HomeMy WebLinkAbout8I - Eagle Creek Villas
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
INTRODUCTION:
CITY COUNCIL AGENDA REPORT
SEPTEMBER 18, 2000
81
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF THE FOLLOWING ITEMS:
<3
1) ORDINANCE OO_APPROVING A ZONE CHANGE
REQUEST BY EAGLE CREEK VILLAS, LLC, AND
FREEDOM DEVELOPMENT AND CONSULTING FOR
PROPERTY DESCRIBED AS LOTS 2, 3, & 4, BLOCK 2,
HOLLY COURT ~q
2) RESOLUTION OO~ APPROVING AN AMENDMENT TO
PUD 82-12 (pRIORWOOD PUD)
3) RESOLUTION OO-~PROVING A PRELIMINARY
PLAT TO BE KNOW S CREEKSIDE ESTATES FOR
THE PROPERTY LOCA D IN SECTION 2, TOWNSHIP
114, RANGE 22 ~~
Eagle Creek Villas, LLC, and Freedom Development and Consulting
have filed applications for the development ofthe property located at
the northwest quadrant of the intersection of Five Hawks Avenue and
Priorwood Street, directly north of Five Hawks School. This request
consists of the three separate applications described below:
1) The first application is a request is to rezone approximately 45,000
square feet of property described as Lots 2, 3 and 4, Holly Court
from the R-3 District to the R-4 District.
2) The second application is an amendment to the approved plan for
the Priorwood Planned Unit Development (PUD 82-12) to develop
the site with 102 units of senior housing and to add an additional
one acre ofland (the Holly Court property).
3) The third application is a request for approval of a preliminary plat
for this site, consisting of 12.7 acres to be subdivided into 3 lots
and one outlot.
The three applications, referred to collectively as the "project", are
being processed concurrently since much of the same information is
required for each application.
1:\00files\OOsubdiv\prep1at\creek2\creek2cc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
,
PUBLIC REVIEW:
The Planning Commission held a public hearing to consider the
proposed project on July 10,2000. There were several outstanding
key issues pertaining to the proposed development. These included
wetland delineation, inconsistency ofthe plans, setback and height
requirements, and landscaping requirements. The Planning
Commission continued the public hearing to allow the developer to
address the outstanding issues.
On August 14,2000, the Planning Commission considered revised
plans for the project submitted by the applicant. The revised plans
addressed some, but not all, of the outstanding issues. The Planning
Commission felt this proposal could proceed subject to several
conditions. The draft minutes of the July 10,2000 and August 14,
2000 Planning Commission meetings are attached to this report.
On September 5,2000, the City Council held a workshop to discuss
the three applications and the outstanding issues as they relate to the
project.
REPORT FORMAT: This report is formatted differently than most Council agenda reports.
First, the report addresses the rezoning application, the criteria to be
considered and the staff and Planning Commission recommendation.
The rezoning is necessary in order to consider the PUD and the
preliminary plat.
The second part ofthe report addresses the preliminary PUD plan and
the preliminary plat applications. These applications are considered
simultaneously since the information and analysis is essentially the
same. The report addresses the details of the proposal, the criteria to
be considered and the staff and Planning Commission
recommendation.
Finally, the report discusses the budget impacts and the City Council
alternatives.
REZONING:
The area included in the rezoning application is described as Lots 2, 3
and 4, Block 2, Holly Court, and is approximately 45,000 square feet
in area. This land is currently zoned R-3 (Medium Density
Residential). The developer is requesting this area be zoned R-4 (High
Density Residential).
Section 1108.600 of the Zoning Ordinance identifies the following
policies for amendments to the Official Zoning Map:
1:\OOfi1es\00subdiv\preplat\creek2\creek2cc.doc
Page 2
PRELIMINARY PUD
PLAN AND PLAT:
. The area, as presently zoned, is inconsistent with the policies and
goals of the Comprehensive Plan, or the land was originally zoned
erroneously due to a technical or administrative error, or
. The area for which rezoning is requested has changed or is
changing to such a degree that it is in the public interest to rezone
so as to encourage redevelopment of the area, or
. The permitted uses allowed within the proposed Use District will
be appropriate on the subject property and compatible with
adjacent properties and the neighborhood.
This proposal meets the first criteria. Earlier this year, the City
Council and the Metropolitan Council approved an amendment to the
Comprehensive Plan to designate this property R-HD (High Density
Residential) on the 2020 Comprehensive Plan Land Use Map. The R-
4 district is consistent with this designation.
Since the proposed R-4 district is consistent with the Comprehensive
Plan designation ofthis property, the staff and the Planning
Commission recommend approval of this request.
Attached to this report are the revised plans for this development,
submitted August 30,2000. The plan proposes 102 units on a total of
12.7 acres. Density is based on the buildable acres of the site, or in
this case on 9.2 net acres. The overall density of the proposed PUD
plan is 11 units per acre. The following is an analysis ofthe plan and
the way in which it meets ordinance requirements.
Total Site Area: The total area of this site is 12.7 acres.
Approximately 3.5 acres of the site is wetlands, for net area of9.2
acres.
Existin2 Use: This site is presently vacant land. The school district
has been using a portion ofthe land as an outdoor learning center. The
eastern portion ofthis site was graded in 1997. The western portion of
the site is wooded. The project is subject to the Tree Preservation
requirements of the Zoning Ordinance. The applicant has submitted an
inventory of the significant trees on the site, which identifies more
than 9,108 caliper inches of significant trees.
Top02raphy: This site generally drains to the southwest towards the
wetland located on the western half of the property. When the original
preliminary plat for this site was approved, the developer graded a
portion of the site and created a stormwater pond adjacent to this
wetland. A small part of the site drains north to the wetland located
north of this property.
1:\00files\OOsubdiv\preplat\creek2\creek2cc.doc
Page 3
T
Adjacent Land Use, Zonin2 and Comprehensive Plan Designation:
The property to the west ofthis site is developed with single family
homes, is zoned R-l (Low Density Residential) and is designated for
R-LIMD (Low to Medium Density Residential) uses. The property to
the east is developed with townhouses zoned R-2, and is designated as
R-LIMD. To the south of this site is Five Hawks School, zoned R-l
and designated for R - LIMD uses. Also to the south is the existing
portion ofthe Priorview PUD, zoned PUD 82-12, and designated as R-
HD. To the north of this site are single family homes and townhouses,
zoned R-3 and designated for R-LIMD uses.
