HomeMy WebLinkAbout9B - Timber Crest Park
CITY COUNCIL AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
SEPTEMBER 3, 2002
9B
JANE KANSIER, PLANNING COORDINATOR
AGENDA ITEM:
CONSIDER APPROVAL OF A RESOLUTION APPROVING A
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN,
APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
PLAT TO BE KNOWN AS TIMBER CREST PARK AND APPROVAL
OF A RESOLUTION APPROVING THE WETLAND
REPLACEMENT PLAN FOR TIMBER CREST PARK
DISCUSSION:
Introduction: Ray Brandt has applied for approval of a development to be
known as Timber Crest Park on the property located at the southeast
quadrant of the intersection ofCSAH 21 and TH 13, on the north side of
Franklin Trail and Bluff Heights Trail. The property owner, Prior Lake
Apartments, 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.
. Approval of a Wetland Replacement Plan
History: This property is zoned R-4 (High Density Residential). The
proposal calls for a townhouse development consisting of a total of 148
dwelling units on 28.19 acres. The development also includes parkland and
private open space.
On May 21,2002, the applicant submitted a complete application that called
for a development consisting of 170 units. Since the application was
complete, the staff scheduled a public hearing before the Planning
Commission. Notice of this hearing was published in the Prior Lake
American and sent to owners of property within 500' of the site. The
developer subsequently submitted revised plans; however, the public hearing
had already been scheduled and noticed. The Planning Commission opened
the public hearing on June 24, 2002, and accepted limited testimony. The
Planning Commission then continued the public hearing to July 8, 2002, to
allow staff the time to further review the revised plans.
On July 8, 2002, the Planning Commission heard testimony from several
residents ofthe area opposed to this project. At that meeting, the Planning
Commission also discussed several concerns raised by the staff. The
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
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Planning Commission continued this item in order to allow the developer to
address the issues raised at this meeting.
On July 16, 2002, the developer met with City staff to discuss the various
issues. The developer subsequently submitted revised plans on Friday, July
26, 2002. On August 12, 2002, the Planning Commission held a public
hearing to consider the revised plans. The Planning Commission
recommended approval of this request. The minutes of the July 16, 2002 and
the August 12,2002 Planning Commission meetings 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 28.19 acres. The net area of this
site, less County road right-of-way and wetlands, is 21.87 acres.
Topo2;raphy: This site is fairly hilly, with elevations ranging from 976'
MSL at its highest point at the southeast corner of the site to 922' MSL at the
lowest point in the wetland on the northwest side of the site. The entire site
generally drains towards the wetland located along the northwest side of the
site.
Ve2;etation: This site includes a large number of trees and wetland area.
The size and species of the majority of the trees on the site, such as box elder
and elm trees, are not considered significant under the City tree preservation
ordinance. The applicant has submitted an inventory of the significant trees
on the site, which identifies 791 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
5.05 acres. The proposal impacts 0.41 acres of this wetland for the creation
of a storm water pond and grading for building pads. The disturbed wetland
will be mitigated on the site.
Access: Access to the site is from Bluff Heights Trail on the southeast side
and Franklin Trail on the southwest side of the property. Although the
property is adjacent to TH 13 and CSAH 21, there will be no access to either
of these roads.
2020 Comprehensive Plan Desi2;nation: This property is designated for
High Density Residential uses on the 2020 Comprehensive Plan Land Use
Map. The entire site is located within the current MUSA boundary.
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Zonin2: The site is zoned R-4 (High Density Residential). The applicant is
not requesting a rezoning as part of this application. The R-4 district permits
a maximum density of 30 units per acre.
Streets: This plan proposes a private streets system for this development.
There are two private streets designed to serve the townhouse development.
The first is an extension of Bluff Heights Trail, 1,450' to the east where it
intersects with Franklin Trail. This intersection is located 260' from the
intersection of CSAH 21 and Franklin Trail. While not ideal, it is the only
possible location for the intersection. The second private street is called
Timber Crest Drive, and it extends 1,000' from the west leg of Bluff Heights
Trail to the east leg of Bluff Heights Trail. Both of the private streets are
designed with a 32' wide surface, and adjacent easements. The private
streets meet the requirements of Section 1004.415 of the Subdivision
Ordinance.
Sidewalks/Trails: The plan proposes a sidewalk on the north side of Bluff
Heights Trail and on the north side of Timber Crest Drive. The plans also
identify a pedestrian path through Outlot B and Outlot C, which eventually
connects to the sidewalk along CSAH 21.
Parks: This plan includes a 2.72 acre park site, located at the southwest
comer of the site. This is the best location for a park on the site, in that it is
accessible to both this development and other developments in the area. The
site must be graded to meet minimum standards.
Sanitary Sewer: Sanitary sewer will be extended from the existing sewer
main which is located on this site. A portion of the existing sewer line must
be relocated and the easement across the property vacated.
Water Main: Water mains will be extended from the existing lines in Bluff
Heights Trail and in Franklin Trail.
Storm Sewer: The plan proposes a series of catch basins and storm sewer
pipe 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. The
developer has revised the plans to address the original concerns of the
Engineering Department. This redesign is acceptable to the Engineering
staff.
Density: The plan proposes 148 townhouse units on a total of 28.19 acres.
Density is based on the buildable acres of the site, or in this case on 21.87 net
acres. The overall density proposed in this plan is 6.77 units per acre. This
density is within the permitted density of 30 units per acre for the R-4
district.
Lots: The preliminary plat consists of 148 lots for the townhouse units.
There are also three lots for the common open space. The proposal also
includes three outlots. Outlot A is the private street system. Outlot B,
located at the southwest corner of the site is intended as parkland. Outlot C is
the wetland area.
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BuUdinS! Styles: There are two different townhouse building styles
proposed. The first style, called Village Homes, is a 2-story, attached single
family style dwelling with tuck-under garage. These buildings are located on
the south side of the site. The plan includes 48 of these units in 6- and 8-unit
buildings. Each of the units in these buildings includes a I-car garage and
approximately 977 square feet of living space on the upper two floors. The
buildings are 35' high at the front, with brick and vinyl siding exteriors, and
brick face and vinyl shakes for accents. The Zoning Ordinance requires 60%
of the exterior building materials for townhouse buildings with more than 4-
units consist of Class I materials, such as brick or cement stucco. The
developer originally requested a modification to this requirement as part of
the PUD plan for the 6- and 8-unit buildings; however, that request has been
withdrawn. The revised plans indicate the exteriors will consist of a
combination of Class I materials and vinyl siding. The elevations submitted
do not include a scale, so the staff was unable to verify if the proposed plans
meet the 60% requirement.
The second building style, called Manor Homes, is a 2-story attached single
family dwelling. There are 100 units in 25, 4-unit buildings. These
buildings consist of a lower level, 2-car garage, rear yard decks and 1,595
square feet of living space. These buildings are 29' 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.
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 also notes a
30' setback from any wetland.
The Zoning Ordinance requires a minimum setback between buildings equal
to Yz the sum of the height of the buildings. In this case, the minimum
distance between buildings would be 35' for the Village Homes and 29' for
the Manor Homes. The developer is requesting a modification to this
requirement as part of the PUD.
Lot CoveraS!e: The R-4 district allows a maximum ground floor area of
0.35. The ground floor area proposed in this plan is 0.125.
Useable Open Space: The R-4 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 88,800 square feet; the plan indicates a
total of 115,909 square feet. The developer has addressed the adequacy of
this open space in the attached narrative.
ParkinS!: The Zoning Ordinance requires a mInImum of 2 spaces per
dwelling unit, or 296 spaces for this development. Each the 100 Manor
Horne units have two car garages; each of the Village Horne units have a
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one-car garage. The plan also provides 72 off-street parking spaces in the
townhouse area for guest parking. A total of 320 off-street parking spaces
are provided, which is consistent with the Zoning Ordinance requirements.
The developer's narrative also notes an additional 27 spaces are available on
the private streets. These spaces cannot be used to meet the required
parking; however, the proposal exceeds the minimum requirements without
the on-street parking.
Landscapin2: Section 1107.1900 lists the landscaping requirements for this
development. Perimeter landscaping is required at a rate of 1 tree per unit or
1 tree per 40' feet of perimeter, whichever is greater. Our calculations
indicate a total of 148 trees are required for this site.
The developer has submitted a landscaping plan that identifies 315 trees,
which exceeds the proper number of trees for the development. This plan is
also consistent with ordinance requirements for size and species of the
plantings. The plan does not indicate whether an irrigation system will be
provided. The plan also has some discrepancies between the key and the
actual trees shown on the site. These discrepancies should be corrected.
Tree Replacement: The applicant has submitted an inventory identifying
791 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 29.4% for road and utility purposes and 14.5%
for building pads and driveways. Tree replacement is required at a rate of Y2
caliper inch per 1 caliper inch removed. In this case, replacement of 17.125
caliper inches, or 7, 2 Y2 inch trees, is required. The landscaping plan
includes more than adequate numbers of trees to meet this requirement.
