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HomeMy WebLinkAbout1992 September Planning Commission Agenda PacketREGULAR PLANNING COMMISSION MEETING AGENDA SEPTEMBER 3, 1992 7:30 P.M. CALL TO ORDER 7:30 P.M. REVIEW MINUTES OF PREVIOUS MEETING 7:35 P.M. HEARING VARIANCE RENO SINIRAS t Indicates a Public Hearing All times stated on the Planning Commission Agenda, with the exception of Public Hearings, are approximate and may start later than the scheduled time. 4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 447 -4245 AN EQUAL OPPORTUM EMPLOYER _I T PLANNING COMMISSION MINUTES AUGUST 20, 1992 The August 20, 1992, Planning Commission Meeting was called to order by Chairman Loftus at 7:30 P.M. Those present were Commissioners Loftus, Wuellner, Roseth, Director of Planning Horst Graser, Associate Planner Sam Lucast, and Secretary Rita Schewe. Commissioner Arnold was absent. ITEM I - REVIEW MINUTES OF PREVIOUS MEETING MOTION BY ROSETH, SECOND BY WUELLNER TO APPROVE THE MINUTES AS WRITTEN. Vote taken signified ayes by Loftus, Wuellner, and Roseth. MOTION CARRIED. ITEM II - RENO SINIKAS - VARIANCE - CONTINUTED Sam Lucast stated that Reno Sinikas has asked for a continuance on the variance application for 16590 Spring Avenue to further prepare additional information. MOTION BY ROSETH, SECOND BY WUELLNER, TO CONTINUE THE VARIANCE APPLICATION BY RENO SINIKAS FOR 16590 SPRING AVENUE TO SEPTEMBER 3, 1992, AT 7:35 P.M. Vote taken signified ayes by Roseth, Wuellner, and Loftus. MOTION CARRIED. ITEM III - DAVID ANDERSON - VARIANCE David Anderson, 15672 Fremont Avenue N.W., is requesting lot width and side yard variances for 16069 Northwood Road. Mr. Anderson is considering purchasing this lot and constructing a single family home. Sam Lucast presented the information as per memo. The applicant is requesting a .58 foot lot width, 2.5 foot west side, and a 3.1 foot east side yard variance. The subject site is 49.42 feet wide by 400 feet deep. The neighborhood is in a residential transition mode, changing from summer cabins to new upper level homes. The DNR has no objections to the variances but did suggest the driveway be paved, however, the Building Department is requiring paving prior to a final certificate of occupancy 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 447 -4245 AN EQUAL OPPORIUNR ENPLDYER PLANNING COMMISSION MEETING MINUTES AUGUST 20, 1992 PAGE 2 being issued. The site has maintenance and driveway easements. Staff recommends approval of the variances. Joe Passofaro, 16077 Northwood Road, was against the variances and felt it would depreciate the value of property in the area. Gene Wenner, 3214 Butternut Circle, and Robert Polen, 16073 Northwood Road, stated they were against the variances. Comments from the Commissioners were on; maintenance easements for the property, lot size, house plans, erosion control, and drainage concerns, MOTION BY ROSETH, SECOND BY LOFTUS, TO APPROVE A .58 FOOT LOT WIDTH VARIANCE, A 2.5 FOOT WEST SIDE VARIANCE, AND A 3.1 FOOT EAST SIDE YARD VARIANCE FOR 16069 NORTHWOOD ROAD. RATIONALE BEING THE SUBJECT SITE IS A SUBSTANDARD LOT, PRECEDENT HAS BEEN SET BY PREVIOUS VARIANCE APPROVALS, IT WAS PLATTED UNDER THE JURISDICTION OF ANOTHER GOVERNMENT BODY AND WOULD NOT BE DETRIMENTAL TO THE HEALTH AND WELFARE OF THE COMMUNITY. APPROVAL IS CONTINGENT ON THE FOLLOWING CONDITIONS; THE HOUSE MUST BE BUILT WITHIN THE BUILDING ENVELOPE AS SHOWN IN THE APPLICATION, EROSION CONTROL ON THE DRIVEWAY AND CONSTRUCTION SITE MUST BE MAINTAINED, AND THAT THE DRIVEWAY BE PAVED BEFORE A CERTIFICATE OF OCCUPANCY IS ISSUED. Vote +.aken signified ayes by Roseth and Loftus. Commissioner Wuellner abstained as he is a friend of the property owner. MOTION CARRIED. ITEM IV - MCENIGHT & ASSOCIATES - VARIANCE John Milde 3755 Island View Circle N.W., representing McKnight & Associates of 14198 Commerce Avenue N.E., stated they are requesting lot width and side yard variances for 3174 Butternut Circle in order to construct a home with architectural integrity. Sam Lucast presented the information as per memo of August 20, 1992. The variances requested are a 4 foot north side yard variance, 1 foot south side yard variance, and 3 foot minim—a lot width variance. The lot is 47 feet wide and over 300 feet deep and is located on a cul -de -sac on a peninsula in Prior Lake. The house is very well located on the lot and only two to four trees and a lilac bush will be lost during construction. A dilapidated shed will be removed during construction. A proposed deck is shown on the survey but is not part of the house plans. Should a deck be built in the future no further variances would be needed as the structure is set back far enough from the Lakeshore. Staff recommends approval of the requested variances as they are reasonable and fall within the guidelines for approval by the Planning Commission. PLANNING COMMISSION MEETING MINUTES AUGUST 20, 1992 PAGE 3 Larry Baysinger 3180 Butternut Circle, voiced his concerns on the elevation, erosion, and location of house. Ethel Furuli, 3168 Butternut Circle, stated she was concerned on the raised elevation for the garage and water drainage. Gene Wenner, 3214 Butternut Circle, objected to the variances. Comments from the Commissioners were on; elevation, drainage, grading, and house location. MOTION BY WUELLNER, SECOND BY