Comprehensive Plan Designation: This property is designated for
R-HD (High Density Residential) uses on the 2020 Comprehensive
Plan Land Use Map. The proposed development is consistent with the
designation.
Access: Access to the site is from Five Hawks Avenue and Priorwood
Street.
LotS: The preliminary plat consists of 3 lots for the multifamily
buildings and one outlot. This outlot is 8.19 acres in area and will
remain as open space. The status of this outlot is discussed more
thoroughly under the Parkland Dedication section.
Building Styles: The proposed plan calls for one 54-unit congregate
senior housing building and two 24-unit senior condominium
buildings.
The 54-unit building consists of 1 and 2 bedroom apartments, a
common library and a common party room. This building also
includes 54 underground parking stalls. The building is 3 stories in
height, and uses jumbo brick and steel siding as the exterior finish.
The two 24-unit buildings consist of2 and 3 bedroom units with
exterior decks or patios, as well as 24 underground parking spaces in
each building. These buildings are also 3 stories in height and use
steel siding as an exterior finish.
Congregate Housing Requirements: In order to qualify as elderly
housing, at least 60% of the units in the 54-unit building must be
occupied by single persons at least 60 years of age, or by couples with
one or both being at least 60 years of age. The property owner must
record a covenant to run with the land in a form approved by the City
which restricts the use of the property to occupancy by the elderly.
The development must also provide a lounge or other indoor
community rooms in a size equal to 15 square feet per unit. The
proposed 54-unit building includes a library and party room equaling
1: \OOfiles\OOsubdiv\preplat\creek2\creek2cc.doc
Page 4
\ \\2 ~66 square reet in area, which exceeds the minimum requirement. The
YV" developer has not provided any covenants for review. In his
It comments, dated August 1, 2000, he notes he will submit a copy ofthe
Tax Exempt Housing Revenue Bonds and the tenant handbook to meet
this criterion; however, these items will not be sufficient to meet the
requirement for recorded covenants on the lots.
Setbacks: The setbacks for a multifamily building are based on the
height ofthe building, as well as the length of the building.
The 24-unit building is 31' tall and 193' long. The required and
proposed setbacks for this building are as follows:
YARD SETBACK PROPOSED
Lot 1 Lot 2
Front 31' 20' 70'
Side Street 31 ' 31 ' NA
Side 15.5' NA 15' & 20'
Side Adjacent 38.8' 20' NA
to R-3 District
Rear 25' NA 36'
(31' where adjacent to R-3)
Wetland 30' from 100 year flood 30' 30'
elevation
Parking Lot 15' from back of curb 15' 15'
Neither of the buildings on Lot 1 or 2 meet all the required setbacks.
As noted in the attached narrative, the developer is requesting a
modification to some of the setback requirements.
The 54-unit building on Lot 3 appears to be 36' high and is 175' long
on the east side and 215' long on the south side. The required and
proposed setbacks for this building are as follows:
YARD SETBACK PROPOSED
Front 36' 25'
Side Street 36' 25'
Side 16.6' 55'
Rear Adjacent to 36' 25'
R-2 District
Wetland 30' from 100 year flood 19'-20'
elevation
Parking 15' from back of curb 15'
This building also does not meet all of the required setbacks. The
developer has also requested a modification to these setbacks.
1:\00files\OOsubdiv\preplat\creek2\creek2cc.doc
Page 5
,
Parking lots are also subject to the required setbacks. None of the
proposed parking lots meet the minimum setbacks. The developer has
also requested modifications to this requirement.
Setback Modifications: In a PUD, the applicant may request certain
modifications to certain provisions of the Zoning Ordinance. As a part
of this application, the developer has requested modifications to the
setback requirements to allow the proposed setbacks for the buildings
and the parking lots as shown above.
Ground Floor Area Ratio: The maximum ground floor area is 0.35.
The ground floor area proposed on Lot 1 is 0.25, on Lot 2 it is 0.22 and
on Lot 3 it is 0.33.
Usable Open Space: Multifamily dwellings must have a minimum
useable open space of 400 square feet per unit, and no more than 50%
of the required space can be located in the front yard. Usable open
space is defined in the Zoning 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
person occupying a dwelling unit or a rooming unit on the lot and
their guests. Usable open space has a minimum dimension of 30 feet.
Roofs, driveways and parking areas do not constitute usable open
space." In addition, the Zoning Ordinance requires a minimum of
25% of the usable open space for congregate or elderly housing be
developed as outdoor recreation or garden area.
The revised plan sheets graphically identify the open space on each lot.
On Lots 1 and 2, several square feet of the open space is located within
a wetland. On Lot 3, most of the open space is within the front yard.
This proposal does not meet the minimum requirements for usable
open space. The PUD provisions of the Zoning Ordinance allow the
City Council to approve a modification to this requirement; however,
the developer has not requested such a modification at this time.
Parkine: Multifamily dwellings require 2 parking spaces per unit.
Elderly (congregate) housing requires 0.5 parking spaces per unit. The
proposal provides at least 48 spaces for each of the 24-unit buildings
(2 per dwelling unit), which is consistent with the minimum Zoning
Ordinance requirements. There are 96 spaces (1.7 per unit) provided
for the 54-unit building. This is also consistent with the minimum
ordinance requirements. The Building Official has also noted the
Building Code requires 2 parking spaces for commuter vans at each
building.
1:\00files\00subdiv\prep1at\creek2\creek2cc.doc
Page 6
Landscapin2: Section 1107.1900 of the Zoning Ordinance lists the
landscaping requirements for this development. There are two
different types oflandscaping required for this development.
First of all, perimeter landscaping is required at a rate of 1 tree per
unit. Second, a Bufferyard Type "C" is required along the east
property line. A Bufferyard Type "B" and a 30" berm are required
where the parking lots are adjacent to the road. The developer has
submitted a landscaping plan that identifies landscaping on this site.
However, the plan does not meet the minimum requirements, nor does
it indicate whether an irrigation system will be provided. If an
irrigation system is proposed, an irrigation plan must be provided. The
ordinance also requires the landscape plan be prepared and signed by a
registered landscape architect.
Tree Replacement: The applicant has submitted an inventory
identifying 9,108 caliper inches of significant trees on the site. The
tree inventory and removal plan indicate 22.6% ofthe significant
caliper inches will be removed for building pads and 6.7% of the
significant caliper inches will be removed for roads and utilities. This
meets the removal percentage allowed in the Zoning Ordinance.