Si2ns: There are no signs identified on this plan.
Li2htin2: The developer has not indicated whether or not street lights will
be provided on the private streets.
Traffic Impact Report: The developer has submitted a traffic study for this
development. This study indicates the proposed development will generate a
total of 868 trips. The TIR also indicates that the Level of Service (LOS) at
the intersection of1H 13 and CSAH 21, and at CSAH 21 and Franklin Trail,
would not fall below the existing LOS as a result of the trips generated by
this development. The report also compares the number of trips generated
by this development to the number of potential trips generated by the number
of units permitted by the R-4 zoning. A copy of the submitted TIR is
attached to this report.
Phasin2: No phasing plan has been submitted for this project.
THE ISSUES:
There are three separate applications included in this proposal.
PUD PRELIMINARY PLAN: One of the major issues pertaining to this
development is whether or not the plan meets the PUD criteria. The primary
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justification for a PUD appears to be the use of the private streets. The
developer is also requesting modifications to the setback requirements as part
of the PUD plan.
A cluster development of this type is permitted in the R-4 district, so a
similar development with public streets, and meeting the required setbacks
could be done without a PUD.
This site is zoned R-4, and is appropriate for a higher density residential
development. Some consideration should be given to the use of this site for
multi-family buildings. It may be possible to develop a similar or greater
number of units on the site in fewer buildings. Fewer buildings would also
potentially disturb less of the site. At both the July 8, 2002 Planning
Commission meeting and at the August 12, 2002 meeting, comments by the
Commissioners indicated that this type of development was preferable to a
higher density type of development. The Commissioners also felt the PUD
process and the use of private streets was appropriate for the development.
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 is utilizing standard construction and design practices
for the townhomes. The lookout style of the buildings in some areas
utilizes the natural grades of the site where possible. A similar
development, without the private streets and setback modifications, is
possible as is a conventional development in the R-4 district; however,
a PUD of this type results in less density than may be otherwise
permitted in the R-4 district.
(2) Higher standards of site and building design.
Same as above.
(3) More efficient and effective use of streets, utilities, and public facilities
to support hi~h 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 common open space on the site will be available to all residents of
the development as passive open space. The same amount of common
open space is required as part of a conventional development.
(5) Provides a flexible approach to development which allows
modifications to the strict application of regulations within the various
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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 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 criterion is not applicable.
(9) Provides for flexibility in design and construction of the development in
cases where large tracts of land are under single ownership or control
and where the users) has the potential to significantly affect adjacent or
nearby properties.
The use of the PUD allows the clustering of the homes and the use of
private streets.
(J 0) 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.
There is no park dedication or open space dedication over and above
that required under conventional procedures. The developer is
maximizing the use of the wetland area by providing walking trails
around the wetland that eventually connect to the public sidewalk along
CSAH 21.
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 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
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minimize the potential adverse impacts of the PUD on surrounding
land uses and the potential adverse effects of the surrounding land uses
on the PUD.
The use of the PUD will allow the clustering of the townhouse units.
(3) If a project for which PUD treatment has been requested involves
construction over a period of time in two or more phases, the applicant
shall demonstrate that each phase is capable of addressing and
meeting each of the criteria independent of the other phases.
This project will be constructed in a single phase.
(4) Approval of a PUD may permit the placement of more than one
building on a lot.
This is not applicable.
(5) A PUD in a Residential Use District shall conform to the requirements
of that Use District unless modified by the following or other
provisions of this Ordinance.
a. The tract of land for which a project is proposed shall have not
less than 200 feet offrontage on a public right-of-way.
b. No building shall be nearer than its building height to any
property line when the property abutting the subject property is in
an "R-I" 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.
d. 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. Normally, a development of this type
would require a minimum right-of-way width of 50' and a 28' to
32' wide surface. The developer is requesting a 32' wide private
street. The additional 18' of right-of-way would be accommodated
by the use of easements adjacent to the private road.
. Reduced setbacks between buildings. The required separation
between buildings under the PUD provisions is Y2 the sum of the
heights of the buildings, or 29' and 35' in this case. The developer
is requesting a 25' separation between the buildings.
These modifications are permitted under the PUD provisions at the
discretion of the Council.
PRELIMINARY PLAT: The primary issue relating the preliminary plat was
the design of the storm water system. The Engineering Department has
reviewed the revised plans and is satisfied with the revisions. Other
engineering design issues can be handled at the final plat stage.
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CONCLUSION:
FISCAL IMPACT:
ALTERNATIVES:
WETLAND REPLACEMENT PLAN: As part of the Timber Crest Park
development plan, the developer has requested approval of a wetland
replacement plan for the project. There is a wetland located generally in the
northwest corner the parcel. The reason a replacement plan is required is due
to placement of a storm water pond that is required for the development. The
developer has minimized wetland fill by locating the pond in such a way as
to minimize impacts.
The final design calls for 17,680 square feet of existing wetland to be filled.
This will be mitigated at a rate of 2: 1, with the creation of 18,295 square feet
of new wetland on site and 29,621 square feet of credit through the
establishment of upland buffer (of which 75% is eligible for credit). The
proposal meets the mitigation and sequencing criteria.
Attached is the Wetland Conservation Act Determination Findings and
Conclusions prepared by Andi Moffatt of WSB & Associates who has been
acting as the City's representative on wetland issues.
The Planning Commission concluded that the PUD was appropriate for this
development. The use of the private streets limited the number of driveways
on public roads. The Commissioners also felt this development was
preferable to the higher density development that could be permitted on this
site. The Planning Commission recommended approval of the project
subject to the following conditions.
1. Outlot B must be designated as "Park" on the final plat. This park must
be rough graded to City specifications.
2. The developer must address the ownership and maintenance of Outlot C.
3. The developer must provide scaled plans for the building exteriors. The
exterior materials of all buildings with more than 4-units must consist of
at least 60% Class I materials.
4. The developer must address all of the issues in the memorandum from
Larry Poppler, Assistant City Engineer, dated August 6, 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. Staff also recommends that the
Council approve the Wetland Replacement Plan for Red Cedar Heights.
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.
The City Council has three alternatives:
1. Adopt a resolution approving the PUD Preliminary Plan subject to the
listed conditions, 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
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RECOMMENDED
MOTION:
REVIEWED BY:
Comprehensive Plan and the Zoning and Subdivision Ordinances, and
adopt a resolution approving the Wetland Replacement Plan.
2. Deny the PUD Preliminary Plan, the Preliminary Plat and the Wetland
Replacement Plan on the basis they are inconsistent with the purpose and
intent of the Zoning and Subdivision Ordinances and/or the
Comprehensive Plan. In this case, the Council should direct the staff to
prepare a resolution with findings of fact based in the record for the
denial of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The staff recommends Alternative # 1. This action requires the following
motions:
1. A motion and second adopting a resolution approving a Planned Unit
Development Preliminary Plan to be known as Timber Crest Park subject
to the listed conditions;
2. A motion and second adopting a resolution approving a Preliminary Plat
to be known as ;[imber Crest Park, subject to the listed conditions.
3. A motion and econd to adopt a resolution that approves the Wetland
Repl ce ent an for Red Cedar Heights (City Project #02-32).
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PLANNED~TDEVELOPMENTPRELThflNARYPLAN
RESOLUTION 02-XX
RESOLUTION APPROVING THE TIMBER CREST PARK PLANNED ~T DEVELOPMENT
MOTIONBY:_~~ SECOND BY: ~~)
WHEREAS: Ray Brandt has submitted an application for a Planned Unit Development Preliminary Plan to be
known as Timber Crest Park; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit Development
Preliminary Plan at a public hearing on June 24, 2002, on July 8, 2002 and on August 12, 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 POO Preliminary Plan for Timber Crest
Park on September 3, 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 POO 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 incorporated herein as if fully set forth.
2. It hereby adopts the following findings:
a) Greater utilization of new technologies in building design, materials, construction and land
development.
The developer is utilizing standard construction and design practices for the townhomes. The
lookout style of the buildings in some areas utilizes the natural grades of the site where possible. A
similar development, without the private streets and setback modifications, is possible as is a
conventional development in the R-4 district; however, a PUD of this type results in less density
than may be otherwise permitted in the R-4 district.
b) Higher standards of site and building design.
Same as above.
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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
c) 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.
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 common open space on the site will be available to all residents of the development
as passive open space. The same amount of common open space is required as part of a
conventional development.
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.
j) 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 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 other parts of the site.
There is no park dedication or open space dedication over a~d above that required under
conventional procedures. The developer is maximizing the use of the wetland area by
providing walking trails around the wetland that eventually connect to the public sidewalk
along CSAH 21.