ROSETH, TO APPROVE A 4 FOOT NORTH SIDE YARD VARIANCE, 1 FOOT SOUTH SIDE YARD VARIANCE, AND A 3 FOOT MINIMUM LOT WIDTH VARIANCE FOR 3174 BUTTERNUT CIRCLE. RATIONALE BEING THE LOT IS SUBSTANDARD IN WIDTH YET ABOVE THE MINIMUM REQUIRED SQUARE FOOTAGE, THE NARROW LOT LIMITS ARCHITECTURAL OPTIONS, PRECEDENT HAS BEEN SET BY PREVIOUS VARIANCE APPROVALS, THE LOT WAS PLATTED UNDER THE JURISDICTION OF A PREVIOUS GOVERNMENT BODY, AND WOULD NOT BE DETRIMENTAL TO THE HEALTH AND WELFARE OF THE NEIGHBORHOOD. Vote taken signified ayes by Wuellner, Roseth and Loftus. MOTION CARRIED. MOTION BY ROSETH, SECOND BY WUELLNER, TO ADJOURN THE MEETING. Vote taken signified ayes by Roseth, Wuellner, and Loftus. MOTION CARRIED. Meeting adjourned at 8:50 P.M Hall. Tape of meeting on file at City Horst Graser Director of Planning Rita M. Schewe Recording Secretary PRJ () ;r 22PC" SUBJECT: APPLICANT: SITE ADDRESS: PRESENTER: PUBLIC HEARING: DATE: PLANNING REPORT VARIANCE RENO SINIKAS 16590 SPRING AVENUE SAM LUCAST, ASSOCIATE PLANNER YES X NO SEPTEMBER 3, 1992 SITE ANALYSIS HISTORY /BACKGROUND The Planning Department received an application for variance from Reno Sinikas of 5488 Candy Cove Trail, for Lot 16 Green Heights First Addition, better known as 16590 Spring Street. The subject site is a fifty (50) foot wide, approximately 7180 square foot lot of record, located on the corner of Spring Avenue and Pershing Street. Corner lots are considered to have two (2) front yards and two (2) side yards. The site is under the minimum lot size of 10,000 square feet and requires a variance from that minimum. The applicant requests a 7.2 foot east front, two foot west side yard, and 2820 square foot lot area variance. The variance was continued because of problems presented by an existing drainage pattern. The house placement will alter the pattern and without drainage swales and easements may create problems for abutting residents. The applicant provided an easement to allow the neighbors runoff to cross the subject site and drain into the street. In essence, the drainage problem has been solved and is no longer an issue. PREVIOUS PROPOSALS: There are no previous proposals on record at the City of Prior Lake. PHYSIOGRAPHY• The s 7ect site is basically flat to slightly sloping. It is a continuation of the adjacent landscape with significant mature trees. The lot also contains underbrush and small to medium size volunteer growth. It is heavily wooded. ADJACENT USES: The suu 7ecY is completely surrounded by developed single family subdivisions. Many of the lots contained in these subdivisions are also smaller, substandard lots. Abutting lots contain single family dwellings. 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax(612)447-4245 AN EQUAL OPPODUNRY EMPLOYER Spring Avenue is a short north south cul -de -sac serving approximately five lots including the subject site. Pershing Street is an east west street and part of a local "thru street route." Across Pershing Street, south and east of the site, is a large wetland which is part of a current subdivision proposal. Directly across Spring Avenue to the east is a new single family dwelling and a storm water management pond. EXISTING CONDITIONS: The lot is eavily wooded and contains both significant mature trees and volunteer growth. There is evidence of leaves and other organic materials being dumped on the site. The proposed building location will preserve most of the significant trees on the site. NEIGHBORHOOD ISSUES�IMPACT/CONCERNS Tissues and impacts involve the location of the house. The location as proposed removes the fewest trees, preserves some of the most significant ones, and has the least amount of impervious surface coverage. Tree removal is always an issue in new construction. In discussions with the applicant he stated the driveway could be moved to enter the garage from the south or Pershing Street side, if vehicles impeding traffic on Spring Avenue was an issue. Spring Avenue is a short cul -de -sac with minimal traffic. With this option the surface coverage would increase. Generally speaking the Planning Department is against variances which allow traffic impedance. However, twenty (20) feet is the approximate minimum threshold level for driveway length. The distance from the garage to the front lot line is 19.8 feet according to the survey. Also, an additional three (3) feet of right of way exist prior to reaching the street making the driveway nearly 23 feet long. In addition, the proposed east entry from Spring Street would limit tree removal and impervious surface coverage. Currently the impervious surface coverage ratio is at 298. If the Planning Commission requests a reconfigured design with increased paving, the applicant will presumably have to reapply and have residents renotified because the application would then include an impervious surface coverage ratio variance, too. A drainage swale would also need to be relocated in the southern front yard to facilitate drainage if the driveway is moved. This move may compromise the project. RECOMMENDATION• a Staff recommens approval of a two (2) foot west side, 7.2 foot east front yard variance, and a 2820 square foot lot area variance. The rationale is the lot is unique being both a substandard fifty (50) foot wide lot, and being located on a corner. Hardship was created by the