Si2ns: The revised proposal includes two monument signs of 48
square feet. This is consistent with the Zoning Ordinance, which
allows two monument signs of 50 square feet at each major entrance to
the development. The Zoning Ordinance also allows an individual
nameplate signs of 6 square feet for each building. The sign plan does
not indicate any nameplate signs.
Li2htin2: Street lights will be provided on the public streets. The
developer has also provided lighting for the parking lots. This lighting
will most likely meet the ordinance requirements; however, the
developer must provide a lighting plan identifying the foot-candles to
allow staff to make this determination.
Streets: This plan proposes one new public street. Tranquility Court
is a 335' long cul-de-sac located at the intersection ofPriorwood Street
and Five Hawks Avenue. The street has a 60' wide right-of-way and a
32' wide surface. This street provides access to all ofthe proposed
lots.
Included in this site is 66' wide road and utility easement extending
from Five Hawks Avenue on the south to Five Hawks Avenue on the
north. This proposal does not include the extension ofthis street, but it
does maintain the right-of-way.
1:\OOfi1es\00subdiv\preplat\creek2\creek2cc.doc
Page 7
,
Sidewalks/Trails: This plan includes a trail connection from Five
Hawks Avenue on the south to Five Hawks Avenue on the north. This
trail is separate from the nature trails around the pond. A portion of
this trail has been graded, although it is not completely within the
existing road easement. The developer has provided a plan for the
extension of the trail and the pedestrian bridge to the north. The trail
system, however, is not located within the existing road easement.
Parks: This proposal does not include any parkland. Section
1006.800 of the Subdivision Ordinance lists the parkland dedication
criteria. This section allows the dedication requirement to be satisfied
in one of three ways:
1. A land dedication equal to 10% of the gross land area (in this case,
1.27 acres).
2. A cash dedication in lieu ofland equal to 10% of the gross land
area times $13,000 per acre (in this case, $16,510.00).
3. A combination of cash and land satisfying the above requirements.
The decision to accept land, cash or some combination of the two is at
the discretion of the City.
If the Council elects to take the land, the characteristic ofthe land to be
dedicated is subject to specific criteria. As the attached table shows,
only dry upland with slopes of less than 10% qualifies for 100%
dedication credits. Unstable land with slopes of less than 10%
receives 50% credit, unstable land with slopes greater than 10%
receive 25% credit, and wetlands or ponds receive no credit.
Outlot A includes a total of 8.19 acres. However, a road easement
within this parcel includes 0.69 acres, and there are 2.84 acres of
wetlands. This leaves a total of 4.66 acres of upland. The
characteristics of this 4.66 acres is shown in the table below:
Land Characteristic Acres Dedication Total Acres
Credit %
Dry upland with slopes less 0.31 100% 0.31
than 10% grade
Dry upland with slopes greater 4.35 25% 1.09
than 10% grade
Total Acres Qualifying for Land Dedication 1.4
As this table shows, even ifthe developer were to dedicate all of
Outlot A as park, only 1.4 acres actually qualifies for parkland
dedication.
At the public hearing, the Planning Commission suggested Outlot A be
counted towards parkland dedication. In order to accomplish this, staff
1:\00files\00subdiv\preplat\creek2\creek2cc.doc
Page 8
~.
~~
suggests the outlot be dedicated as park. This will ensure public
ownership of this area, and that the area remain open space. The City
and the School District can also enter into an agreement to allow the
School District to utilize this park for trails and a nature center. The
agreement can outline maintenance and development responsibilities.
The City and the School District previously entered into this type of
agreement for the parkland adjacent to Five Hawks School.
The developer has advised staff he desires' to dedicate this property
directly to the School District for tax purposes. Were he to do this, a
cash dedication of$16,51O.00 in lieu ofland would be required to
fulfill the parkland dedication requirements. The developer could then
gift this outlot directly to the School District. The developer would
also be required to submit the following:
1. The developer would be required to dedicate a drainage and utility
easement over the wetlands and ponds on Outlot A.
2. The developer would be required to submit a walkway easement
for the trail located outside of the existing right-of-way easement.
3. The developer would be required to record a covenant or deed
restriction on this lot with the Scott County Recorder in a form
acceptable to the City Attorney. The purpose ofthe covenant or
deed restriction would be to ensure this outlot remain open space.
, J Xhis would also h~ve }o 1;>e lI!.clqd.ed within the PUD agreeme?t., I )J
(. ~fUl('J fJ.t f'brk../~ dc.J,.,(:.iJtI(J~ I~ (~jl.\nd,;"" wH.~-tL...)-WvJ f .
From earlier City Council discussions, it appears the Council desires a
land dedication rather than a cash dedication. The approving
resolution has been drafted accordingly.
Sanitary Sewer and Water Main: Sanitary sewer will be extended
from the existing line located along the east property line. Water main
will be extended from the existing utilities located in Five Hawks
Avenue to the south.
Storm Sewer: A stormwater pond was created adjacent to the wetland
in the west half of this site. The plan identifies catch basins and storm
sewer within the parking lots to direct runoff to this pond.
Traffic Study: The developer submitted a traffic study, prepared by
Benshoof and Associates, for this development. This study indicates
the proposed development will add a total of 334 daily trips to the
adjacent streets, with 60% of the trips utilizing Priorwood Street and
40% utilizing Five Hawks Avenue. The study does not anticipate a
decrease in the level of service on either ofthese streets, or at the
intersections. The study does recommend the placement of stop signs
on the north leg of Five Hawks Avenue and on the south leg of the
proposed Tranquility Court, and the placement ofwaming signs on
1:\00fi1es\OOsubdiv\prep1at\creek2\creek2cc.doc
Page 9
,
PUD PRELIMINARY
PLAN CRITERIA:
Priorwood Street and Five Hawks Avenue to address safety issues.
The City hired WSB & Associates to review this study. WSB noted
the proposed stop sign configuration would be very confusing. They
recommended the configuration either be an "all-way stop"
configuration or, due to the relatively small traffic levels, remain an
uncontrolled intersection.
Phasin2: This project is proposed to be completed in one phase,
beginning construction in 2000 and ending in 2001.