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 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 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. J) The tract of land for which a
project is proposed shall have not less than 200 feet of frontage on a public right-oi-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-J" or "R-2" Use District; 3) No building within the project shall be
nearer to another building than 'is 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. Normally, a development of this type would require a minimum
right-of-way width of 50' and a 28' to 32' wide surface. The developer is requesting a 32'
wide private street. The additional 18' of right-of-way would be accommodated by the use of
easements adjacent to the private road.
. Reduced setbacks between buildings. The required separation between buildings under the
PUD provisions is Y2 the sum of the heights of the buildings, or 29' and 35' in this case. The
developer is requesting a 25' separation between the buildings.
These modifications are 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 Timber Crest Park Planned Unit Development Preliminary Plan is hereby approved subject to the
following conditions
a) Outlot B must be designated as "Park" on the fmal plat. This park must be rough graded to City
specifications.
b) The developer must address the ownership and maintenance of Outlot C.
c) The developer must provide scaled plans for the building exteriors. The exterior materials of all
buildings with more than 4-units must consist of at least 60% Class I materials.
d) The developer must address all of the issues in the memorandum from Larry Poppler, Assistant
City Engineer, dated August 6, 2002.
Passed and adopted this 3rd day of September, 2002.
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
1:\02fi1es\02subdivisions\02prelim plats\timber crest\pudres.doc PAGE 3
PRELIMINARY PLAT
RESOLUTION 02-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT
OF "TIMBER CREST PARK" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTIONBY:~ SECOND BY: 1~
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on June 24, 2002, on July 8,
2002 and on August 12, 2002 to consider an application from Ray Brandt for the preliminary plat
of Timber Crest Park; 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 Timber Crest Park 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 Timber
Crest Park on September 3, 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 Timber Crest Park is approved subject tothe following conditions:
1) Outlot B must be designated as "Park" on the final plat. This park must be rough graded to City
specifications.
2) The developer must address the ownership and maintenance of Outlot C.
3) The developer must provide scaled plans for the building exteriors. The exterior materials of all
buildings with more than 4-units must consist of at least 60% Class I materials.
1:\02fi1es\02subdivisions\02prelirn plats\tirnber crest\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
4) The developer must address all of the issues in the memorandum from Larry Poppler, Assistant City
Engineer, dated August 6, 2002.
Passed and adopted this 3rd day of September, 2002.
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} City Manager
City of Prior Lake
1:\02files\02subdivisions\02prelim plats\timber crest\platres.doc
Page 2
RESOLUTION 02-XX
MOTION:
RESOLUTION APPROVING THE
WETLAND REPLACEMENT PLAN
FOR TIMBER CREST PARK
~OJECT NO. 01-45
, . SECONDED:
~~
WHEREAS, the developer has prepared plans that avoid unnecessary wetland filling on the
project to the greatest extent possible; and
WHEREAS, sequencing criteria has been met; and
WHEREAS, 17,860 square feet of type 3/7 wetland to be filled and replaced at a 2 to 1 ratio:
18,295 square feet of new wetland and 29,621 square feet of public value credit
through the establishment of upland buffers of which 75% is eligible for mitigation
credit; and
WHEREAS, no comments were received during the comment deadline period regarding the
proposed wetland alteration permit application.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, that the
Wetland Replacement Plan for Red Cedar Heights be approved with the following conditions:
1. The above recitals are incorporated herein as if fully set forth.
2. Mitigation area monitoring reports will be prepared yearly and submitted to the City
engineer for five years beginning the first growing season of the mitigation areas.
3. The WCA Deed forms will be filed with the County, as required, prior to the start of
construction.
4. Buffer strips shall be identified by permanent monumentation markers as per City
Standards.
Passed and adopted this 3rd day of September, 2002.
YES NO
Haugen Haugen
Gundlach Gundlach
LeMair LeMair
Peterson Peterson
Zieska Zieska
{Seal}
City Manager
City of Prior Lake
16200 Ea~~~~SJ{~~i~~\of'fflljj11~t~rmrhff~~~ga5gg~~-"1~4 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
CITY OF PRIOR LAKE
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
WETLAND CONSERVATION ACT DETERMINATION
FINDINGS AND CONCLUSIONS
Name of Applicant: Rav Brandt, Brandt Engineering
Project name: Timber Crest Park Development
The wetland replacement plan for the above referenced project shown on the plans dated
approved by the Prior Lake City Council on
It has been determined that wetland impacts have been avoided, minimized, rectified, and
reduced to the greatest extent reasonable based on site constraints within the project area. For
those impacts that could not be avoided, the proposed wetland replacement plan includes the
following impact and mitigation plans:
Square feet Acres
Wetland Fill 17,860 0.41
Wetland Excavation 0 0
Total Impact 17,860 0.41
New Wetland Credit Proposed 18,295 0.42
Public Value Credit Proposed 29,621 0.68
Total Mitie:ation 47,916 1.1
Total Miti2ation Reauired 35,720 0.82
The submitted application is approved based on the following conditions:
1. Mitigation area monitoring reports will be prepared yearly and submitted to the City
Engineer for five years beginning the first growing season of the mitigation areas.
2. The WCA Deed Forms will be filed with the County, as required, prior to the start of
construction.
3. Buffer strips shall be identified by permanent monumentation markers as per City
Standards.
Qualified by the above conditions, the wetland replacement plan has been determined to offset
the wetland impacts and fully complies with the Wetland Conservation.
C: I WINDO WS\ Temporary Internet Fi/eslOLKB3 30\ WCADecisionFindingsConclusions082 702. doc
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TIMBER CREST PARK :'. U1 i\,~' 1,1 ill:!
i: V 11
,_ .il IV)
Response to July 8 Planning Commission meeting .
Seven items from the Planning Commission meeting of July 8 were highlighted
as needing modification or further clarification.
The Engineering Department expressed a concern regarding the project having
only one low point. I met with Bud Osmundson, Jane Kansier and Larry Poppler on July
16. My proposal to modify the profile grade for Bluff Heights Trail into two low points
was accepted as a good solution. Catch basins were added on both Bluff Heights Trail
and Timber Crest Drive. Calculations show that a little more than 2 cfs overflow one low
point and a little less than 2 cfs overflow the other low point during a 100 year storm
event. The pipes are designed to handle the runoff for a 100 year event.
Another item of concern or question was the trail system. A sidewalk has been
added along the northerly side of Timber Crest Drive A walkway has been added through
OUTLOTS B and C from the southerly part of OUTLOT B along the westerly side of
OUTLOT C and to the sidewalk along the southerly side of County Road No. 21.
Access to the proposed park was discussed and the proposal is, in addition to the
walkway mentioned above, a public easement over OUTLOT A for the purpose of the
use of the sidewalks along Timber Crest Drive and Bluff Heights Trail.
There was considerable discussion regarding the Class I materials on the proposed
buildings. The PUD application asked for a variance from the 60% Class I materials for
the outside of the 8-unit buildings. Pulte has modified their buildings to conform to this
requirement.
Parking was another point of considerable discussion and also a concern from one
of the neighbors at the public hearing. More spaces have been added and there are now
39 more spaces than required by the ordinance. There are also 27 possible parking sites
(temporary spaces) shown on the layout. The streets are 32 feet wide (the same as a city
street) and this provides for the additional 27 spaces for temporary visitor parking just
like one finds on the city street but not for overnight parking. Thus there are really 66
spaces more then required by the ordinance. This does not count the 15 parking spaces
shown along the easterly side of OUTLOT B. These are for the public use at the park.
All items listed on a Memorandum dated 3 July by Sue McDermott (part of the
staff report) have been incorporated with this submittal.
The staff report also had questions regarding the open space shown with the plans
that were covered with the staff report. Especially regarding usability of the open space.
The Zoning Code requires 600 square feet of usable open space for each dwelling unit in
a cluster housing development. This proposal is regarded as a Cluster Housing
Development under the Planned Unit Development section of the ordinance. The usable
w
open space is defined in the ordinance as "a required ground area or terrace on a lot
which is graded, developed, landscaped and equipped and intended and maintained for
either active or passive recreation or both, available and accessible to and usable by all
persons occupying a dwelling unit or rooming unit on the lot and their guests." This
project is required to provide 88,800 square feet of open space and is providing 151,745
square feet. The main question from the 3 July report was "usability". There is no slopes
within the area indicated as open space that is steeper than 3: 1. A 3: 1 slope is not usable
for most recreational activities but should qualify for "passive" uses such as walking. The
area that constituted a 3:1 slope amounts to approximately 25,000 square feet which
leaves more than 125,000 square feet available for more active recreational uses. The lot
depth for the Manor homes was shortened by two feet in the rear of the lot from the last
proposal. This made it possible for substantial space on Lot 53, Block 1, to qualify as
open space.
