HomeMy WebLinkAbout10A Prelim Plat Maple Glen 5th Addn O4 PKIp
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v � 4646 Dakota Street SE
Prior Lake_ MN 55372
�INNESO�
CITY COUNCIL AGENDA REPORT
MEETING DATE: FEBRUARY 25, 2013
AGENDA #: 10A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE AND LARRY POPPLER
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMI-
NARY PLAT TO BE KNOWN AS MAPLE GLEN 5 ADDITION
DISCUSSION: Introduction
D.R. Horton Inc. has submitted a request for approval of a Preliminary Plat
to be known as Maple Glen 5 Addition. The property is located on a 12.78
acre site, south of Trunk Highway 13, north of 180 Street, and west of
Wedgewood Lane. The development plan calls for a residential develop-
ment consisting of 26 single family homes.
His tOry
The Planning Commission held a public hearing at the Preliminary Plat re-
quest at its February 4, 2013 meeting. Comments were made by the public
concerning: (1) overall drainage near adjacent township properties, (2) fu-
ture maintenance responsibility of a landscaped right-of-way area along
Sunray Blvd. that is adjacent to property in the township, and (3) the future
development of a public park to serve Maple Glen residents. The Planning
Commission unanimously recommended approval of the plat request.
Current Circumstances
The following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the proposed site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 12.78 acres.
Topography: This site has a varied topography, with elevations ranging
from 960' MSL at its lowest point to 994' MSL at its highest point.
Wetlands: Two wetlands exist along the western edge of the site. The site
is subject to the provisions of the State Wetland Conservation Act.
Access: Access to this property will be from the extension of existing Sun-
ray Boulevard from the north with access to 180 Street to the south (a rural
gravel Township road).
Utilities: Sewer and water services will be available from the existing utili-
ties within Sunray Boulevard north of the site.
2030 Comprehensive Plan Designation: This property is designated for
Urban Low Density Residential (R-LD) uses on the 2030 Comprehensive
Plan Land Use Map.
Zoning: The development site is zoned R-1 (Low Density Residential).
PROPOSED PLAN
The development plan calls for a residential development consisting of 26
single family homes.
Lot Sizes: The residential lots are proposed to meet the minimum required
lot size and width of 12,000 square feet and 86 feet in width respectively.
Setbacks: The residential lots have proposed setbacks that will meet the
minimum required 25 foot front yard, 10 foot side yard, 25 foot rear yard,
and 25 foot side yard abutting a street as well as minimum 30 foot wetland
setback.
Density: Density of the residential development is based on the residential
net area of the site, which is 9.32 acres. The density of the residential area
of the development is 2.8 units / acre.
Parks: No parkland dedication is proposed with this Preliminary Plat. The
parkland required by City Ordinance is proposed to be satisfied through a
cash payment into the City park fund.
Streets: Sunray Boulevard is proposed to continue to function as the main
north-south street throughout the development as it does through other Ma-
ple Glen subdivisions to the north. Other local streets proposed include a
cul-de- sac, James Court, and temporary cul-de-sac, Winfield Way. One
future street stub is planned to the east opposite of James Court to serve
possible development, if annexation were to occur in this area. Sidewalks
and trails are both located on Sunray.
Sunray Boulevard was originally proposed for a construction alignment that
intersected 180th Street further west of the newly proposed intersection.
Safety concerns with this intersection location were identified earlier in rela-
tion to poor sightlines with the existing hill (the high point of 180 is near the
southeast corner of the plat). As a result, city staff worked with Spring Lake
Township to propose an intersection closer to the top of the hill along the
eastern property line of the site. The developer is responsible for grading
down the high point on 180 Street approximately two feet to further im-
prove sight lines. In order to improve screening from Sunray to the adja-
cent homes, the developer has also increased tree plantings along the
eastern edge of Sunray Boulevard.