Prior Lake Zoning Ordinance and not the applicant. The site was subdivided in 1957 and annexed into Prior Iake in 1973 from Spring Lake Township. The applicant demonstrated a reasonable development plan, and it is not detrimental to the health and welfare of the community. PID/ .Z ioa - 0:4 .0 CITY OF PRIOR LAtO; APPLICATION FOR VARIANCE RN Existing Use of Property:. Proposed Use of Property:. Legal Descri of Variance Fe Contract Purchase 1 Zoning: Eg- S . g 1 5 D X10 ____fie -cu We /bh7S F AD6l?row Variance Requested:, W 5.,t y �vz� / 7. E , n / S to 1* Z, rl Has the applicant previously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? _Yes ,�<_No What was requested: When: Disposition' Describe the type of improvements propos CPc:7 E_u72Y 140Mv w/ I3c,U G - Hr.AG - SWISSION REQUIRfMENfS (A)Completed application form. (B)Filing fee. (C)Property Survey. (D)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (E)Canplete legal description 6 Property Identification Number (PID). (F)Deed restrictions or private covenants, if applicable. (G)A parcel nap at 1 "- 20' -50' showing: The site development plant buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE APPLICATIONS SHALL BE REVIEWED BY THE PLANNING COMMISSION. To the best of my knowledge the information presented on this fo is correct. In addition, I have read Section 7.6 of the Prior Lake 20 0 which specifies requirements for variance procedures. I agree to pr de inf and follow the procedures as outlined in the Ordinance. Appli is Signature Submitted this day of YUU.Y 19,2 Fee Owners Signature THIS SPACE IS TO BE FILLED OUT BY THE PLANNING DIRBCIOR PLANNING COMMIISSION _ APPROVED _ DENIED DATE OF HEARING CITY COUNCIL APPEAL _ APPROVED a DENIED DATE OF HEARIW, CONDITIONS: Signature of the Planning Director Date Volley Surveying CO. P.A. SI/ ITE 1 20 FR - C , 16670 FRANKLIN TRAIL ANKLIN TRAIL OFFICE CONDOmmupw PRIOR LAKE, MNgNE50TA 55372 TELEPHONE (612,447_2670 33 NdP'lins of Is: at '5 19 - 1 I s om S. Y o � 1 ow N•9E 1S1 4 � M Mo• � 991 .11 : X11- !l��� 1 s ,h WAS y9o.! 1 1 � 1 N Y V• i Vt• � cAi V D L —O � m ;3 1 1.C.ft. NOW 1 900. w 9io.0 S79 16 �� INN 050.49 p oh INR w PERSHI w l.o� St, m w `_ _ ; 07 J of Land Surveyors Planners v Valley Surveying Co., P.A. (612) 447 -2570 August 24, 1992 Easement description prepared for: Mr. Larry Gensmer P. 0. Box 277 Prior Lake, Minnesota 55372 Suite 120C 16670 Franklin Trail S.E. Prior Lake, Minnesota 55372 Re, Utility easements for Lot 16, Green Heights First Addition, Scott Co. Mn. DESCRIPTION: An easement for public utility and drainage purposes over under and across the north 10.00 feet and the west 5.00 feet of the north 87.00 feet of Lot 16, GREEN HEIGHTS FIRST ADDITION, Scott County, Minnesota. Dea tion pr p •ed by: Ronald A . Swanson, Land Surveyor Minnesota Registration No. 10183 file no. 6159 PR, J "VA22PN" NOTICE OF HEARING FOR VARIANCE You are hereby notified that a hearing will be held by the Planning Commission in the Prior Lake Council Chambers at 4629 Dakota Street S.E. on: THURSDAY SEPTEMBER 3, 1992 at 7:35 P.M. PURPOSE OF HEARING: Consider an application for Variance from Reno Sinikas of 5488 Candy Cove Trail, Prior Lake. SUBJECT SITE LOCATION: Lot 16 Green Heights First Addition, better known as 16590 Spring Avenue SE, Prior Lake. REQUESTED ACTION: The applicant is requesting a two (2) foot west side yard, a 7.2 foot front yard, and a 2820 square foot lot area variance to construct a single family dwelling. The required setbacks are ten (10) feet from the side property line and twenty five (25) feet from the front property line. The minimum lot area of a lot in the Shoreland District is 1O square feet. Lots of record with less than 10,000 square feet cannot be built upon without a lot area variance. The applicant is requesting a variance to encroach two (2) feet into the west side yard setback, 7.2 feet into the front yard setback, and build on a 7180 square foot substandard lot of record. If you desire to be heard in reference to this matter, you should attend this meeting. oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: AUGUST 28, 1992 4629 Dakota St. S.E., Prior Cake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 A EQUAL OPPODUN Y E WYER SURVEY PREPARED FOR. LARRY GENSMER co Sox 211 PRIOR LAKE, AIN 55372 nr.:GRlt*rlox: Volley Surveying Co. P. A. M1E 1 20 -C, IMSeO FRANKLIN TRAIL F V RANKLIN TRAIL OFFICE CQNOCAIINMAN MOOR LAKE, MMNESOTA 55372 1 ELEP%4 RE W21 4 47_237O N'19 �n cSi 'Tt ?�$+ \' x ; � an a m a. 53 \ I 11 b I f.d• ewe \ 1 1 a r. 1 � r 1 1 ST. e L PERSH gut 1b, GRFFN HEIGHTS HUT APPMON. Scott Cowty, Mtnnextt O SO SCALE IN FEET O Oo ows I" IapNnm,Ml sae. • Otrotef Mm IMaNMnlvlt /aM. N0TE5: Unotaaat elevatlonv 9,2.42 top nut of ". hydrant at pecakto, Strsst aM spring A.... 929.4 panotes ealstlN{ grads elevaticna on site. L930 11 Denotes pro,oaa finished grade slsntiona ])motes proposed dlrecttm of tiniahed drslnsge Set the garage slab at elevation 971.07 aa� walm Dew+ laa+,yeymR Set the top of block at elevation 931.40 akY H .4 . kcaafa .P:as npwr. 11R baaeav2 floor fa at elevation 928.36 1 Favor AMRI Ow "Am YvA Nef lot srx 7.180 a9asrs race � Wol � 4 dWF LknOeO Ldad Nom, T talear IMP Hen M Der 511Ig of AEIx rb. August 6, 1992 To: Prior Lake Planning Commission FYom: William A. and Patricia J. Richards 3934 Pershing