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 proposed development utilizes underground parking areas to
allow more efficient use of the land. The clustering ofthe
structures also allows preservation of the wetlands and wooded
areas on the site. However, the developer does not meet the
minimum requirement of 60% Class I materials on the 24-unit
buildings.
(2) Higher standards of site and building design.
The clustering of the buildings allows for the preservation of the
natural amenities on this site.
(3) More efficient and effective use of streets, utilities, and public
facilities to support high quality land use development at a lesser
cost.
This development includes one cul-de-sac providing access to all
of the units. The property owner will maintain the parking areas
and internal road systems.
(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 preservation and dedication of the western portion of the site
as parkland and the use as of this site a nature area provide an
amenity that can be utilized by the public. The trail connection
from Five Hawks Avenue on the south to Five Hawks Avenue on
the north will provide a link to the public park system.
(5) Provides a flexible approach to development which allows
modifications to the strict application of regulations within the
I: \00files\OOsubdiv\preplat\creek2\creek2cc.doc
Page 10
various Use Districts that are in harmony with the purpose and
intent of the Citys Comprehensive Plan and Zoning Ordinance.
The use of the PUD allows the higher density to be clustered on
the portion of the site previously graded. The density and type 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.
As noted above, the PUD allows the higher density areas to be
clustered, and preserves open space.
(7) Preserves and enhances desirable site characteristics including
flora and fauna, scenic views, screening and buffering, and
access.
Clustering the units does allow the preservation of some of the
wooded areas on the site. The plan must address the landscaping
and bufferyard requirements ofthe ordinance.
(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 buildings and the
preservation of the natural amenities on the site.
(10) Encourages the developer to convey property to the public, over
and above required dedications, by allowing a portion of the
density to be transferred to other parts of the site.
While the plan proposes the conveyance of Outlot A to the
School District for use as a nature area, the staff recommends this
area be dedicated as park. No additional density has been
requested.
Section 1106.300 states the quality of building and site design
proposed by the PUD will enhance the aesthetics ofthe site and
implement relevant goals and policies ofthe 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
1:\OOfi1es\OOsubdiv\preplat\creek2\creek2cc.doc
Page 11
T
landscape and site features, and efficient use and design of
utilities.
The designs of the buildings are similar in nature. The use of Class
I materials will increase the value of this design. Revision of the
landscaping plan to meet the requirements of the Zoning Ordinance
will also enhance this area.
(2) The design of a PUD shall optimize compatibility between the
project and surrounding land uses, both existing and proposed and
shall minimize the potential adverse impacts of the PUD on
surrounding land uses and the potential adverse effects of the
surrounding land uses on the PUD.
The use of the PUD will preserve the area directly adjacent to the
single family homes, and will allow the creation of a trail between
the existing streets.
(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 is proposed to be completed in one phase.
(4) Approval ofa PUD may permit the placement of more than one
building on a lot.
This is not applicable. Each building is proposed on an individual
lot.
(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 of frontage 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-J" 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 developer has requested modifications to the setback
requirements. The staff analysis has indicated the proposal does
not meet the usable open space requirements of the Zoning
Ordinance.
1:\OOfi1es\OOsubdiv\preplat\creek2\creek2cc.doc
Page 12
PRELIMINARY PLAT
CRITERIA:
CONCLUSION:
The preliminary plat is generally consistent with the Subdivision
Ordinance requirements. The City Engineering staff has reviewed the
revised plans and has identified several issues that still need to be
addressed. These comments are attached.
The Planning Commission concluded the project could proceed with
several conditions. The revised plans submitted on August 30, 2000,
addressed some ofthe conditions suggested by the Planning
Commission. The following conditions reflect the remaining items to
be satisfied.
1. Outlot A must be dedicated as parkland on the plat.
2. The plan must be revised to provide the required usable open
space.
3. The lighting plans for the parking lots must include a design of the
light fixture and a luminaire calculation to ensure the ordinance
requirements are met.
4. The landscaping plan must be prepared and signed by a registered
landscape architect and must be revised to meet all ordinance
requirements, including numbers, size and species of the plantings.
This plan must also identify whether or not an irrigation system
will be provided, and an irrigation plan must be provided.
5. The developer must provide covenants for the congregate housing
building. These covenants must be in a form acceptable to the City
Attorney and must be recorded with the final plat.
6. All issues identified by the Engineering staff must be addressed
prior to final plan approval.
7. The issues identified in the memorandum from Robert Hutchins,
Building Official must be addressed prior to final approval.
8. An all-way stop sign shall be placed at the intersection of Five
Hawks Avenue, Priorwood Street and Tranquility Court.
9. Application for approval of a PUD Final Plan must be submitted
within 90 days of the date of approval of the preliminary PUD plan
by the City Council.
The Planning Commission and the staff recommend approval of this
proposal. The attached resolutions identify the conditions of approval
that must be met prior to final plat approval.
1:\OOfiles\00subdiv\preplat\creek2\creek2cc.doc
Page 13
,
FISCAL IMP ACT:
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
Rudgpt Impart. 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 Ordinance OO-XX approving the zone changes as requested,
adopt Resolution OO-XX approving the PUD Preliminary Plan
subject to the listed conditions, and 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.
2. Deny the rezoning, the PUD Preliminary Plan, and the Preliminary
Plat on the basis they are inconsistent with the purpose and intent of
the Zoning and Subdivision Ordinances and/or the Comprehensive
Plan. In this case, the Council should direct the staff to prepare a
resolution with findings of fact based in the record for the denial of
these requests.
3. Defer consideration of this item and provide staff with specific
direction. The deadline for action on this application expires on
October 20, 2000. The City Council must take action prior to that
date or the applications are automatically approved. If the Council
would like to defer action beyond that date, the applicant must sign
a waiver of this deadline.
The staff recommends Alternative #1. This action requires the
following motions:
1. A motion and second adopting Ordinance 00- XX rezoning
approximately I acre from the R-3 (Medium Density Residential)
District to the R-4 (High Density Residential) district. Approval of
this ordinance requires a 4/5 vote of the City Council.
2. A motion and second adopting Resolution OO-XX approving a
Planned Unit Development Preliminary Plan to be known as
Creekside Estates subject to the listed conditions.