Pulte has responded with a letter, attached hereto, that addresses the last item of
concern by the Planning Commission and that was to the "benefitS the City receives by
approving the PUD. One of the benefits not included in the Pulte letter, and maybe not a
large benefit, regards the access to County Road No. 21. An agreement was made in 1989
between the County Highway Engineer and the owners of the property regarding taking
of land alongside the old railroad property for the construction of County Road No. 21.
Part of that agreement was to provide an access from County Road No. 21 to the property
at a specified location. At an earlier stage of developing the plans for this proposal it was
requested by the City and by the County Highway Engineer that we abandon the access
that was shown on the proposal. This was granted by the developer and really is
somewhat of a benefit to the City, or at least the County, in that they didn't have to pay
for ''taking'' the access.
~)~
Ray Brandt
25 July 2002
pulte-
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July 25, 2002
Ms. Jane Kansier, Planning Coordinator
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
RE: Timber Crest Park
Dear Ms. Kansier:
Timber Crest Park, as a Planned Unit Development (PUD), benefits the City of Prior Lake, the
neighborhood, and Pulte Homes. The 25.3-acre site is unique, in that it is dominated by a 5.3-
acre wetland at the primary focal point at the intersections of Highway 13 and C.R. 21 and
relatively steep slopes on the balance of the uplands. The following are specific benefits of the
PUD concept on this site:
. DENSITY TRANSFER - The homes are clustered to take advantage of the upland areas
appropriate for development. A even distribution of homes with standard public right-of-
ways and setbacks would be an inefficient method of developing this site. The steep
slopes toward the wetland require a combination of tuck-under garages and walkout
basements to prevent excessive wetland filling and retaining walls.
. OWNER-OCCUPIED HOUSING - The site is zoned R-4 which allows for apartments up
to 30 units/acre (600 total units). This proposal is for two styles of owner-occupied town
homes, the Village Homes are two-story structures with tuck-under garages for the first-
time home buyer in the $115,000-$125,000 range and the Manor Homes are split-level
structures with walk-out basements for the move-up town home buyer in the $160,000-
$180,000 range. The combination allows for not only efficient us of the slope, but also
provides homes for two different price points and buyer profiles. This yields' total home
values of approximately $24,000,000 for the Timber Crest Park community.
. PARK DEDICATION - Required park dedication for this site is 2.72 acres. The City has
required that the park dedication be located at the southeasterly end of the site to
maximize the availability to the total vicinity. The PUD proposes 11.95 acres of park
dedication including not only the specified 2.72 acres in the southeast comer, but also
9.23 acres along Highway 13 and CoR. 21. This allows for greater public ownerShip in a
highly visible area across Highway 13 from downtown Prior Lake. The additional 9.23
acres of parkland will be conveyed to the City at no cost to the City.
. PATHWAY CONTRIBUTION - Within the 11.95 acres of park dedication, the PUD
proposes a bituminous pathway connection from the sidewalk along Timber Crest Trail,
through the active portion of the park and the natural, scenic portion of the park, to the
'.
Pulte Homes of Minnesota Carpora:,or
8i 5 Northwest Parkway. SUlte:';'O
Eagan, Minnesota 55121
65: '452'5200 65; ..152.572 7 Fax
existing sidewalk along CoR. 21. This 1500-Iineal feet of pathway will be provided to the
City at no cost to the city.
. PRIVATE STREETS - The proposed private streets are 32-feet wide streets built to City
standards with public access easements for full public use. The streets provide access to
the homes within Timber Crest Park. as well as to the public park.. Maintenance of the
streets is by the home-owners association. The City has no cost in maintaining the
streets within Timber Crest Park.
. OPEN SPACE - Even though park dedication greatly exceeds City requirements, open
space proposed is 151,745 SF, compared to the required 88,800 SF.
. PARKING - Parking required for the site is 296 spaces. Proposed parking for the site is
362 off-street spaces (66 more than required) plus 27 on-street parking within the 32-feet
wide street. 15 parking spaces are proposed along the park. to provide convenient
parking for the park users.
. TREE REPLACEMENT - Tree replacement is not required, however, the proposed
landscape plan indicates the addition of 478 trees to be installed at the applicant's
expense. Long term maintenance of the trees and the irrigated common areas will be by
the home-owners association.
. ACCESS - Vehicular access to the site is limited to existing Timber Crest Trail and to
Franklin Trail. No vehicular access is proposed directly onto C.R. 21 or Highway 13.
However, without PUD density concentration, limiting access would be more difficult.
Pulte Homes is looking forward to providing the Timber Ridge Park community in Prior Lake.
Please do not hesitate to call me if you have any questions or comments. We look will be happy
to discuss this further at the Planning Commission meeting on August 12 and the Council
meeting August 19, 2002.
Sincerely,
~PU. . QMES OF MINNE;:!/SOTA ;' ORATION
1 . _# .
A~wvClff~ ';t
e . R. GIiSWOr{ ~':L.A.
Director of Land
.
Westwood Professional Services, Inc.
PLANNING. ENGINEERING. SURVEYING
REVJSED
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MEMORANDUM
Date: July 3, 2002
From: Allan Klugman, P.E., PTOE
Re: Timbercrest Park Traffic Study, Revised July 3,2002
INTRODUCTION
'"
7599 Anagram Drive
Eden Praire. MN 55344
Phone: 952.937.5150
Fax: 952-937-5822
Toll free: 1 -888-937- 5150
E-mail: wps@westwoodps.com
TWIN CITIES/METRO
ST. CLOUD
BRAINERD
This memorandum summarizes the results of a traffic analysis conducted for the proposed
Timbercrest Park Townhouse development in Prior Lake, Minnesota. The proposed
development will contain 148 residential town home units. The development is located south of
Scott County Road 21, east of TH. 13 and northwesterly of Franklin Trail. The site has two
access points, both to Franklin Trail to the south.
~'" ,~The remainder of this memorandum contains sections describing:
, ,3:0,:: - Existing Conditions
" , . - Trip Generation
- Traffic Assignment
- Traffic Analysis
- Conclusions
EXISTING CONDITIONS
Westwood Professional Services collected data for, and analyzed, the two nearby signalized
intersections of TH. 13/ County Road 21 and County Road 21 / Franklin Trail. The data
collection consisted of turn movement counts at each intersection for a two-hour A.M. peak
period and a two-hour P.M. peak period. From these data sets the one-hour peak volumes
were extracted. Figures 1 and 2 show the current A.M. and P.M. peak hour traffic counts for
each intersection. With the peak hour data, Westwood conducted intersection Level of Service
analysis (for signalized intersections) using the procedures outlined in The Highway Capacity
Manual. The results of the Level of SerJice analysis are summarized below.
Existing Intersection Level of Service (LOS) & Vehicle Delay
A.M. Peak Hour P.M. Peak Hour
Location DelayNeh. LOS DelayNeh. LOS
TH. 13/ County Road 21 8.2 A 10.5 B
County Road 21 / Franklin Trail 4.9 A 5.7 A
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Figure 1
Existing Peak Hour Traffic Counts
xxx = A.M. Peak Hour
(xxx) : P.M. Peak Hour
Westwood Professional Services Count,
February 2002
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Existing Peak Hour Traffic Counts
xxx = A.M. Peak Hour
(xxx) : P.M. Peak Hour
Source: Westwood Professional Services Count,
· February 2002
t 85 (82)
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!iiMemorandllm
DATE: August 6,2002
TO: Jane Kansier, Planning Coordinator
FROM: Larry Poppler, Assistant City Engineer
RE: Timber Crest (Project #01-45)
The Engineering Department has reviewed the preliminary plat submittal for the subject
project and has the following comments:
Gradin2 and Erosion Control Plan
1. Emergency overflows must be shown on the grading plan.
2. Extraordinary erosion control measures shall be required at numerous swales on this
design.
3. Show rough grading for the park (Outlot B). City staff will provide information.
Water Main
1. Class ofwatermain pipe mislabeled it should be Class 52 DIP (typical).
2. Provide details on location, size and type of water services.
3. Provide hydrant details for all hydrants
Storm Sewer
1. The streets and storm sewer system are proposed as private facilities. The storm sewer
and all NURP, infiltration and quantity control drainange ponds shall be the
responsibility of the homeowners association for perpetuity. A drainage and utility
easement will be required on the wetland areas only.
2. Comments from WSB will be given to you as soon as they are available.
S treets/Sidewalk/Trail
1. See Plate #702 for sidewalk design requirements.
2. The streets and storm sewer are proposed as private. Drainage and utility easements
should be adjusted to utility easements accordingly in areas where storm drain is
collecting onsite drainage.
The comments listed above can be addressed with final plat.