St. SW Prior Lake, MN 55372 Subject: Application for Variance from Reno Sinikas for IDT 16, Green Heights Addition Reference: attached The drainage pattern (indicated by heavy dashed line) will be severely restricted by the currently proposed placement of the house on LOT 16 as indicated by the variance request. The water flow from our neighbors to the north (1) and west (2) moves through our back- yard around the dog kennel and to the east of the garage. Placing the house as proposed will back the water into our yard. In addition, during heavy rainfall, water flowing west to east (3) on Pershing Street rises over the curb and passes into IDT 16 as indicated. This occurs because of the low elevation in that corner of both lots and the in- sufficient drop in elevation of the curb and street. With the proposed placement of the house on IDT 16, we foresee drainage being a problem not only for us but also for the resident on LOT 16. We feel that before going forward with the variance as proposed, the city engineer should take some elevation readings to confirm our above statement. 'flank you. William A. and Patricia J. Richards cc: City Planner Planning Commission Members J. Carver Richards, Attorney at Law August 6, 1992 To: Prior Lake Planning Commission From: William A. and Patricia J. Richards 393 Pershing St. SW Prior Lake, MW 5537 Subject: Application for Variance from Reno Sinikas for IDT 16, Green Heights Addition References attached The drainage pattern (indicated by heavy dashed line) will be severely restricted by the currently proposed placement of the house on IDT 16 as indicated by the variance request. The water flow from our neighbors to the north (1) and west (2) moves through our back- yard around the dog kennel and to the east of the garage. Placing the house as proposed will back the water into our yard. In addition, during heavy rainfall, water flowing west to east (3) on Pershing Street rises over the curb and passes into IDT 16 as indicated. This occurs because of the low elevation in that corner of both lots and the in- sufficient drop in elevation of the curb and street. With the proposed placement of the house on IDT 16, we foresee drainage being a problem not only for us but also for the resident on IDT 16. We feel that before going forward with the variance as proposed, the city engineer should take some elevation readings to confirm our above statement. Thank you. William A. and Patricia J. Richards ces City Planner Planning Commission Members J. Carver Richards, Attorney at taw _1- �mp scskt! pplie .v. e�cttBRDS t —' NOD`S 1 L lo 1 N ...,04q F1 � T r 7:30 P.M. 7:30 P.M. 7:30 P.M. 7:45 P.M. 8:00 P.M. 8:15 P.M. * 8:30 P.M. HERITAGE COMMUNITY 1891 1991 RSSULAR PLANNING COMMISSION MFm'Tnr= AGENDA SEPTEMBER 17, 1992 CALL 70 ORDER REVIEW MINUTES OF PREVIOUS MEETING REARING VARIANCE DrMSION NEARING VARIANCE NEARING VARIANCE NEARING VARIANCE PUBLIC NEARING OUMPRNAENSIVE PLAN AMENDMENT * Indicates a Public Nearing T' TOM REARM JOE MARTIN BRAD LEIN HAROLD BOHLEN STAFF All times stated on the Planning Ccomission Agenda, with the exception of Public Hearings, are approximate and may start later than the scheduled time. 4629 Dakota St. S.E, Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 1 Fax (612) 447 -4245 a PLANNING COMMISSION MINUTES SEPTEMBER 3, 1992 The September 3, 1992, Planning Commission Meeting was called to order by Acting Chairman Arnold at 7:30 P.M. Those present were Commissioners Arnold, Wuellner, Roseth, Associate Planner Sam Lucast, and Secretary Rita Schewe. Commissioner Loftus was absent. ITEM I - REVIEW MINUTES OF PREVIOUS MEETING MOTION BY WUELLNER, SECOND BY ROSETH, TO APPROVE THE MINUTES AS WRITTEN. Vote taken signified ayes by Wuellner, Arnold, and Roseth. MOTION CARRIED. ITEM II - RENO SINIKAS - VARIANCE Reno Sinikas, 5488 Candy Cove Trail, is requesting a 7.2 foot east front yard, 2 foot west side yard, and a 2,820 square foot lot area variance for 16590 Spring Avenue to construct a single family home. Associate Planner Sam Lucast, presented the information as per memo of September 3, 1992. The subject site is a 50 foot wide lot, approximately a 7,180 square foot lot of record, located at the corner of Spring Avenue and Pershing Street. Corner lots are considered to have two front yards and two side yards. A drainage issue was raised earlier by a neighbor, which resulted in the applicant providing an easement to allow the neighbors runoff to cross the subject site and drain into the street. The proposed driveway is located on Spring Avenue and the distance from the garage to the front lot line is 19.8 feet. The ordinance requires 25 feet. If the driveway is moved to Pershing, an additional impervious coverage variance would be needed and additional trees would have to be removed and the drainage Swale would have to be relocated. There is a 3 foot right of way that exists on Spring Avenue thereby making the driveway approximately 23 feet. Staff recommends approval of the requested variances as the lot is a substandard lot and a corner lot. Hardship was created by the Prior Lake Zoning Ordinance and not the applicant. The site was under the jurisdiction of a previous government body. 