3. A motion and second adopting Resolution OO-XX approving a
Preliminary PI to be known as Creekside Estates, subject to the
listed c diti
1:\OOfi1es\OOsubdiv\prep1at\creek2\creek2cc.doc
Page 14
ACTION ITEM #1
tj'-o
CITY OF PRIOR LAKE
ORDINANCE NO. OO~ <3
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
The City Council ofthe City of Prior Lake does hereby ordain:
1. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is hereby
amended to change the zoning classification of the following legally described property from
R~3 (Medium Density Residential) to R-4 (High Density Residential).
LEGAL DESCRIPTION:
That part of Block 2 and part of Holly Circle of vacated HOLLY COURT according to the
recorded plat thereof in Government Lot 2, Section 2, Township 114, Range 22, Scott
County, Minnesota described as follows:
Beginning at the northeast corner of Lot 4 of said Block 2; thence on an assumed bearing of
South 00 degrees 45 minutes 06 seconds West along the east line of said Block 2 a distance
of 147.15 feet to the southeast corner of said Block 2; thence North 88 degrees 04 minutes 10
seconds West along the south line of said Block 2 a distance of 300.05 feet to the southwest
corner of said Block 2; thence North 00 degrees 45 minutes 06 seconds East along the west
line of said Block 2 a distance of 144.29 feet to the northwest corner of Lot 2 of said Block
2; thence North 86 degrees 23 minutes 51 seconds East along the north line of said Lot 2 of
Block 2 a distance of 99.46 feet to the northeast corner of said Lot 2; thence South 88
degrees 39 minutes 11 seconds East 99.64 feet to the northwest corner of said Lot 4 of Block
2; thence South 83 degrees 42 minutes 00 seconds East along the north line of said Lot 4 a
distance of 101.66 feet to the point of beginning.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 18th day of September, 2000.
ATTEST:
City Manager
Mayor
1:\OOfiles\OOsubdiv\preplat\creek2\ordOOxx.doc Page I
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
r
ACTION ITEM #2
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION OO-~ ~~
RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
TO BE KNOWN AS CREEKSIDE ESTATES ADDITION
MOTION BY:
SECOND BY:
WHEREAS: Eagle Creek Villas, llC and Freedom Development have submitted an application for a
Planned Unit Development Preliminary Plan to be known as Creekside Estates; and
WHEREAS: The Prior lake Planning Commission considered the proposed Planned Unit
Development Preliminary Plan at a public hearing on July 10, 2000 and on August 14,
2000; 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 Creekside Estates PUD Preliminary Plan; and
WHEREAS: The Prior lake City Council considered the proposed PUD Preliminary Plan for on
September 18, 2000; and
WHEREAS: the City Council finds the PUD Preliminary Plan consistent with the Comprehensive Plan
and the Zoning Ordinance; and
WHEREAS: the City Council finds the PUD Preliminary Plan is compatible with the stated purposes
and intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA:
1. It hereby adopts the following findings:
a) Greater utilization of new technologies in building design, materials, construction and land
development.
The proposed development utilizes underground parking areas to allow more efficient use
of the land. The clustering of the structures also allows preservation of the wetlands and
wooded areas on the site. +Iuvvever;- tne dev81epor doe! Rat me-et the miAil"l"1b1F;1..
I ~qui. elllel.t of 60% Class I FFlotoriel! on tREl 21 ul.;l bt:lildilly$. ~
b) Higher standards of site and building design.
The clustering of the buildings allows for the preservation of the natural amenities on this
site.
1:\OOfiles\OOsubdiv\preplat\creek2\pud resolution.doc P~e 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 44/-4245
AN EQUAL OPPORTUNITY EtvlPLOYER
.r."
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
This development includes one cul-de-sac providing access to all of the units. The
property owner will maintain the parking areas and internal road systems.
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 preservation and dedication of the western portion of the site as parkland and the use
as of this site a nature area provide an amenity that can be utilized by the public. The trail
connection from Five Hawks Avenue on the south to Five Hawks Avenue on the north will
provide a link to the public park system.
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 use of the PUD allows the higher density to be clustered on the portion of the site
previously graded. The density and type of housing units is consistent with the
Comprehensive Plan goals to provide a variety of housing styles.
f) Encourages a more creative and efficient use of land.
As noted above, the PUD allows the higher density areas to be clustered, and preserves
open space.
g) Preserves and enhances desirable site characteristics including flora and fauna, scenic
views, screening and buffering, and access.
Clustering the units does allow the preservation of some of the wooded areas on the site.
The plan must address the landscaping and bufferyard requirements of the ordinance.
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 buildings and the preservation of the
natural amenities on the site.
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.
While the plan proposes the conveyance of Outlot A to the School District for use as a
nature area, the staff recommends this area be dedicated as park. No additional density
has been requested.
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 designs of the buildings are similar in nature. The use of Class I materials will
increase the value of this design. Revision of the landscaping plan to meet the
requirements of the Zoning Ordinance will also enhance this area.
I) The design of a PUD shall optimize compatibility between the project and surrounding
land uses, both existing and proposed and shall minimize the potential adverse impacts of
I :\OOfiles\OOsubdiv\prep lat\creek2\pud resol u tion.doc
Page 2
. ...c ..___.c___.__------~- .___--...- .
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 preserve the area directly adjacent to the single family homes,
and will allow the creation of a trail between the existing streets.
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 is proposed to be completed in one phase.
n) Approval of a PUD may permit the placement of more than one building on a lot.
This is not applicable. Each of the buildings is on a separate lot.
0) A PUD in a Residential Use District shall conform to the requirements of that Use District
unless modified by the following or other provisions of this Ordinance. 1) The tract of land
for which a project is proposed shall have not less than 200 feet of frontage on a public
right-of-way; 2) No building shall be nearer than its building height to any properly line
when the properly abutting the subject properly is in an "R-1" or "R-2" Use District; 3) No
building within the project shall be nearer to another building than ~ the sum of the
building heights of the two buildings, except for parking ramps which may be directly
connected to another building; and 4) Private roadways within the project site may not be
used in calculating required off-street parking spaces.
The proposal meets the above requirements with the exception of the modification
requested by the developer to decrease building setbacks. This modification is permitted
under the PUD provisions at the discretion of the Council.
