HomeMy WebLinkAbout9A - Northwood Oaks Estates 2nd
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MAY 15,2000
9A
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF RESOLUTION oo-xx
APPROVING THE PRELIMINARY PLAT TO BE KNOWN AS
NORTHWOOD OAKS ESTATES 2ND ADDITION
History: Northwood Oaks, LLC., has applied for a Preliminary Plat
for the property located on the west side of Northwood Road, north of
Hawk Ridge Road and south of Arctic Lake. The preliminary plat
consists of23.96 acres to be subdivided into 33 lots for single family
residential development. In 1997, the City Council approved a
preliminary plat for the development known as Northwood Oaks
Estates. The approved preliminary plat consisted of 34.15 acres
subdivided into 46 lots for single family dwellings.
In April, 1998, the City Council approved a final plat for the first
phase of this development (the area south of Hawk Ridge Road). The
final plat included 18 lots and one outlot. The outlot, which was to be
Phase 2 of the project, is 23.96 acres, and was originally to be
subdivided into 28 lots for single family development.
This preliminary plat consists of Outlot A of Northwood Oaks Estates
1st Addition. By reconfiguring the lots, the developer has. removed
four of the lots from the Arctic Lake Shoreland District, thereby
reducing the required lot area. This also enabled the developer to
increase the number oflots in Phase 2 to 33. Since the number oflots
is greater than that approved by the original preliminary plat, a new
preliminary plat is required.
Current Circumstances: This property is designated for Urban Low
to Medium Density Residential uses on the 2020 Comprehensive Plan
Land Use Map, and is zoned R-l (Low Density Residential). This
property is also located in the Shoreland District for Prior Lake and for
Arctic Lake.
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The preliminary plat consists of23.96 acres to be subdivided into 33
lots for single family residential development. The proposed lot areas
range from 12,746 square feet to over 100,000 square feet. Lots 1-4
are located in the Prior Lake Shoreland District. The minimum lot
area for these lots is 12,000 square feet, and the minimum lot width is
86' at the front building line. The remaining lots are located within the
Arctic Lake Shoreland District. Arctic Lake is a Natural Environment
Lake, so the minimum lot area is 20,000 square feet, and the minimum
lot width is 100' at the front building line. In addition, the comer lots
must exceed the minimum lot area and lot width by at least 20 percent.
Comer lots therefore must be at least 24,000 square feet in area and
120' wide at the front building line. All of the lots meet the minimum
lot area and width requirements.
This plan proposes three new public streets. Lake Bluff Circle is a
320' long cul-de-sac providing access to 6 lots on the north end of the
plat. Shady Cove Point is a 560' long cul-de-sac located to the south
of Lake Bluff Circle. This street provides access to 12 of the lots.
Lake Haven Court is located south of Lake BluffCirc1e and is a 360'
long cul-de-sac providing access to 9 of the proposed lots. Finally,
four of the proposed lots have access from Hawk Ridge Road, and one
lot, Lot 33, has access from Northwood Road.
The length of the Shady Cove Point cul-de-sac exceeds the 500'
allowed by the Subdivision Ordinance. The Planning Commission
reviewed this issue and determined the length ofthe cul-de-sac was not
detrimental to the public welfare, and that the impact on the steep
slopes is less with the longer cul-de-sac, since not as much of the slope
will be disturbed by placing the wider portion of the cul-de-sac bulb
further north The Planning Commission recommended the Council
approve a variance to this provision.
There is a sidewalk located on Northwood Road adjacent to this
property. In addition, the plan provides an 8' wide paved access to the
stormwater pond located in the northwest comer of the property. This
access is intended for maintenance of this stormwater pond.
There are no parks located within this site. At the first preliminary
plat, it was determined that parkland dedication for this development
would be a cash dedication in lieu of land. The dedication
requirements for this site were paid at the time the first final plat was
approved.
Sanitary sewer will be extended from the existing sewer located on the
north side of this plat. The sewer line will be extended through this
property to each cul-de-sac. Water main will be extended from the
1:\OOfiles\OOsubdiv\preplat\nortoak2\noak2cc.doc Page 2
existing water main located in Northwood Road. The water main will
be extended in each of the cul-de-sac.
This site generally drains north and west to the large wetland at the
northwest comer of the site. Shady Cove Point and Lake Bluff Circle
are designed so runoff drains to catch basins located at the end of each
cul-de-sac. Storm sewer then directs the runoff to a stormwater pond
located along the east edge of the larger wetland. Runoff on Lake
Haven Court drains to a catch basin at the end of the cul-de-sac. Storm
sewer then carries the runoff to a sediment trap located adjacent to the
smaller wetland. The developer has submitted revised stormwater
calculations for this site. These calculations indicate the design of the
storm system is satisfactory.