Sanitary Sewer/Water Mains/Storm Sewer: The majority of utilities are
proposed to be located within the public right of way. Outlots are proposed
to be dedicated to the City for the storm water utility line placed along the
2
western property line as well as the sanitary sewer and water lines placed
between Lot 5, Block 1, and Lot 4, Block 2.
Tree ReplacementlLandscaping: There are many significant trees on the
site. The tree inventory identified 2,972 significant caliper inches of trees.
Up to 35% of the significant caliper inches may be removed for house pads
and driveways. Any removal above these amounts requires tree replace-
ment at a rate of'/z caliper inches for each inch removed. The tree invento-
ry plan indentifies 28.23% of the total significant inches to be removed for
the housing pads and driveways.
Fees and Assessment: The development will be subject to all develop-
ment fees including trunk utility, park dedication, utility connection fees, a
City administration fee, and a Construction Observation fee at the time Final
Plat.
Conclusion
City staff believes the overall proposed development layout appears appro-
priate. Minor revisions remain to be addressed with the plans; however,
none of these revisions will likely impact the overall general design of the
proposed plat. Responses to the public hearing comments include: (1)
drainage issues impacting property in the township south of Maple Glen are
not a direct result of this subdivision; (2) future maintenance of landscaping
in the ROW adjacent to property in the township will be undertaken by the
city, but potentially minimized with prairie grass planting; and (3) park (play-
ground) development to serve Maple Glen is planned within the future de-
velopment of the adjacent Golden Pond area to the east.
FINANCIAL IMPACT: The approval of the plat project will allow for the development of 26 single
family home lots, thereby further increasing the tax base of the City.
ISSUES: Once the preliminary plat is approved, city staff will work with D.R. Horton to
complete the final platting process, including a development agreement.
City Staff believes the preliminary plat can be approved, subject to the fol-
lowing conditions of approval:
1. The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
2. All grading, hydrology and storm water staff comments must be ad-
dressed prior to any grading on the site.
ALTERNATIVES: 1. Motion and second to approve the Preliminary Plat subject to any listed
conditions as identified by the City Council.
2. Table this item to another City Council meeting and provide the devel-
oper with direction on the issues that have been discussed.
3. Recommend denial of the request based on findings of fact.
RECOMMENDED City Staff recommends Alternative #1.
MOTION:
EXHIBITS: 1. Resolution 13-xxx
2. Location Map
3. Preliminary Plat Plans
3
4
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4646 Dakota Street SE
`�fNiVE50'�� Prior Lake, MN 55372
RESOLUTION 13-xxx
A RESOLUTION TO APPROVE A PRELIMINARY PLAT TO BE KNOWN AS
MAPLE GLEN 5T" ADDITION
Motion By: Second By:
WHEREAS D.R. Horton Inc. (the "Developer") has submitted an application for a Preliminary Plat
to be known as Maple Glen 5th Addition; and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on February 4, 2013 to
consider the proposed Preliminary Plat; and
WHEREAS, Notice of the public hearing on said Preliminary Plat has been duly published antl posted
in accordance with the applicable Minnesota Statutes and Prior Lake Ordinance; and
WHEREAS, All persons interested in the proposed Preliminary Plat were afforded the opportunity to
present their views and objections related to the Maple Glen 5� Addition for the record at
the public hearing conducted by the Planning Commission; and
WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat
on February 25, 2013; and
WHEREAS, The Planning Commission and City Council have reviewed the Preliminary Plat according
to the applicable provisions of the Prior Lake Zoning antl Subdivision Ordinances and
found said Preliminary Plat to be consistent with the provisions of said Ordinances; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a Preliminary Plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Preliminary Plat is hereby approved subject to the following conditions:
a) The Developer must obtain the required permits from any other state or local agency prior to any
work on the site.
b) All grading, hydrology and storm water staff comments must be addressed prior to approval of a
grading permit for the site.
PASSED AND ADOPTED THIS 25T" DAY OF FEBRUARY, 2013.
YES NO
Hedber Hedber
Keene Keene
Ma uire Ma uire
Morton Morton
Souku Souku
Frank Boyles, City Manager
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