2. The Planned Unit Development Preliminary Plan is hereby approved subject to the following
conditions
a) Outlot A must be dedicated as parkland on the plat. (J\
~ The IJIClII must be revised to provide the reqUlrea u~a5le e~BR S~JlC'f'. J'tI'J ~
c) The lighting plans for the parking lots must include a design of the light fixture and a
luminaire calculation to ensure the ordinance requirements are met.
d) The landscaping plan must be prepared and signed by a registered landscape architect
and must be revised to meet all ordinance requirements, including numbers, size and
species of the plantings. This plan must also identify whether or not an irrigation system
will be provided, and an irrigation plan must be provided.
e) The developer must provide covenants for the congregate housing building. These
covenants must be in a form acceptable to the City Attorney and must be recorded with
the final plat.
t) The following issues identified by the Engineering staff must be addressed prior to final
plan approval:
· In accordance with the City's subdivision ordinance 1006.208: "Roadways and
street intersections shall have right-of-way radii of not less than twenty-five feet
(25'). "
· The plat shows easement in easements and easements in proposed right-of-way.
Easements are not needed in the right-of-way. There are several areas where the
line types change and it is impossible to differentiate what the lines mean
(easement, wetland edge, etc.).
I: \OOfiles\OOsubdiv\prep lat\creek2\pud resol ution.doc
Page 3
. Submit detailed plans and specifications that show type and height of retaining
wall. All walls over 4 feet in height are to be designed by a registered engineer.
. The bridge along the trail will be by Continental (30' span).
g) The following issues identified by the Building Inspections Department must be addressed
prior to final approval.
. If provided, indicate means of lawn irrigation. May use separate service and
metering for billing purposes.
. Provide a description of rental agreement and type of facility and services offered
in the apartments.
. Relocate the three of the five fire hydrants. Place 3 westerly hydrants in green
areas across from building entrances. L 1; W130', S30'; L2; NE 20', L3 ESO'. Front
of hydrant shall be placed 5'-0" from curb and side of hydrants shall be placed 10'-
0" from curb adjacent to parking stall.
. Provide fire lanes for fire apparatus response. Signage to read:" No Parking Fire
Lane by order of Fire Department". Indicate on a Site plan. Locate by Fire
Hydrants and. in front of building entrances in parking lot. UFC 1001.7.1.
. Provide 96" clearance height in underground parking for Fire Departments fast
response apparatus. Provide explanation as to reason all three buildings have
different lower level floor to first floor elevations.
. Provide a Post Indicator Valve (PIV) on sprinkler supply line into buildings. Locate
a minimum distance away the height of the building.
. Provide two parking spaces at each building for commuter van. MSBC 1300.4100.
. All Units not HDCP accessible must be HDCP adaptable and on a HDCP
accessible route. MSBC 1341 Table 16.2
. Provide accessible route from exterior HDCP parking to the building on west 24
units. Locate by front entrance to building. MSBC 1340.1103 Provide detail sheet
of HDCP ramp.
. 54 Unit: confirm if all units are HDCP Accessible. Two 24 Units: Two percent of
Units must be HDCP Accessible. MSBC 1341 Table 16.2
h) An all-way stop sign shall be placed at the intersection of Five Hawks Avenue, Priorwood
Street and Tranquility Court.
3. Application for approval of a PUD Final Plan must be submitted within 90 days of the date of
approval of this resolution, or by December 18, 2000, unless written request for an extension of
time is approved by the City Council.
4. The recitals set forth above are incorporated herein.
Passed and adopted this 18th day of September, 2000.
YES
NO
Mader Mader
Ericson Ericson
Gundlach Gundlach
Petersen Petersen
I :\OOfiles\OOsubdiv\preplat\creek2\pud resolution .doc
Page 4
.. "...."."_..~.__._..__..___________.____"__....._._.._._.,..--' m .._.___..__
ACTION ITEM #3
PRELIMINARY PLAT
RESOLUTION oo.~ ~~
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"CREEKSIDE ESTATES" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on July 10, 2000 and
on August 14, 2000 to consider an application from Eagle Creek Villas, LLC and
Freedom Development for the preliminary plat of Creekside Estates; 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 Creekside Estates 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
Creekside Estates on September 18, 2000; and
WHEREAS: the City Council finds the preliminary plat of Creekside Estates 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 Creekside Estates is approved subject to the following conditions:
1) Outlot A must be dedicated as parkland on the plat.
2) The plan must be revised to provide the required usable open space.
3) The lighting plans for the parking lots must include a design of the light fixture and a
luminaire calculation to ensure the ordinance requirements are met.
1:\OOfiles\OOsubdiv\preplat\creek2\plat resolution. doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
.. . ~.d'_'._'_'____.' ...-.-------...-..------..------.~--..-T.--..~
4) The landscaping plan must be prepared and signed by a registered landscape architect
and must be revised to meet all ordinance requirements, including numbers, size and
species of the plantings. This plan must also identify whether or not an irrigation system
will be provided, and an irrigation plan must be provided.
5) The developer must provide covenants for the congregate housing building. These
covenants must be in a form acceptable to the City Attorney and must be recorded with
the final plat.
6) The following issues identified by the Engineering staff must be addressed prior to final
plan approval:
a) In accordance with the City's subdivision ordinance 1006.208: "Roadways and
street intersections shall have right-of-way radii of not less than twenty-five feet
(25'). "
b) The plat shows easement in easements and easements in proposed right-of-way.
Easements are not needed in the right-of-way. There are several areas where the
line types change and it is impossible to differentiate what the lines mean
(easement, wetland edge, etc.).
c) Submit detailed plans and specifications that show type and height of retaining
wall. All walls over 4 feet in height are to be designed by a registered engineer.
d) The bridge along the trail will be by Continental (30' span).
