the City does not regulate
development in the township.
John Sweeney, 16109 Northwood Road wondered if there was any additional access to
the lake.
MN060997.DOC 4
Rye said no.
Mr. Larson commented the additional traffic would be a city issue rather than a developer
issue. Them is an unresolved issue with the cul-de-sac and asked if the commissioners
would table that matter to give them time to review.
Joe Passafaro, 16077 Northwood Road, said it was prudent for the quality of life for the
people who live in the development and the existing residents to provide a park. This is
the last chance to have a park.
The public hearing was closed at 7:35 p.m.
Comments by the Commissioners:
Stamson:
· The Parks Advisory Council mapped out a park plan and this property was not
designated as a need at this time. Spring Lake Park is next to the development.
· The snow removal should not be a problem. The City would be responsible.
· The slopes might be a problem. Would prefer to see lower density. There is a pay
off, preserve slopes or lower density?
· The variance will be addressed.
· The 12 lots will be modified to meet the ordinance.
Wuellner:
· The general layout of the property is difficult. Six cul-de-sacs is not a good plan.
The road is too narrow for the traffic and safety vehicles.
· Sympathetic to the neighbors concerned with the park. Would like to see the issue
addressed.
· Overall the treatment of trails and park, street length issue, slopes and tree inventory
is not complete. He would rather see it go back to the drawing board.
Vonhof:
· How many ADT's (Average Daily Trips) would 47 families affect the development.
Kansier said the maximum would be 14 trips per day per home.
· The traffic issue is an off site problem.
· Agreed with Commissioner Wuellner with an inadequate tree survey.
· Would favor custom grading over 20%.
· Overall is against streets which do not end in cul-de-sacs. Maintenance would be
difficult. The City should not have to pay to have trucks drive back and forth down a
stubbed street.
· There are problems with stubbed off streets. Not in favor.
· The good thing is there is no housing fronting Northwood Road.
· Will not support a variance on the culdesac length.
MN060997.DOC 5
· Concern for drainage to the wetlands.
· Sidewalks and trailways are absent. Provisions should be made to the County park.
Does not feel anyone should walk on the street.
· Would like to see more of an explanation from the Park Department. There are no
other parks serving this area. You cannot count a County park.
Kuykendall:
· Concurred with the Commissioners.
Would like to see larger scale plans.
· The snow removal should have a bump out area in the cul-de-sac.
· Concern for the length of the culdesac. Looks like a through street. It is a negative.
· Many issues are dealing with traffic engineering which is not the developer's
responsbility.
· It is important to have sidewalks.
· The park is not totally the responsibility of the developer.
· The alternative of not wanting single family homes could be townhouses. There are
trade offs.
· Stop signs and clear vision design will be addressed.
· It may be appropriate to table the matter.
· Staff should raise the traffic enforcement and park issues and respond. Most issues
have been addressed. Compromises are to be made.
Criego:
· Agreed with the Commissioners.
· This is the type of development the City would like to see. The following issues have
to be addressed:
· The Engineering Department should come forward and tell what can be done relating
to some of the speeding.
· Would like to hear from the Parks Department regarding this development.
· The cul-de-sac is too long. It is a fire hazard. It is a problem for fire trucks.
· Engineering should come up with a recommendation for tum-arounds for City trucks.
· What is the impact to a new developer with the assessments from last year's
improvement?
· Concern for slopes and maintaining the wooded area. He would like a general idea of
what the developer will take out with those lots.
· Take a better look at the sidewalks and trails.
Developer, Kurt Larson requested a continuation of the hearing.
MOTION BY KUYKENDALL, SECOND BY VONHOF, TO CONTINUE THE
HEARING TO THE JUNE 23, 1997 MEETING.
Vote taken signified ayes by all.
MN060997.DOC 6
A recess was called at 8:05 p.m.
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The meeting reconvened at 8:13 p.m.
Old Business: None
New Business: None
Announcements and Correspondence:
The commissioners recapped their tour of Lakefront Park and down town. Rye explained
some of the possible study money available to help cities with demonstration projects.
This would address some of the City's Livable Community goals. The Commissioners
would like to try to meet the requirements and deadline.
The Commissioners discussed an action plan.
1. Need City Council approval to dedicate funds to expand the current public projects, in
the early development stages. Integrate current approved public projects - the library,
Lakefront Park, the TIF District and Priordale Mall. Those public projects will provide
an opportunity to have a significant impact on the ability to develop.
2. Why now? Timing element. Develop a time line. Name it "Plan for the City Core"
3. Develop an overall theme for the community. How do we want to be perceived? What
is our image?
4. Hold joint public meetings with the EDA to allow the public to generate ideas of what
they would like to see in the down town area.
Contact City Council with the Commission's intentions and ask for their continual
support. Copy EDA.
The second stage is to start working on the image. The Commissioners will talk to five
people about Prior Lake's image and bring back their comments for the next meeting.
The 1984 study included many appropriate ideas.
The July 14, 1997 meeting will be canceled. No quorum.
The boat tour is scheduled for Thursday, June 19.
MN060997.DOC 7
8. Adjournment:
MOTION TO ADJOURN BY STAMSON, SECOND BY KUYKENDALL.
The meeting adjourned at 8:46 p.m.
Donald Rye
Director of Planning
Connie Carlson
Recording Secretary
MN060997.DOC 8