The developer has submitted a Tree Inventory and Removal Plan,
consistent with the grading plan, which identifies a total of 3,490
caliper inches of significant trees on the site. The Zoning Ordinance
allows a total of 25% of the caliper inches of significant trees to be
removed for the development of roads, utilities and drainageways. The
ordinance also allows an additional 25% of the significant caliper
inches to be removed for building pads and driveways. The plan
indicates 10.4% ofthe significant caliper inches will be removed for
initial site development, and 17.1 % of the significant caliper inches
will be removed for building pads and driveways. This is within the
allowable tree removal; therefore, no tree replacement is required. The
developer has also submitted a landscaping plan identifying the
required subdivision trees.
This development is subject to a stormwater management fee and a
collector street fee. In addition, there are outstanding assessments for
the Northwood Road paving project in the amount of$I,298.48 per
lot. The stormwater management fee and collector street fee are
collected prior to recording of a final plat. The special assessments are
collected at the time each lot is sold.
The Planning Commission considered this preliminary plat at a public
hearing on March 27,2000. At that time, there were several issues
requiring further information. The Planning Commission continued
this item to allow the developer to address the outstanding issues. On
May 8, 2000, the Planning Commission reviewed the revised plans.
The Commission recommended approval of the preliminary plat
subject to the conditions listed in the attached resolution.
The Issues: The proposed preliminary plat generally meets the
standards of the Subdivision Ordinance and Zoning Ordinance. There
are two issues which must be addressed prior to approval of the
preliminary plat.
I:\OOfiles\OOsubdiv\preplat\nortoak2\noak2cc.doc Page 3
One of the issues which must be addressed is the disturbance of the
slopes on this site. Section 1006.605 of the Subdivision Ordinance
states "whenever possible, slopes of twenty percent (20%) or greater
should not be disturbed and should be retained as private or public
open space." This plat has several locations in which slopes of 20%
or greater are disturbed, either for the placement of roads and utilities
or the placement of homes. This issue was also addressed with the
original preliminary plat. At that time, the developer submitted
additional design options for this property, including a "strip lot"
concept, a "loop" road concept and a townhouse concept. The
Planning Commission and the City Council both determined the
proposed cul-de-sac design had the least impact on slopes and on
Northwood Road.
Another issue which must be addressed is the length of the cul-de-sac
for Shady Cove Point. The maximum length of a cul-de-sac is 500',
based on Section 1006.202 of the Subdivision Ordinance. A variance
to this provision may be granted if it meets the criteria listed in Section
1009.100 of the Subdivision Ordinance. This section states HfT] he
Council may grant a variance from these regulations upon receiving a
report from the Planning Commission in any particular case where the
subdivider can show by reason of exceptional topography or any other
physical conditions that strict compliance with these regulations
would cause exceptional and undue hardship, provided such relief may
be granted without detriment to the public welfare and without
impairing the intent and purpose of these regulations. The Planning
Commission may recommend variances from the requirements of this
Chapter in specific cases which, in its opinion, would not affect the
intent of the Comprehensive Plan or this Section. Any variance thus
recommended shall be entered into the minutes of the Planning
Commission meeting, setting forth the reasons which justified the
variance." This issue was also considered as part of the original
preliminary plat. The Planning Commission and the Council both
agreed the impact on the steep slopes is less with the longer cul-de-sac,
since not as much of the slope will be disturbed by placing the wider
portion of the cul-de-sac bulb further north. On May 8, 2000, the
Planning Commission recommended the City Council approve a
variance to the length of the cul-de-sac since this cul-de-sac will not be
extended to the north or west property lines due to the slope and the
wetlands. In addition, the length of the cul-de-sac appears to lessen the
disturbance ofthe steep slopes.
Conclusion: The Planning Commission recommended approval of the
preliminary plat subject to the following conditions:
1:\OOfiles\OOsubdiv\preplat\nortoak2\noak2cc.doc Page 4
FISCAL IMPACT:
ALTERNATIVES:
1. Show the 100 year flood elevations for each of the wetlands and
storm water ponds and identify the required 30' structure setback.
2. Identify driveways and garage locations on the grading plan.
3. Revise the plans to include the following Engineering changes and
requirements:
a) The Proposed NWL on the plans for the south wetland, on Lot
9, is shown as 915.9. The outlet pipe invert for this wetland is
shown as 916.87. These two elevation must match each other.
b) The outlet pipe elevation for the above wetland is called out on
sheet 5 of 5 as the overflow elevation, this should be called the
inlet elevation.
c) The plans call out to "Cut Swale To Adjacent Wetland" from
the small wetland. The plans need to show this swale being
stabilized with riprap underlain with erosion control fabric.
d) The outflow hydrograph and associated water elevations for
the south wetland are incorrect. The numbers should form a
smooth curve instead of erratically going up and down as
shown. Check the outlet pipe used in the calculation, it shows
as 0.1 inch diameter pipe. The spillway is shown as 916.91,
but the grading plan shows 920.0 contours around the wetland.