7) The following issues identified by the Building Inspections Department must be addressed
prior to final approval.
a) If provided, indicate means of lawn irrigation. May use separate service and
metering for billing purposes.
b) Provide a description of rental agreement and type of facility and services offered
in the apartments.
c) Relocate the three of the five fire hydrants. Place 3 westerly hydrants in green
areas across from building entrances. L 1; W130', S30'; L2; NE 20', L3 E50'. Front
of hydrant shall be placed 5'-0" from curb and side of hydrants shall be placed 10'-
0" from curb adjacent to parking stall.
d) Provide fire lanes for fire apparatus response. Signage to read:" No Parking Fire
Lane by order of Fire Department". Indicate on a Site plan. Locate by Fire Hydrants
and. in front of building entrances in parking lot. UFC 1001.7.1.
e) Provide 96" clearance height in underground parking for Fire Departments fast
response apparatus. Provide explanation as to reason all three buildings have
different lower level floor to first floor elevations.
f) Provide a Post Indicator Valve (PIV) on sprinkler supply line into buildings. Locate
a minimum distance away the height of the building.
g) Provide two parking spaces at each building for commuter van. MSBC 1300.4100.
h) All Units not HDCP accessible must be HDCP adaptable and on a HDCP
accessible route. MSBC 1341 Table 16.2
1:\OOfiles\OOsubdiv\preplat\creek2\plat resolution. doc
Page 2
"-T--
i) Provide accessible route from exterior HDCP parking to the building on west 24
units. locate by front entrance to building. MSBC 1340.1103 Provide detail sheet
of HDCP ramp.
j) 54 Unit: confirm if all units are HDCP Accessible. Two 24 Units: Two percent of
Units must be HDCP Accessible. MSBC 1341 Table 16.2
8) An all-way stop sign shall be placed at the intersection of Five Hawks Avenue, Priorwood
Street and Tranquility Court.
9) Application for approval of a PUD Final Plan must be submitted within 90 days of the date
of approval of the preliminary PUD plan by the City Council.
Passed and adopted this 18th day of September, 2000.
YES
NO
Mader Mader
Gundlach Gundlach
Ericson Ericson
Petersen Petersen
Vacant Vacant
{Seal} City Manager
City of Prior lake
l:\OOfiles\OOsubdiv\preplat\creek2\plat resolution.doc Page 3
(x.. en
o eLl
E-< E-<
<t: <I;
....J E-< II
0... en Ii
>- eLl !l
~ eLl ;
<t: Q
z ........
..... en ~
;:g :::G
....J eLl
W eLl
~ 0:;
0... U
~. - -..,
i ·
...__J
nMi~
~
;:
Iii
w
o
z
::>
z
..
:r:
!=
~
r~
It:1''''':
I!.:I~
();j!;....
4:z\!l
ZOO
2~!i
....wz
ZVlO
WON
~~1
ltlt",
,~. .1 i
f-. !!lli!t.~
!_ ..I 8i- .-1.-
,,' '} .:i81i*
t:!; . F J!,'! J.,
J':I.;',"_i.! !! "i!'ii!i
I !I ~i!~i~i~
~;;~~ i: HI!~.I;~i
J!;'~ I' iii:' ~::
.I:i:e .~ ::~~!.i;:
;!Ii!~ 51 '~r:!l~;
~;il!' 'Ii 1.,1.1".,
~r!.!l ~f ~i3!I~!I~
"I':;I~ . "II;'I!'
e i - " ".,.'-'
!i~.;j it ;='li1!1;
l:"ii :~ ~i:!;~:ii
;;!!!i ,I :!i'=j!!!
I !:J1t5 ~ HI'H.",
l J~:u i! ':,,8!!~!:
i !l1J15 'j 1i"11"!'!
:.;jj:' i. II!;;;"!
i;-J~ 1! j ;i]::!1
;i!}U ."1 i8~il!.18
! liJi!!e !J !l1.:.:1 I
~ ;ji'Ja~ ,I ;'1I8!'='.
9 il1~i:: i~1 iJi;J~iJH
! i:i!~n~ , j!! iti~hi~t.
~~~ia~1
,~ Ill:!l
1':
ih
,H
;!h
on
il"..
I '.
,,110
1\
.
I
j
· ~"'J
'"
:,:
.:.
iiI
~n
'U
he
n
~
~
o
(Y)
.
I
:.:
;~:
l
: ':._~~S
;'~
~. ---------------...:-.
- ..---------.
...--...".-...-
.
I
II
III,
:11
Ii
!~
00'
:".
.'r.
;ii.
~r
. ! !, - !nnmnm
, .
, .
, ,
-----......... .
. .
.-------.-.-" .
, ,
, .
, .
i . i
ii :
i~
,t
;15 III
I~; iii'
hu 1M! i
i~
!~
!'
,l
II
ei
I~
.!
I
I
l
I
.
I 5
i I
i !
g I
..!
':-
. i'\ .
i h'" I !
i J i \., :'
, F" \. I~
f aI
'-=~'~
~-'----'''''T'--'-''--''-'''--'''~'
~I ~I~! ] [..::~-::._-=::..:::..'- -=~ I V10~;JNNIV'l ';r.;lVl ~O~d =--= JMoVSlrll'fJl
." !.. ______'"""""'"' 11N;JV'ldOl;J^;JO liNn O;JNNVld V WIIf!ll!:$a 'WllflfnJ '.w.J.IJl3I<Y 'Il
I 'I ~ -I2E!.tt,:!i.,=,,"~ ~:;J1V1C;;J ;JOI~;J~:J ':JNI S..L:JUIH:JHY YHH
~
I I I
I i I'
~,;
~ i I
di &I
. .
"
.11
, ,,!at 1'1
p"'11i f
· ~i "II 1,1
~Ii!; ~11"I~
1lii111 ~I; I,..
-I u ~II~
II ~pl~llld
.a I . a I IS
I I I
~
. ':i
..
~
'"
%
~ ~ Ji~
~ ~ d!
i ; ~~ ; n~
a ~ ~'1 ib ~
~ ; ;~ ~
It
\
~ ,
\.,
Cl
C0
~
-~
_=7)
2
~..
':;b
j!!ol
~~i'5
~~~~
~~~%
~~g..
~
~
(,:J
8
P:
III
z
o
~
>
~
r>'l
~ a
en I
z
j
p...
ril
p...
<
U
lf1
~
Z ~
j I
_._._....._~_._.._.._..._-_._---_.._--_..._~_.._.--T._..._..._--~_._...-_...._-
~I II
I I
~L ]
--------
_______4___
I \llOS;JNNIV'l ';;J)IVl ~Ol~d
I IN;J V'ldOl;J1\;I a liNn mNNVld \I
S;Jl\llS;J ;JOI~;J~:J
::.-'...:-::...::: JIIJIlN'f. '1JlI1'JI. Wn&I
S)nNOlSla '$II6NKnJ '~.lIR:JfIr V 0
':JNI S,J.:JH.LlH:JHV VHH
o
~=rl1U:iir-::rSii
~"U:j"..___,
~
~
~
o~ I<
~~ ~
i.... 0..
0" %
~~ ~
"'li:!
.... ..
..... ..
~ ~
~ ~ ~
~ ~
~ 0
II cry
~ (!)