C:\Documents and SettingslJane\Local Settings\Temporary Internet Files\OLK4\REVIEW4city.doc
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SCOTT COUNTY PUBLIC Wi :~ics.-DIVISION iLJ
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Scott
HIGHWAY DEPARTMENT' 600 COUNTRY TRAIL
(952) 496-8346 . Fax: (952) 496-8365 . WWW.CO.scott.mn.us
BRADLEY J. LARSON
PUBLIC WORKS DIRECTOR/
COUNTY HIGHWAY ENGINEER
June 21,2002
Jane Kansier
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat, Timber Crest -2nd Revision
Franklin Trail and TH 13
Dear Jane:
We have reviewed the preliminary plat as it relates to Highway Department issues and offer the following
comments or concerns:
. The centerline of CSAH 21 should be identified on the preliminary plat so it is clear that the applicant
is dedicating 75 feet from the centerline.
. All comments from previous letters from our department (March 21 st and May 16th) still apply to
this plat.
Thank you for the opportunity to comment on this revised preliminary plat. If you have any questions,
please feel free to contact me.
Stncer~ly~
_/
-"'''''''\100.
"Craig Jenson _.-
Transportation Planner
An Equal Opportunity/Safety Aware Employer
May 16, 2002
Jane Kansier
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat, Timber Crest -Revision
Franklin Trail and TB 13
Dear Jane:
We have reviewed the preliminary plat as it relates to Highway Department issues and offer the following
comments or concerns:
. During construction no vehicles shall be permitted to use CSAH 21 for direct access to and from the
property. All construction vehicles shall use Franklin Trail to access the property.
. No ponding, berming, or landscaping shall be permitted within the County right-of-way.
. A utility permit shall be required for any work within the County right-of-way.
. Any change is drainage entering the County right-of-way shall require detailed stormwater
calculations to be submitted to the County Engineer for review and approval.
Thank you for the opportunity to comment on this revised preliminary plat. If you have any questions,
please feel free to contact me.
Sincerely,
Craig Jenson
Transportation Planner
'.
83/85/2882 16:45
9522263758
INTEGRA TELECOM PL
PAGE 131/81
I have reviewed the attached proposed request (Timber Crest Park Preliminary Plat
and Preliminary PUD Plan) for the following:
Water City Code Grading
Sewer Storm Water Siqns
Zoning Flood Plain County Road AcCess
Parks Natural Features Legal Issues .
Assessment Electric Roadsl Access
Policy
Septic System Gas Building Code
Erosion Control X Other Tt.~~
Recommendation: _ Approval
Denial
X Conditional Approval
Comments:
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Olrsct Oilll: (952) 226-7084
4690 Cwlcrado SIffleI S.E.
Plicr LaKe, MN 55372
Mobile: (1112) 91 g-~887
Fax: (952) Z::6-3758
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WNW.lntaQr3releccm.~cm
Don Bar1age
a.s.P. Engineering & Design
S;gned: \~ ~ry_
Date: 3 -5 - D '2-
Please return any comments by Thursday, March 21,2002, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9812
Fax: (952) 447-4245
1:\02files\0:2subdivisions\02 prelim plats \ timber crElst\refemal. doc
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MAR 2 0 ar2 !I'
I have reviewed the attached proposed request (Timber Crest-~Fk-F!fenmlnarv Plat
and Preliminary PUD Plan) for.the following: '-_. ______ --.__
Water City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation:
Approval
Denial
.L Conditional Approval
Comments:
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Please return any comments by Thursday. March 21. 2002, to
Date:
~r6Z.
Jane Kansier, ORe Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, tvlN 55372
Phone: (952) 447-9812
Fax~ (952) 447-4245
I :\02files\02subdivisions\O 2prelim plats \timber crest\referral. doc
Page 2
INTEROFFICE MEMORANDUM
DATE:
PLANNING/ENGINEERING
Ralph Teschner, Finance Director
TIMBER CREST PARK - revised preliminary plat
(assessment/fee review)
June 12,2002
TO:
FROM:
RE:
A 28.19 acre parcel in 1-114-22 & 2-114-22 (PIN #25 901 007 0 & #25 902 019) is proposed to
be platted into Timber Crest Park. The property was initially served with sewer and water
utilities in the early 1960's. Under the original assessment roll this property was assessed for
sewer and water lateral charges only.
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
Stormwater Management Fee
Trunk Sewer & Water Fee
$ 1 685.00/unit ifpartial park land dedication
$ 1500.00/acre
$2943.00/acre
$3500.00/acre
The application of these City charges would generate the following costs to the developer based
upon a net lot area calculation of 13.64 acres of townhouse units (includes net deduction of 14.55
acres for street and wetlands row.) as provided within the site data summary sheet of the
preliminary plat.
Collector Street Fee:
13.64 acres @ $1500.00/ac = $20,460.00
Storm Water Mana2ement Fee:
13.64 acres @ $2943.00/ac = $40,143.00
Trunk Sewer & Water Char2e:
13.64 acres @ $3500.00/ac = $47,740.00
Assuming the initial net lot area of the concept plan does not change, the above referenced
collector street, stormwater and trunk sewer and water charges would be determined and
collected within the context of a developer's agreement for the construction of utility
improvements at the time of final plat approval.
There are no other outstanding special assessments currently certified against the property. Also,
the tax status of the property is current with no outstanding delinquencies.
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
H: ISPLlTS\ Timbercrcsl.doc
AN EQUAL OPPORTUNITY EMPLOYER
August 4, 2002
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Planning Commission
City of Prior Lake
Prior Lake, Minnesota 55372
Dear friends,
Weare writing to express our adamant opposition to the large scale residential
development planned for our neighborhood. This land is bordered by Eagle Creek
Road (County 21), Franklin Trail and State Highway 13. We believe such planned
development would harm rather than enhance life in our part of Prior Lake. We ask that
as you discuss this plan and make decisions, you would severely limit or decline such
plans for that undeveloped land.
Our concerns focus on the following:
Population Density
South-east Prior Lake has a high density of housing. The housing in our neighborhood is
quite diverse, as well. It includes single family dwellings, apartment complexes,
condominiums, duplexes, and lower-income housing. Weare glad to have this diversity
and still maintain a high quality of life. But how much is enough? Hundreds of new units
are being completed at the southernmost end ofFish Point Road. The new apartments
across from Pond's Edge Kindergarten will open soon. An apartment complex for
Seniors is planned near Park Nicollet Clinic. We are already feeling quite "built out." To
add hundreds of more units to an already crowded comer of our community means that
any tenuous balance will be lost. What of the viability of downtown and the Prior Dale
Mall? Our development energies in our portion of town need to turn immediately from
housing to our current businesses.
T rafflc
We can hardly cross County 21 at Franklin Trail at dinner time now. The addition of
hundreds of more cars at this intersection would place greater strain on an already very
busy intersection. As County 21 has become an access road out to 185th Street and to
1-35, the volume of cars and their speed is increasing. Franklin Trail is increasing loud
and more dangerous for the children who live along it. Without a light right now at the
south end of Franklin Trail, access to south Highway 13 is difficult at anytime of the day.
Schools
Our children attend Westwood and Grainwood Elementary Schools. We love our schools
and are concerned that a potential several hundred additional students would strain our
already full schools. This development is in the new boundaries of Westwood and
Grainwood. Has our district planned for such a huge influx of students in our area?
.
Environment
This land functions now as basin to catch water in our neighborhood and is home to lots
of small animals and birds. It is a noise buffer to our homes and a point of beauty and
greenery for our town. We don't want to lose it, and are anxious that we are losing parts
of Prior Lake that made it attractive for us to settle here six years ago.
Please, please, severely limit or curtain development of this important green pi~e of
land in our city. So very few are left in our rush to turn up the land for future profit.
We await your decision anxiously. We invite you to contact us if you would like further
comment.
Sincerely,
ev. L e Silva-Breen
Pastor, Shepherd of the Lake Lutheran Church
Prior Lake
Mr. Wi iam Silva-Breen
Director of Financial Aid and Housing
Luther Seminary, St. Paul
16624 Lyons Ave. SE
Prior Lake, Minnesota
952.447.5844
Planning Commission Meeting
July 8. 2002
Atwood uestioned the "stop-work-order". Horsman explained the situation came about
based on a omplaint and further explained the corrections that needed to be done. The
corrections ve not been verified.
Kansier exp1aine the City has to be consistent with all applicant.
MOTION BY STAM N, SECOND BY RINGSTAD, PTING RESOLUTION 02-
010PC DENYING THE ARIANCE TO PERMIT 1'IlEIMPORTATION OF
MATERIALINTOABL FIMPACTZONE. //
Vote taken indicated ayes by St son, Ringst~'Criego and Atwood. Lemke nay.
MOTION CARRIED.
Stamson explained the appeal proces.
A recess was called at 9:30 p. reconvened at 9:35 p.m.
D. Case #02-072 Co ider an amendmen'~ections 1101.400 Definitions and
1104.308 (4) Water 0 ented Accessory Structures..,ofthe Zoning Ordinance.
'\"
MOTION BY ST SON, SECOND BY RINGSTAD, TABLE TO THE JULY 22,
2002, MEET
indicated ayes by all. MOTION CARRIED.