This needs to be resubmitted correctly.
e) The Pond Outlet Elevation on the hydrograph file for the south
wetland must match the NWL for the pond. These two
numbers currently don't match.
f) The above comments, 4 and 5, also apply to the NURP pond
hydrograph file calculation.
g) The outlet invert of the pipe coming into the NURP pond on Lot
19 needs to match the NWL of 915.5. Move ST MH 2
accordingly to make this work.
h) Show a plan & profile for the outlet pipe from the NURP pond.
Bud,get Impact: The construction of new dwellings will provide
additional tax base to the City.
The City Council has three alternatives:
1. Adopt Resolution #OO-XX approving the Preliminary Plat for this
development subject to the listed conditions, with the finding that
the preliminary plat is consistent with the intent and purpose of the
Comprehensive Plan and the Zoning and Subdivision Ordinances.
1:\OOfiles\OOsubdiv\preplat\nortoak2\noak2cc.doc Page 5
RECOMMENDED
MOTION:
REVIEWED BY:
2. Deny the Preliminary Plat on the basis it 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 for the
denial of these requests.
3. Defer consideration of this item for specific reasons. The City
Council must consider this preliminary plat no later than June 19,
2000.
Staff recommends Alternative #1.
1. A motion and second to approve Resolution OO-XX, approving the
Preliminary Plat to be known as Northwood Oaks Estates 2nd
Addition, subjec to the listed conditions.
y Manager
1:\OOfiles\OOsubdiv\preplat\nortoak2\noak2cc.doc Page 6
PRELIMINARY PLAT
RESOLUTION OO-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"NORTHWOOD OAKS ESTATES 2ND ADDITION" SUBJECT TO THE CONDITIONS OUTLINED
HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on March 27,2000 and
on May 8, 2000, to consider an application from Northwood Oaks, LLC, for the
preliminary plat of Northwood Oaks Estates 2nd Addition; and
WHEREAS: notice of the public hearing on said preliminary plat has been duly published and posted
in accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and
WHEREAS: all persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of Northwood Oaks Estates 2nd Addition
for the record at the Planning Commission hearing; and
WHEREAS: the Planning Commission and City Council have reviewed the preliminary plat according
to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and
found said preliminary plat to be consistent with the provisions of said ordinances; and
WHEREAS the Prior Lake City Council considered an application for preliminary plat approval of
Northwood Oaks Estates 2nd Addition on May 15, 2000; and
WHEREAS: the City Council finds the preliminary plat of Northwood Oaks Estates 2nd Addition to be
consistent with the 2020 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of Northwood Oaks Estates
2nd Addition subject to the following conditions:
1. Show the 100 year flood elevations for each of the wetlands and stormwater ponds and identify
the required 30' structure setback.
2. Identify driveways and garage locations on the grading plan.
3. Revise the plans to include the following Engineering changes and requirements:
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X< EQ'. '.\L c)P?'y\n'~;lTY [\\PLOYEf\
a) The Proposed NWL on the plans for the south wetland, on Lot 9, is shown as 915.9. The
outlet pipe invert for this wetland is shown as 916.87. These two elevation must match each
other.
b) The outlet pipe elevation for the above wetland is called out on sheet 5 of 5 as the overflow
elevation, this should be called the inlet elevation.
c) The plans call out to "Cut Swale To Adjacent Wetland" from the small wetland. The plans
need to show this swale being stabilized with riprap underlain with erosion control fabric.
d) The outflow hydrograph and associated water elevations for the south wetland are incorrect.
The numbers should form a smooth curve instead of erratically going up and down as shown.
Check the outlet pipe used in the calculation, it shows as O. 1 inch diameter pipe. The spillway
is shown as 916.91, but the grading plan shows 920.0 contours around the wetland. This
needs to be resubmitted correctly.
e) The Pond Outlet Elevation on the hydrograph file for the south wetland must match the NWL
for the pond. These two numbers currently don't match.
f) The above comments, 4 and 5, also apply to the NURP pond hydrograph file calculation.
g) The outlet invert of the pipe coming into the NURP pond on Lot 19 needs to match the NWL of
915.5. Move ST MH 2 accordingly to make this work.
h) Show a plan & profile for the outlet pipe from the NURP pond.
Passed and adopted this 15th day of May, 2000.
YES
NO
Mader Mader
Gundlach Gundlach
Ericson Ericson
Petersen Petersen
Schenck Schenck
{Seal}
City Manager
City of Prior Lake
1:\OOfiles\OOsubdiv\preplat\nortoak2\rsOOxxcc.doc
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