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 AN EQUAL OPPORTUNRY EMPLOYER PLANNING COk1MISSION MEETING MINUTES SEPTEMBER 3, 1992 PAGE 2 Bill Richar- 3934 Pershing, stated he felt drainage is a problem and that the road was never cut properly and wanted assurance that the lot would never be regraded to change the drainage. Steve Burdick, 16561 Spring Avenue, stated that when he applied for a variance he was not approved for the same type of variance. Mark Rivers, 16581 Spring Avenue, voiced his concern on drainage. Comments from the Commissioners were on; drainage issues, easements, substandard lot, ordinance requirements for corner lots, future actions cannot be foreseen on lot grading, and should rely on engineering knowledge. MOTION BY ROSETH, SECOND BY WUELLNER, TO APPROVE A 7.2 FOOT EAST FRONT YARD, 2 FOOT WEST SIDE YARD, AND A 2,820 SQUARE FOOT LOT AREA VARIANCE FOR 16590 SPRING AVENUE. RATIONALE BEING THE LOT IS A SUBSTANDARD LOT AND A CORNER LOT, HARDSHIP WAS CREATED BY THE PRIOR LAKE ZONING ORDINANCE AND NOT BY THE APPLICANT, THE SITE WAS SUBDIVIDED UNDER THE JURISDICTION OF A PREVIOUS GOVERNMENT BODY, THE APPLICANT HAS DEMONSTRATED A REASONABLE DEVELOPMENT PLAN, AND IT WOULD NOT BE DETRIMENTAL TO THE HEALTH AND WELFARE OF THE NEIGHBORHOOD. Vote taken signified ayes by Roseth, Wuellner, and Arnold. MOTION CARRIED. MOTION BY ROSETH, SECOND BY WUELLNER, TO ADJOURN MEETING. Vote taken signified ayes by Roseth, Wuellner and Arnold. MOTION CARRIED. Meeting adjourned at 8:11 P.M. Tape of meeting on file at City Hall. Sam Lucast Rita M. Schewe Associate Planner Recording Secretary PRI t �rx.N, a so/ "VA17C1" (VA9117) i N'• DATE: 9 -17 -92 TO: PRIOR LAKE PLANNING COMMISS N' FROM: SAM LUCAST, ASSOCIATE P RE: VARIANCE 91 -17 TOM KEARNE E E E SION REQUEST Tom Kearney, requested and received variances to construct a new single family dwelling at 6424 Conroy Street in October 1991. He has not been able to sell his existing house which would enable him to begin construction of the nea house. The amended application and report is attached for your viewing. Variances are granted for a period of one year. Previously, the Planning Commission has granted extensions of twelve months in cases where the circumstances of the variance have not changed. These circumstances have not changed and it would serve no purpose for the applicant to go through the variance process a second time. Therefore, Staff recommends a twelve month extension of the variance 91 -17 granted October 17, 1992. 4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 AN EQUAL OPPORrUNrrY DeUYYER Vk 11 _ 7 1 PIDt_ - :+ ao ri -o CITY OF PRIOR LAKE APPLICATION FOR VARIANM Applicant: 'r'kon,r;s Al kE)4:ewE`I Home Phone: 4V1 = 83f - 0 Address: 5 1090 M.C.11 Or SAVA&F M. J rr3 Phone; 4V3'-000v Property Omer: - r] o .,AS n. KE1+1e,uEY Hone P)rne: yYr- g�s,-o Address: 4c90 M Ca11 Or SAV W.N 0 76 Work Phone: vv;- 000y Type of Ownership: F 2S Contract Purchase Agreement Consultant /Contractor: r M. Ko+cNEt Phone: VvJ'- 0001L_ Existing Use of Property: 5Bxksok AA- "P-IA) Present Zoning:' -i Proposed Use of Property:— SIAJbIE FN A..LY hlO w.E Legal Description of Variance Site: Lur y9 Awn Elam w*,,x v cor YES Go,..ewr B.sy Variance Requested- 6 4, + ol 9J£ to r c 6ac r4.xe twsrs ;,u a vs. i 4.wsk l437 �a ; „�.�... /,” S ;sue Has the applicant previously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? _Yes x No What was requested: When: — - Disposition: Describe the type of inprwanents proposed: Svoco A Nsa 51u i& ft kaa.s S(JBMISSION EMUIRII9ENTS (A)Canpleted application form. (B)Filing fee (C)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (D)Complete legal description & Property Identification Nurtber (PID) . (E)Deed restrictions or private covenants, if applicable. (F)A parcel map at 1"- 20' -50' showing: The site development plan, buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE APPLICATIONS SHALL, BE REVIEWED BY THE PLANNING COMMISSION. To the best of my knowledge the information presented on this form is correct. In addition, i have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies requirements for variance procedures. I agree to provide information and follow the procedures as outlined in the Ordinance. ./ & Applicants Signature Submitted this day of '�' �r•�• 19 = Fee ( Owners Signature C THIS SPACE IS TO BE FILLED OVT BY THE PLANNING DIRECTOR PLANNING COMMISSION X AM WED _ DENIED 9/ DATE OF HEARING CITY COUNCIL APPEAL _ APF"ED DENIED LATE OF HEARING c mamrmrnwc. 6.5 - �� „avo.r< t�/ lo# Co.c:,,,e. „�.> � L` <st` s;-lr yd. Date Pxs�� HERITAGE COMMUNITY 4K7J.' Y1_ a 1 i y 1891 1991 20 :J T "VA17PR" PLANNING REPORT SUBJECT: VARIANCE APPLICANT: THOMAS KEARNEY SITE ADDRESS: 6424 CONROY STREET PRESENTER: SAM LUCAST, ASSOCIATE CITY PLANNER PUBLIC HEARING: YES X NO DATE: OCTOBER 17, 1991 SITE ANALYSIS HISTORY /BACP.GROUND: The The Planning Department received a variance application from Thomas Kearney of 9090 McColl Drive, Savage. Mr Kearney proposes to remove the existing cabin, and deck to construct a single family dwelling with attached garage. See attached survey for details. The applicant requests the Planning Commission grant a four (4) percent maximum lot coverage variance, a one and one half (1.5) foot front yard variance, a two and one half (2.5) foot east side yard variance, and a forty -five and seven tenths (45.7) foot Lakeshore variance to allow the construction of the dwelling as proposed. The requested