6. Old Business:
~
A. Case Files #02-024 and #02-025 - Consider a Planned Unit Development
Preliminary Plat to be known as Timber Crest Park. The proposal includes 28.19
acres to be subdivided into 148 townhouse units located in the southeast quadrant of
the intersection of County Road 21 and Highway 13, on the north side of Franklin
Trail and Bluff Heights Trail.
Planning Coordinator Jane Kansier presented the Planning Report dated July 8, 2002, on
file in the office of the City Planning Department.
Ray Brandt has applied for approval of a development to be known as Timber Crest Park
on the property located at the southeast quadrant of the intersection ofCSAH 21 and TH
13, on the north side of Franklin Trail and Bluff Heights Trail. The property owner, Prior
Lake Apartments, has also signed the application.
The application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
L:\02FILES\02planning comm\02pcminutes\MN0708022.doc
14
Planning Commission Meeting
July 8, 2002
This property is zoned R-4 (High Density Residential). The proposal calls for a
townhouse development consisting ofa total of 148 dwelling units on 28.19 acres. The
development also includes parkland and private open space.
On May 21, 2002, the applicant submitted a complete application that called for a
development consisting of 170 units. Since the application was complete, the staff
scheduled a public hearing before the Planning Commission. Notice of this hearing was
published in the Prior Lake American and sent to owners of property within 500' of the
site.
This original proposal involved filling a large portion of the wetland on the site. The
Wetland Technical Evaluation Panel (TEP) subsequently advised the developer that the
proposal was inconsistent with the Wetland Conservation Act, and could not be
approved.
As a result ofthe TEP decision~. the developer submitted new plans on June 11, 2002.
Because of the timing of this submittal, the staffhas not had the opportunity to review
these new plans. In addition, the developer must submit a revised wetland mitigation
plan and revised ,storm water drainage calculations. However, since the public hearing
had already been published and notices sent, the staffhad no choice but to place this item
on the agenda.
The Planning Commission opened the public hearing on June 24, 2002, and accepted
limited testimony. The Planning Commission then continued the public hearing to July
8,2002, to allow staff time to further review the revised plans.
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 in the R-4 district, so a similar
development with public streets, and meeting the required setbacks could be done
without a PUD. The plan is consistent with the requirements for a conventional cluster
development.
The other major issue pertaining to this development is the design of the storm water
runoff system. There are several issues pertaining to the proposed design that must be
addressed. It is more than likely that the system will need to be redesigned entirely.
This site is zoned R-4, and is appropriate for a higher density residential development.
Some consideration should be given to the use of this site for multi-family buildings. It
may be possible to develop a similar or greater number of units on the site in fewer
buildings. Fewer buildings would also potentially disturb less ofthe site.
If the Planning Commission finds that the PUD process is appropriate for this
development, the staff would recommend the following conditions be attached:
L:\02FILES\02planning comm\02pcminutes\MN0708022.doc
15
Planning Commission Meeting
July 8. 2002
1. The developer must address all of the issues in the memorandum from the City
Engineer dated July 3. 2002.
The Planning Staff recommended denial of the request. There are several major issues
that must be resolved.
Atwood questioned the modifications for building materials. Kansier explained they
would have to reduce the units to 4 or less.
Atwood questioned 60% of Class I material. Kansier responded.
Criego questioned if staff recommended a pun. Kansier said they had several
discussions with the applicant. Kansier explained the difference.
Comments from the public:
Gary Grant, Vice President ofPulte Homes, said they are happy to be in the City of Prior
Lake and gave a brief background on their business. Grant pointed out this property is
zoned for 30 units per acre, however they have decided to go with less to blend into the
neighborhood. Grant presented diagrams and photos of homes they have built in the
Twin Cities area similar to the proposal. The homes are affordable. This project will be
built in one phase and a professional association will maintain the project.
Ray Brandt from Brandt Engineering responded to some of staff s issues. The street
lighting has a plan prepared by Xcel Energy. There would be a greater impact to the site
with a higher density. Brandt said there were no major issues and he will do whatever the
Engineering Department requests and meet the conditions. The useable open space is
more than adequate. Brandt said he didn't think there would be a problem with Pulte
Homes for access to the park.
Steve Blonigan, 5210 Credit River Road, did not agree with the traffic report submitted
by the company hired by the applicant. He interpreted the letter from the Craig Jensen,
Scott County Transportation Planner dated March 21,2002, to Jane Kansier, as not
wanting any more traffic on County Road 21. Kansier explained that letter was
addressing the proposed access on County Road 21. The access was changed. Blonigan
felt that indicated the project should go elsewhere. Blonigan did not feel bigger is better
- the City does not need more apartments and did not want the additional vehicles.
Robin Grund, 4824 Bluff Heights Trail, said her first concern was the existing traffic in
the area, especially Franklin Trail and Highway 13. Adding apartments will add to the
problem - it is a safety issue. A second new apartment development is going in next to
this project. Grund questioned ifthere was any plans to address Franklin Trail. Kansier
responded she would check the Capital Improvement Plan. Grund's other concern was
the adequate size of the street to hold the traffic.
L:\02FILES\02planning comm\02pcminutes\MN0708022.doc
16
Planning Commission Meeting
July 8, 2002 .
Tom Klingen, 16516 Franklin Trail, owns the apartment building next to the project,
stated his concern was also for the traffic, especially the access. His building is located
20 feet from the property line and is concern for the noise and pollution problems. He
felt this site is a very difficult high density site to work. Klingen said he would not
consider the higher density with 500 homes a threat on this property.
Linda Micko-Rasche, 16461 Franklin Trail, stated she lives on the worst possible corner
of Franklin Trail and County Road 21. Other neighbors have left the meeting but their
concern is for the traffic. She called the Prior Lake Police Department for the accidents
that occurred at Franklin Trail and County Road 21. Micko presented the report and
pictures of an accident. Micko questioned if the City talks to the County about projects.
Kansier responded they have frequent discussions with the County. She would like the
traffic reduced. Micko questioned the single garage units and wondered where the
additional parking would be. Kansier responded. Her final comments to the developers
that backfilled around the pond in her back yard that several trees were destroyed.
Leo Fecht, 16475 Franklin Trail, lives across from the potential project. He was very
happy to move into the area with all the lush green trees. Fecht hates to see all the trees
and the nature destroyed especially with the global warming. Weare losing all our
oxygen and water supply. We are not taking care of Prior Lake itself. Step back and take
a look to what people are dong to this world. Fecht suggested a moratorium for Prior
Lake and not be concerned with all the tax money. Why bring in more problems?
Requested denial ofthe project. It would be wonderful if the planners would consult with
the professionals at the University of Minnesota.
Gary Grant said he is not surprised by the comments. This property is a very hard piece
of property to work. He too, is very concerned for the trees and the outdoors. They will
work with staff and intend to partner with the community.
Allan Klugman from Westwood Company, explained the traffic study and average
number of units in the report. Over all, these are very low numbers in terms of
contribution to the surrounding area.
Criego asked Klugman to restate the early morning traffic numbers. Klugman explained
the 65 trips are the highest in a 60 minute period. This also includes all traffic, delivery
trucks, etc.
Atwood questioned the busiest hours - Klugman said they counted for a two hour period
which was 7:30 am to 8:30 am and then 5:30 pm to 7:30 pm.
Atwood questioned the location of the property taken into account. Klugman responded
that the location of the land is taken into account. He also explained the different uses.
He explained the current traffic counts and added the percentage of the proposed
development. Atwood questioned the level of serfice grading. Klugman gave a brief
description of the grading. He has been in this business for 20 years and these numbers
are actually very low.
L:\02FILES\02planning comm\02pcminutes\MN0708022.doc
17
Planning Commission Meeting
July 8, 2002
Lemke questioned Klugman with the numbers going off Franklin Trail to Highway 13.
Klugman said they would be adding 174 cars in a 24 hour period.
Assistant Scott County Engineer Greg Ilkka, briefly addressed some of the issues
including the letter from Craig Jensen. Speed limits are set by the Minnesota Department
of Transportation, the County cannot directly change that. The speeds are set
appropriately and the local enforcement is good. The County has no issues with the staff
report. Ilkka also reported existing traffic counts. The accidents at Franklin and
Highway 13 are a concern for the County. They are working with the City on turn lanes
and upgrades. However the projects are not in the current CIP. County Road 21 is
approaching capacity. The immediate need is for left turn lanes.
Criego questioned the speed limits and why couldn't the speed be reduced around
Franklin. Ilkka explained the process. The area through the wagon bridge reflected the
comfort of drivers at 35mph. Where there is better access the speed is higher.
Criego said everyone has to quit playing the bureaucratic game and reduce the speed
limit. Ilkka said the County cannot change the speed limit.
Ringstad asked if the County and City supported a reduction would the State reduce it.
Ilkka responded it could help the argument.