"'-11-= ~
~
'g",
.:;~
~~l-
~:;~'i
~i~~
~.c~o
~~I?~
~
9
\
.
'-.
M~h:~'"
::!N~~
:'l~f\%
~~~~
",cn~
~~~o:
o~...;o
Nn;;:)-;i
IlcnlXS
~oi=
-C1n~
..~...u
l:~:~
~~~S!!
mD...~
=lii~:i :
~!:6 ~
~~~o 5 is
88....~ ~
~~~~ ~
7_-
/- ~~~'"
wJ;OW
<D "'~
\j t;~~ol
~ ~<Od'S
~ ~~1-~
G\ 81.-<.0
.. OCft<Jt
N ...._..
!i;!;;~
......~
~~i5
~~A.
000
UU~
~~~
...w
z
9 0
...
5 ~
~~- g !; -c'"
d \\..~ lD ~~ -~o~
-t- t \~:~" ~~ :1 ~!L-
\~~,: ""-, '---\', //
", ~ --~ '--::.~
\~:~~-~~(
\ \~-- ,,~~~ \~
~l\
"- \t~~
,i\ '\ \
z
j
P...
W
E-<
>-<
r.n
~
~ 21
~ ~
~ t;;
~ ~~~
- ~ ~I;;~
... ::t ~"A.
9 CD ..~~
i ~5~
~ :)0......
~~ ....
'" z
"'021 '"
ei
t;~ G..
~ ~~ :
~ ~~ .,;
~ II ~
o .~....~ ~
N ~cn,-- ~
i~~i ~
~~.'f. ~
i:~ II ~
~lii:i:5 ~ o~~
~~2~ N 9 ~I;;ll!
~:5 % ~ 5 lil":
!;!!:I ~ 9 CD ..z
88>;0 0 t: l!:li!i!
...J~ Z %":0
~~gg ~ ~::
lint'........ N ..,NIIl
t:
Z
'"
~
:..
..
...
'"
u
..
..
N
...
.... ~
~ ..
~ ~ ~ ...
'"
~9 9 9 0 ...
t:
.. ..
0 -'
... ~
t:
'" ~
l' \1 ED [~~~=4
'v'lOG;JNNII^l ';!')/\f1 ~Ol~d
9NIGnOl-l ~OIN;;JC;
liNn vs M;JN
~..J:j ........7......
SIl6N!Haa 'flIIIKNY7t1 '~J,JH::MF V
':JNI S..LXUlH:JHY YHll
~
1 r- ~'\
I' ]
I
\ ~
= \
(Y)
~ I
'.J
'! .' j!
Ii
t f~ s! z
0
E:::
..:
>
~
~
~
U
~ !
E-<
Z ,
~ !;
z z z
0 0 Z 0
~ e:: 0 ~
.......
~ E-<
> :;;
~ ~ ~
~ ~ .....::l ~
E-< ~ !
E-< ! ! ~
z z ~ u ,
0 , 0 . u ..: ~
0:: ~ 0:: ~ ..: a:l
~ ~ :> a:l
..J.
....T'
llll ~<iO]! ) -<f!i~ ~
\/lOQNNIV'I ';NV] ~O~d
9NI0llng oaNO:::> liNn vC: M;;IN
S;;U\/lSJ Jal~J~:::>
z
o
~
~
o !
fj .
=.., """''''". \'-'/LJAV/ ( "<( ]
S;;7~;:;;~~;~:-~;:; 'WZJJ;;lj
8
=
"',
C)
M
0-'~
~
,--
~
~
~ j
. t..'" )";-;,;;' 10"1
:! \... i i
j , .
~ ft \, ij j
!!i ..,..
~. ~;
". (.
.\.~
II
:e
m
-I
....
:I>
z
c
II
.
,
.
.
.
.
.
,
.
t
.. :-
N
c.n
($f.
o
::u
m
a
-
-I
....
o
o
?ft
o
:D
m
C
-
-I
;..;
".
t: .
l.'t.
:-I~
.. ~........... -,...
("I
i!! i ~::-_-
;J; "
f
n
gl
S}4
~Ih
l~ ,
. i
I
II
;: ~
:~':
,~r..
~>:
.~.
~~:
~.
;:~
: !~
~~ .
~.
.........-...-...-...4.---.----..--.-.~----....-..1.--
o
c:
-4
.-
o
-I
)>
.
;g
~
"
.-
)>
Z
C
c
m
c
-
o
~
-
o
z
It
1006.801
1006.802
1006.803
Subdivision Code
DEDICATION SCHEDULE
Land Characteristic Dedication Credit
Dry upland with undisturbed topsoil and slopes 100%
not exceeding 10%
Land which the Developer has provided a 100%
minimum of 4" of topsoil, graded and does not
exceed 10% slopes
Unstable land with poor soils and slopes not 50%
exceeding 10%
Virgin woods with slopes less than 10% 50%
Virgin woods with slopes which are greater 25%
than 10%
Dry upland with undisturbed topsoil and slopes 25%
of 10-20%
Unstable land with poor soils and slopes 0%
greater than 10% or wetlands, N.U.R.P. ponds,
and water retention areas which are deemed
not suitable for park purposes
Dedicated land shall be made suitable by the developer for its intended use as
parks and playgrounds, trails, or public open space. The City shall determine the
final condition of the land which is to be dedicated and the Developer shall e ';....
responsible for grading, topsoil, and turf establishment unless otherwise directed
by the City Manager or his/her designee. The City shall provide the Developer with
grading plans for the dedicated park and trails and will also provide specifications
for topsoil and turf grass.
(
'--
The City further reserves the right not to accept land which in its discretion is not
useable for the aforedescribed purposes, does not provide park facilities in the
locations set forth in the City's Comprehensive Plan, or land which would require
extensive expenditures on the part of the public to make them useable.
At the City's option, the subdivider shall contribute and equivalent amount in cash,
or in cash and land, in lieu of all or a portion of the land which the City may require
such owner to dedicate pursuant to subsection 1006.801 above. The cash amount
shall be based on the fair market value of the land reasonably required to be
dedicated, with said value being determined no later than at the time of final plat
approval.
Whenever the term "dedicate" is used in this Section, it shall mean a dedication to
the City of land or cash, or both, whichever the City, at its option, shall require.
The dedication shall be made prior to the City's release of the final plat for filing.
City of Prior We
1006/p6