east side yard and Lakeshore variances are less the existing setbacks. PREVIOUS PROPOSALS: In 1985 an Administrative Lot Split added one half of lot 48 to the subject site. PHYSIOGRAPHY• The area was platted in the 1920's and consists of extremely small lots. Conroy Street is a twenty three (23) foot wide gravel road which provides access to the lakeshore property. The subject site occupies one and one half (1.5) lots and contains just 5573 square feet of area according to the submitted survey. The lot is just over ninety (90) feet deep and seventy four (74) feet wide at the widest point adjacent to the platted driveway. Homes in the area use retaining walls to accommodate construction in close proximity to the lakeshore. ADJACENT USES: The adjacent uses are fully developed with single family dwellings and older cabins. The property to the north across Conroy Street contains a wetland and is not developed. The lots in Conroy's Bay are considered substandard by current Zoning code requirements. Current setback requirements would render the subject site non - buildable because of the shallow lot depth. 4629 Dakota St. S.E.. Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 4474245 DEVELOPMENT SUMMARY: The subject site consists of 5573 square feet zoned R -1 SD, Urban Residential Shoreland District. The Lakeshore setback requirement is seventy five (75) feet, side yards ten (10) feet, and the front yard setback is twenty five (25) feet. The maximum allowable coverage is thirty (30) percent within the Shoreland District. The applicant is requesting approval of a four (4) percent coverage variance, 45.7 foot Lakeshore setback variance, a one and one half (1.5) foot front yard variance, and a two and one half (2.5) foot east side yard variance. The applicant plans to demolish the existing cabin and build a single family dwelling with an attached tuck under garage. The requested variances on the east side yard and Lakeshore are less than the existing setbacks. RECOMMENDAT The recomme�tion from staff is to approve the requested variances. Verbal comment from Pat Lynch, Minnesota Department of Natural Resources, is in favor of granting the variance. The proposed structure location is farther from the Lakeshore and side yards than the existing structure. The hardship in this case is not caused by the applicant, but rather the result of higher City standards for lakeshore development. The cabin was constructed under the jurisdiction of either Glendale Township or Scott County during the 1940's. The property has been assessed for sewer and water service. If the current Zoning Codes were applied there would not be a building envelope available. The applicant purchased one half of the westerly lot to increase the size of the subject site. The development pattern in this neighborhood has been established, as is being requested in this application, at similar setback distances. The variance as requested is not detrimental to the health, safety, and welfare of the community and would observe the spirit and intent of the Ordinance. SKETCH PKPARED FOR T.M. KEARNEY CONST Valley Surveying Co., P.A. 9090 WCOLL OWE SUM 120 -C . 16610 FUM[LIM T1u1L SAVAGE, MN 55318 FRANKLIN TRAIL OFFICE CONDOMINIUM P11IOR LAKE, MINNESOTA 33372 rELEPgNE f612) "?.2M ro go fl to / / ' / 51pE Q EP - p itµ /' o 4 yen: . P' .e i% o ft ri• L . Lor - orewf aer. he•r Ce.rr, 5Mt tort et Iet O. 'OS -S PT,• stett bent'. PinMeete lyl. ..... ,1, et tM wlwinq A .11mmA line. tepee /.y Y N 9elnt m tM P 1 Ilse of eelN lee NA, 6istent n.m feet nert4 ssterly M tNe teetleeet eetNr Of w16 tot 451 t6eno eeette sterly to a pint q tN southerly LLb et alb tot ee, 6letr.t 10.00 feet IattMNeteriy of tue eeetleea mreer "d t1,T" teeilnetle9. O® 1ler.eT .mfr NM r rea.w o.sees �. �i.w�e�tenlieMer SCALE N FEET NeV /Y 21IM1 i eiswn 0 .o `larwseew 4 LssY IOAf 5Aer1 T.. 9_..Y.'r L4nee Me. 1016) • bwY N�eeee�Nee +r.l\ t'5 • oaee PK. 1146ee Rt Ae 11002 100r-mot- /y It , t' � tfj '\ "VA27PC" SUBJECT: APPLICANT: SITE ADDRESS: PRESENTER: PUBLIC HEARING: DATE: PLANNING REPORT FRONT YARD VARIANCE JOE MARTIN 3234 KENT STREET SAM LUCAST, ASSOCIATE PLANNER YES X NO SEPTEMBER 17, 1992 SITE ANALYSIS HIS 3oa Mart n submitted an application for a fourteen (14) foot front yard variance to build a 28' X 28' detached garage. The subject site is the combination of three lots and a portion of a vacated alley totalling 22,630 square feet abutting Prior Lake and the public access. PREVIOUS PROPOSALS: T e app can as no previous proposals, regarding the subject site, on record at City Hall. PHYSIOGRAPHY: e o s opes toward the lake from the rear of the house and the east and west property lines. A natural drainage way exists through the center of the lot down to the lake. Fruit trees are located close to the vacated alley. Additional trees abut the deck and property lines leaving the main portion of the lot open. ADJACENT USES: Directly north and east of the site is the DNR public boat access and parking lot. On street parking is permitted by the access, but not on the adjacent residential streets. To the south and west of the subject site are single family residential subdivisions. EXISTING CONDITIONS: The s a 7ec s e is in a fully developed area served with city water nd sewer. The entire lot is sodded and has a privacy fence on the public access side of