Linda Micko-Rasche said it did not make sense with potentially 300 more cars that rush
hour would generate only 65 trips.
Comments from the Commissioners:
Lemke:
· Questioned staff on the significant issues with the proposal and recommending
denial. Kansier said based on her conversations with the City Engineer the
problems are not that easily solved. The second issue is whether this development
should be a Planned Unit Development.
· The property is zoned for high density and cannot deny someone the use of the
land. But whether a PUD is appropriate is not the issue.
Atwood:
· Private streets - cannot support the entrance with Bluff Heights extending so
close to County Road 21.
. Not opposed to the development.
· A PUD is appropriate but not in favor of modifying the building materials.
· Felt very strongly for a petition to the State to reduce the speed limit.
· Agreed with the residents that something needs to be done on the traffic issue.
· Not crazy about the park access on Bluff Heights Trail.
L:\02FILES\02planning comm\02pcminutes\MN0708022.doc
18
Planning Commission Meeting
July 8, 2002
Ringstad:
. The main concern is the fact the storm water runoff is an issue with the City. Until
it is not an issue or I see something in writing that the system has been designed
appropriately to handle the ground floor area, I will not support.
. It needs to be designed to the City's satisfaction.
. Not sure it needs a PUD process.
. Will not support at this time.
Criego:
. There is not enough information to make a decision tonight. Maybe table.
. The land use is appropriate - would rather see townhomes than apartments.
. The purpose of the PUD is to give and take. The City and the citizens and
applicants all receive something. The only benefit for the City is the private
streets. It is not a big enough carrot for the City.
. The applicant is asking for lenience between units and less than standard material.
Kansier said the exterior material is for the 6 and 8 unit buildings.
. Go with the normal process, not a PUD.
. Personally stay a PUD but there are additional things the citizens would like to
see on this project. There are not enough trails and walking paths. There needs to
be some clear access to the park from the other neighbors.
. There should be sidewalks on at least one side of the street.
. Class I should be used on all units and would prefer to see 4 units.
. Asking for trouble with single garage. Parking will be a problem.
. A PUD will improve the project.
. The traffic is a continual problem, this project will not affect that. We cannot stop
development.
. Table.
Stamson:
. Concern for open space, there is a lot of slopes but the site is sloped. It is
acceptable giving the site.
. Drainage has to be to staffs satisfaction before going forward. That is a major
concern.
. Questioned building height separation. Kansier explained.
. Building material has to be Class I.
. Traffic problems are not from the residents on site. Its from people using
Franklin Trail as a shortcut. Once the ring road is complete, less traffic will occur
on Franklin Trail. This development will not be a major impact.
. The interchange with the access point is too close to Franklin Trail, but no other
alternative.
. The PUD was a gray area. Not a lot of benefit to the City - no environmental
gains.
. Allowing the building separation is better for the townhouse than the rental units.
. The drainage must be addressed.
. Put in trails and sidewalks. Be creative and benefit the City.
L:\02FILES\02planning comm\02pcminutes\MN0708022.doc
19
Planning Commission Meeting
July 8. 2002
· In the long run, the drainage must be addressed before moving forward.
Ray Brandt addressed some of the Commissioners comments - no problem with
walkways around the pond. The private streets are smaller. The storm water issue is just
a matter of working it out with the engineering staff. Brandt explained the "Village"
townhomes and the slopes. Would like to see it approved with the condition that those
issues be worked out with staff.
Kansier suggested continuing to the second week in August. There are time limitations.
MOTION BY CREIGO, SECOND BY STAMSON TO TABLE THE MEETING TO
AUGUST 12, 2002.
7.
counciVadvisory meeting July 29, 2002.
8.
9.
The meeting w
Connie Carlson
Recording Secretary
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Planning Commission Meeting
August 12, 2002
MOTION BY LEMKE, SECOND BY ATWOOD, TO TABLE THE HEARING TO
THE S TEMBER 9, 2002, PLANNING COMMISSION MEETING.
Vote taken i icated ayes by all. MOTION CARRIED.
Stephanie Renslo 15616 Fremont Avenue NW, asked speak on behalf of the
neighborhood. One their concerns is that the Co ssioners have all the
neighborhood informat and issues, as she stated' IS the Commission's first concern to
satisfy the neighbors.
Atwood suggested the neighbo ood wait
next meeting. What the neighbor
changes.
I the developer presents his proposal at the
say now may not be relevant to the proposed
Stamson pointed out the Commiss' ners ve to follow procedures and it is not
appropriate without the actual d elopment esented. He would rather see any changes
and new submittals prior to t meeting. The . ghbors were encouraged to attend the
next meeting and welcom to speak to the Com . ssioners privately and/or submit their
concerns in writing.
Jeff Broberg, of
suggested havi
Ghie & Betts Environmental Service epresenting the applicant
another neighborhood meeting prior to th eptember 9,2002, meeting.
The meeting reconvened at 6:50 p.
nted out the time line and explained the process.
6. Old Business:
:f-
A. Case Files #02-024 and #02-025 - Consider a Planned Unit Development
Preliminary Plat to be known as Timber Crest Park. The proposal includes 28.19
acres to be subdivided into 162 townhouse units located in the southeast quadrant of
the intersection of County Road 21 and Highway 13, on the north side of Franklin
Trail and Bluff Heights Trail.
Planning Coordinator Jane Kansier presented the Planning Report dated August 12,2002,
on file in the office of the City Planning Department.
Ray Brandt has applied for approval of a development to be known as Timber Crest Park
on the property located at the southeast quadrant of the intersection ofCSAH 21 and TH
13, on the north side of Franklin Trail and Bluff Heights Trail. The property owner, Prior
Lake Apartments, has also signed the application. The application includes requests for a
Planned Unit Development Preliminary Plan and a Preliminary Plat.
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Planning Commission Meeting
August J 2, 2002
This property is zoned R-4 (High Density Residential). The proposal calls for a
townhouse development consisting of a total of 148 dwelling units on 28.19 acres. The
development also includes parkland and private open space.
The Planning Commission considered this request at a public hearing on July 8, 2002. At
that meeting, the Planning Commission discussed several concerns raised by the staff.
The Planning Commission also heard testimony from several residents of the area
opposed to this project. The Planning Commission continued this item in order to allow
the developer to address the issues raised at this meeting.
On July 16,2002, the developer met with City staff to discuss the various issues. On July
26, 2002, the developer submitted revised plans.
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 ofthe private
streets. A cluster development of this type is permitted in the R-4 district, so a similar
development with public streets, and meeting the required setbacks could be done
without a PUD. The plan is consistent with the requirements for a conventional cluster
development.
At the July 8, 2002 Planning Commission meeting, comments by the Commissioners
indicated that this type of development was preferable to a higher density type of
development. The Commissioners also seemed to feel the PUD process and the use of
private streets was appropriate for the development.
The staff recommended approval of the PUD Preliminary Plan and Preliminary Plat
subject to the following conditions:
1. Outlot B must be designated as "Park" on the final plat. This park must be rough
graded to City specifications.
2. The developer must address the ownership and maintenance of Outlot C.
3. The developer must provide scaled plans for the building exteriors. The exterior
materials of all buildings with more than 4-units must consist of at least 60% Class I
materials.
4. The developer must address all of the issues in the memorandum from Larry Poppler,
Assistant City Engineer, dated August 6, 2002.
Comments from the public:
Gary Grant, Pulte Homes, stated they were in agreement with the report and would
answer any questions.
Criego questioned the trail location around the wetlands and why there were only single
car garages.
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Planning Commission Meeting
August 12, 2002
Dennis Griswald from Pulte Homes addressed the trail issue. The trails were designed to
loop through the area, extending it through the park. They did not want to create a
variety of distances between the patios and the wetlands. There are also various grade
levels in those areas. Griswald proposed that the area could be dedicated as part of the
park at no expense to the City. Otherwise, it would become part of the association and
maintained by the homeowners.
Criego questioned the distance between the townhomes and wetlands. Griswald
responded it was at least 30 feet. There are different grade changes in that area.
Kansier pointed out there is a requirement from the City and Watershed to maintain a 30
foot buffer strip from the delineated wetland. The buffer strip has to remain undisturbed.
Walking paths would not be permitted within that area.
Ray Brandt, Brandt Engineering, addressed the wetland setbacks.
Grant responded to the single garage issue. The garages are oversized at 26 feet deep.
They are tuck-unders to fit into the topo. The driveways are 25 to 29 feet. Affordability
was also one of the keys to this project. Seventy percent of the buyers are typically
single. The price range is about $115,000 to $125,000 for these single garage units.
Leo Fecht, Franklin Trail, read a letter he wrote to the Prior Lake American regarding the
natural beauty of Prior Lake. Some of his other concerns were for water preservation, the
loss of oxygen produced by the woodland and the City's lack of planning for the
environment. Quantity is not quality. The Planning Commission should use a little vision
and reconsider the beauty and population ofthis town. Fecht felt there should be a
moratorium on the development and told the Commissioners to use their hearts to make
this important decision. He felt the residents of Prior Lake should come to the planning
commission meetings to help the Commissioners make important decisions. There is no
freedom in this development. Keep it simple.