the lot. There is access to Prior lake from the applicant's property. Drainage appears to be contained within easements and flows to the street and lake. The applicant stores boat and snowmobile trailers in the rear yard. 4629 Dakota St SE, Prior lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax(612)4474245 AN EQUAL OPPORNNRY EMPLOYER NEIGHBORHOOD ISSUES /IMPACT ONCERNS T��o�is enough /C o accommodate the proposal without coverage ratio variances or setback variances. However, when the garage is located to meet setbacks it becomes more visible from the lake, the view from the deck to the lake is diminished, and trees will be removed. The main reason for requesting the variance is the hardship in constructing at the setback lines. Because the lot slopes toward the lake it would require approximately seven or eight feet of fill to construct a building pad for the garage. Whether fill is brought in for a pad or additional courses of block are laid and then filled, the cost of construction rises significantly. Two construction alternatives unfold, both raising construction costs. One plan includes filling an area for the building envelope with dirt, constructing the foundation on the fill and pouring the floor on top of the fill. The fill must be extended beyond the building footprint to minimize the degree of slope. This extension would alter drainage patterns and not be aesthetically pleasing. The second alternative calls for the extra height to be made up with concrete blocks reinforced with steel rods and filled with concrete. The interior of the structure is then filled with dirt to the desired level where the garage floor would be poured. The development proposal is a reasonable request given the abutting use of the Public Access. The garage access will be from the existing Rent Street driveway. There will be no entrance on the Dewitte Avenue side of the property. The primary consideration for a front yard variance on a garage is the room for parking. In this case there will be no access from the east side ( Dewitte Avenue) and therefore no parking to cause Y Even with the addition of a garage and driveway, there is no need for a impervious surface coverage variance. The situation is unique with the corner lot and the abutting use. It is an appropriate use for a detached structure. The garage, presumably, would not be very visible from the street because of the topography, landscaping, and the existing fence. RECOMMENDATION• Staff recommends approval of a fourteen foot east front yard variance for construction of a 28 x 28' detached garage. The hardship is not caused by the applicant, it is a result of the existing topography. Placing the structure at setbacks would require the removal of trees and significant extra expense for filling the site to create a building pad. Rationale includes it is a reasonable request and an appropriate use considering the abutting use, a public access. It also does not affect the health, safety, or welfare of the adjacent area. A condition of the variance is the garage door must. face south and there not be any access from the east ( Dewitte Avenue) side. VAHJ- ,7 ti i sJ PIDt ..tS -tit CITY OF PRIOR LAKE APPLICATION FOR VARIANCE Applicant: : QE rue - 17 ' i Home Phone: Yy0 -.S Address: le KEn/f -, J• EM work Phone: S9er Property Gwnec: And Home Phone: Address: Dbrk Phone: Type of Ownership: F Contract Purchase Agreenen Consultant /Contractor: Phone: Existing Use n - Stg of Property: ��5 "fT;A� - 5 Fv Present Zoning: StDZA'f? Proposed Use F I of Property: l�d�E.Srx7 �SiCIG ia� Legal Description _ p of Variance Site: 1)a S+y2JF_ L r(s 3ge'9 ! O /L/ Btk�q y Variance Has the applicant previously "sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? _Yes _J What was requested: When• Disposition• Describe the type of improvements proposed: J)(A_(,onKGE �Od - ,)N 2 ',.5 SUBMISSION REOUIREMENTS (A)Completed application form. (B)Filing fee. (C)Property Survey. (D)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (E)Complete legal description 6 Property Identification* umber (PID). (F)Deed restrictions or private covenants, if applicable. (G)A parcel map at V- 20' -50' showing: The site development plan, buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE APPLICATIONS SHALL BE REVIEWED BY THE PLANNING COP@IISSION. To the best of my knowledge the information presented on this form is correct. In addition, I have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies requirements for variance procedures. I agree to provide information and follow the procedures as outlined in the Ordinance. ` Submitted this ZLday of G:6t19�J Applicant ignature S,; nF_ Fee Owners Signature THIS SPACE IS TO BE FILLED OUT BY THE PLANNING DIRWIOR PLANNING DOMISSION _ APPROVED _ DENIED DATE OF HEARING CITY COUNCIL. APPEAL e APPROVED _ DENIED DATE OF HEARING �NDITICRY� Signature of the Planning Director Date [ I A 01 , 011, . ar KENT STREET k, wwm.t dte w •tlia:dly t/z of tn• .ctl•tl Mlot thatoot, oltua4 N Scott County, - -- y lab Zarrii•. 6anVtLY LA•n[raa Lut tl••u[i6q la: a! Let 4. nla, 29, s"", loa• uan•it•: ren •laa t•• a tha It ••ta alm a tn• ants of 16.00 rat to tno •auW !iu• of wt aaflattae b tha Sort of a •,ylo of 30 tliot•ao at a l «t an or for to tn• ud that poet of to all., lYlly hat. tn• .at 11.00 a lot •. to W •ootn 1[a of nape. W 3 O ! ww 7 • .