Suzanne Sharp, Franklin Trail, agreed with Mr. Fecht, pointing out the poor water quality
of Prior Lake. The wetlands will be destroyed just like the lake. The setbacks from the
wetland are only 30 feet compared to the lake's setbacks of75 feet. Sharp also explained
the deteriorating environment around the existing pond. This development will have a
tremendous affect on the wetlands. Not many single people will be able to afford the
proposed townhouses. She did not see this area as mainly a singles development.
Comments from the Commissioners:
Lemke:
. Appreciated the compassion from the speakers. However, the issues they raised
are political decisions. Moratoriums are set by the City Council and State
legislators. The Planning Commissioners considers the development as the City
zoning ordinances are written.
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Planning Commission Meeting
August 12, 2002
· The developer addressed all issues. The density fits. The drainage, trails and
parking have been addressed.
· Supported the development.
Criego:
· Is there substantial evidence for this project to be a PUD? What benefits are there
to the City? Having private roads is not a benefit to the City.
· Like the idea of the wetlands and parks.
· This project has substantial benefits to the residents of this community.
· The developer has done a half-job on the trails. The benefit of the wetlands is to
surround yourself with it. Not necessarily walk on County Road 21. The
developer has missed that as a benefit. Propose the developer put a trail around
the entire wetland, not just on two sides.
· Another concern is the small sized units. Did not believe the majority of the
residents will have a single car. There is not enough adequate garage space.
Should be a two-car garage, which is standard.
· Would be more positive if those issues would be met.
Ringstad:
· Questioned Kansier on constructing trails around the entire wetland. Kansier said
it would not be possible. City and Watershed rules require the 30 foot
undisturbed buffer.
· Pointed out concerns from the neighbors at the last meeting, mainly the traffic and
safety issues. The Commission supports the City Council and County officials in
encouraging the State to carefully consider and address the traffic patterns in that
area.
· The density for the property is good.
· The layout is good. It is the best use of the property as proposed.
· Would like to see a trail around the wetland, but will not hold up the project
because of it. Move the development forward.
Atwood:
· Agreed with all the Commissioners, including the two-car garage issue.
. Asked the Commissioners to address Mr. Fecht's letter.
· Pointed out the Comprehensive Plan as a template for our City development.
Criego:
· There is a very fine line between leaving things the way they are and developing.
It is the Commissioners job to weigh both sides ofthe goals. Prior Lake has been
very sensitive in maintaining the environment. Should we stop development? Its
not possible. It is the City Council's job to also weigh those issues.
· There could have been higher densities with greater impact on this property.
· It's a tough issue the City and Commission deals with all the time.
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Planning Commission Meeting
August 12, 2002
Stamson:
. Recognize Prior Lake is in a quickly growing metro area. As things develop
around us, the City has to keep up.
. The City does a good job of addressing the Zoning and Comprehensive issues.
. Mr. Fecht has a different opinion. Others feel the City is not growing fast enough.
. A moratorium can be passed, but it will not affect this development.
Atwood:
. Support development.
. See no other alternative to the entrance. The City needs to keep up the petition to
the County and State to address the traffic issues.
Stamson:
. Agreed with Criego, the argument for a PUD to the City is marginal. The trail
would be ideal around the wetland but would not oppose the entire development.
. Ideally, the townhouses should have two-car garages, but affordable housing does
not always provide for that. The apartment building near this project has one
indoor and one outdoor parking space for each unit.
. The City needs affordable housing. It is a reasonable compromise and that will
work.
. Overall, happy with the project and will support recommendation to the City
Council.
. Pointed out the area of land on County Road 21 and Highway 13 should be
developed into an attractive corner. Suggested the City could work with the
developer on that issue.
Lemke:
. Pointed out the wetland and lake setback ordinances are guided by the DNR and
Watershed District. In this case, this development meets the requirements.
. The smaller units are priced $115,000 to $120,000.
Criego:
. Concerned with the ease the Commissioners are accepting PUD's. PUD's are to
provide a benefit to the citizens and the City as well as the developers. The
Commission has quickly gone past that. There is no PUD benefit to the City with
this proj ect.
. The developer has asked for two setbacks to cram more homes in.
. They say there is no room to develop a trail. There is room to put in a trail if the
units are moved back. It shouldn't be a major issue.
. There are going to be multiple adults in the single units. The 48 single units are
crammed in to create density. There are other alternatives and should be
addressed. The other units are fine.
. This should not be a pUD development. There are no benefits to the citizens.
. The developer can still make application and get something similar done. Why
would the Commission allow this?
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Planning Commission Meeting
August 12, 2002
. No benefit to the citizens and would not recommend the proposal.
Stamson:
. The developer is providing a better development than what is allowed. The
property is unique with a lot of wetlands and zoned R4. The idea was with the
changes, it would be a higher use and a more beneficial development.
. The developer could come back with two 70-unit apartments. Then the
Commission would come back and say we should have gone with the first
proposal.
Criego:
. There are other ways to develop this property without causing some of these
issues.
. Double garages versus single garages. It is a minor issue. It will solve the
majority of problems. It may also layout the property different.
. Maybe they need fewer units to accomplish that. There is no benefit to allow a
PUD.
. The wetland is there and cannot be used.
Stamson:
. Agreed with Criego, private streets are not a benefit. The developer does not need
a PUD to have single garages. Shouldn't be an issue.
. Bottom line, comfortable with the development as a PUD.
Lemke:
. Agreed with Stamson, the density is less than is allowed. The City will have more
open space.
. It is a good layout.
MOTION BY LEMKE, SECOND BY RINGSTAD, RECOMMENDING APPROVAL
OF A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN TO BE KNOWN
AS TIMBER CREST PARK SUBJECT TO THE CONDITIONS LISTED IN THE
STAFF REPORT.
Criego restated his concerns that there is no benefit to the City of Prior Lake or the
residents for this as a PUD development.
Vote taken indicated ayes by Lemke, Ringstad, Atwood and Stamson. Nay by Criego.
MOTION CARRIED.
MOTION BY LEMKE, SECOND BY RINGSTAD, RECOMMENDING APPROVAL
OF A PRELIMINARY PLAT TO BE KNOWN AS TIMBER CREST PARK, SUBJECT
TO THE CONDITIONS LISTED IN THE STAFF REPORT.
Criego stated this project has no benefit to the City of Prior Lake or the residents as a
pUD'
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Planning Commission Meeting
August J 2, 2002
Vote taken indicated ayes by Ringstad, Atwood, Lemke and Stamson. Nay by Criego.
MOTION CARRIED.
This item is tentatively scheduled to go before the City Council on September 3,2002. It
will not be a public hearing.
B. Case -072 - Consider an amendment to Sections 11 01.40 Definitions and
1104.308 (4) W r Oriented Accessory Structures of the Zonin rdinance.
Planning Coordinator e Kansier presented the Planning Repodated August 12,2002,
on file in the office ofth ity Planning Department.
The purpose of this public he 'ng is to consider an amenc1~t to the Zoning Ordinance
pertaining to water-oriented ace sory structures. The Pl~~g Commission initiated
this amendment on June 10, 2002. .
The Planning Commission originally c nducted a pu ic hearing on July 22, 2002.
Following discussion, the Commission . ected sta to prepare an ordinance which
would allow a decreased setback for specl . c wat-oriented accessory structures. These
uses include structures for storing boating a e ories and equipment, gazebos and screen
houses. A setback of 50' from the ordinary hh water elevation will be allowed on lots
with slopes less than 20%. The current prov.'si' n allowing a 10' setback on lots with
slopes greater than 20% will still be in pla,9:e. \,
;' \
Whether or not a water-oriented acces~ry structure\;hould be allowed on all riparian lots
is a policy issue. The current ordinaq6e provisions w\re generally intended for aesthetic
purposes. Earlier platted riparian I s tend to have sm~ller dimensions and less total area
than is required for lots today. T re has also been conc'ep1 about the encroachment of
structures on the lake.. '\
\.
~,
\..
The staff had no objections t 'the proposed amendment. The~roposed amendment will
allow additional storage 0 'parian lots, and will stilllimi~ the\~croachment of
structures on the shoreli . \
Criego questioned I uage from the last meeting restricting varian" requests. Kansier
explained the defin' IOn of "uses". Use variances are not permitted er State Statutes.
Lemke questio d items "f' and "g" regarding the flood plain requireme s. Kansier
agreed the I uage seem redundant. This language is right out of the Sta Regulations
and staffw' double check it before proceeding to Council.
lt the Commissioners should look at the flood plain language before a eClSlon
After a brief discussion, the Commissioners came up with appropriate language.
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