• • W i a i e LU W 3 O ! ww 7 L -J� 9 "VA27PN" NOTICE OF HEARING FOR VARIANCE You are hereby notified that a hearing will be held by the Planning Commission in the Prior Lake council Chambers at 4629 Dakota Street S.E. on: THURSDAY SEPTEMBER 17, 1992 at 7_45 P.M. PURPOSE OF HEARING: To consider a front yard variance request from Joe Martin to construct a detached 28' x 28 garage. SUBJECT SITE LOCATION: The subject site is Lots 3 and 4, part of Lot 1, and part of the vacated alley Block 29 Spring Lake Townsite. It is more commonly known as 3234 Kent Street. REQUESTED ACTION: encroach into the twenty five (25) foot front yard setback to build the proposed garage. The garage is proposed to be located eleven (11) feet from the east front yard property line. Corner lots have two (2) front yards and two (2) side yards, but no back yards. The access is planned from the existing driveway. See attached survey for reference. Detached garages are allowed in residential areas provided they do not exceed 832 square feet or the coverage ratio of the principal structure, whichever is less. If you desire to be heard in reference to this matter, you should attend this meeting. oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: September 11, 1992 4629 Dakota St. Sf_ Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax(612)447-4245 AN EQUAL OPPORTUNnY D&LOYER "VA28PC" PLANNING REPORT SUBJECT: VARIANCE APPLICANT: BRAD AND MICHELE LEIN SITE ADDRESS: 3852 PERSHING STREET PRESENTER: SAM LUCAST, ASSOCIATE PLANNER PUBLIC HEARING: YES X NO DATE: SEPTEMBER 17, 1992 SITE ANALYSIS HISTORY /BACKGROUND �c e e Lein su m tted a variance request to construct a 14' x 24 home addition. The request is for an eleven (11) percent lot coverage variance, seven and one half (7.5) foot front yard, and one (1) foot east side yard variance. The subject site is a 55 x 150 substandard lot of record, containing over 8,300 square feet of area. PREVIOUS PROPOSALS: The applicant constructed a deck in 1987. PHYSIOGRAPHY: The s ec site is basically the same elevation from side to side. However, it slopes from the north to the south almost enough to be classified as steep. Drainage is directed towrd the swales and into the street. ADJACENT USES: Singe am y residential subdivisions are located to the north, east, and west of the site. The proposed Westbury Ponds subdivision is across Pershing Street to the south. EXISTING CONDITIONS: T '! applicants share a portion of their driveway with the neighbor to the west. The applicants park their cars on the western portion of the subject site on a bituminous surface which crosses the property line. Currently the applicant has no garage, but has room in the rear yard for a detached garage. The addition has no affect on garage location. There are several significant trees in the rear yard. Two trees within the proposed building envelope will be moved off site. The applicant stated they will replace those moved trees and add 4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245 AN EQUAL OPPOMUCaTY EMPLOYER additional landscaping for privacy and aesthetics. Tree replacement may be a condition of the variance being granted. NEIGHBORHOOD ISSUES IMPACT CONCERNS T e area was p at a In a 1920's and contains nearly all substandard lots of record. Variances are granted because of the hardship associated with new construction on a substandard lot. It is even more difficult to add on to an existing house on a substandard lot without a variance. The applicant purchased the house after construction began. It is Staff's understanding they wish to add on space for a living room, dining room, bedroom, and mud room / entry. The rooms can realistically only be added to the front of the house because the bedrooms are in the rear of the house. Also, the topography raises construction costs significantly for an addition on the rear of the house. The slope would require much excavation and an addition in the rear may affect the placement of a future garage. The house is set farther back than the minimum twenty five foot setback. This allows some expansion without a variance. However that amount would not provide the needed amount of living space to offset the cost of construction. The large impervious surface coverage variance is for the surface installed prior to the adoption of Shoreland Management. The proposed addition adds 336 square feet of coverage. When compared to the existing surface coverage of just over 3000 square feet, the addition is minimal. RECOMMENDATION: Staff reco approval of a 7.5' front yard, 1' foot east side yard, and 11 3 lot coverage ratio variance. The hardship is the substandard lot, the placement of the house on the lot, and the topography. The request is reasonable when investigating the site topography and house placement. Granting the variance would not be detrimental to the he safety, or welfare of the community. Precedence is established in surrounding subdivisions platted in the early 1900's where development is close to property lines because of small lot sizes. e' - 7-+: VAY2L- Applicant• r C1 Address:— IN Property Owner• Address: IA, k-- Type of Ownership: F Consultant/Contractor Existing Use of Property :. Legal Descri• of Variance PIDi a5_0 - 0 - -r CITY OF PRIOR LAKE APPLICATION FOR VARIANCE a Ail i C'!1 e!e L P (1 Rome Phone: 44 -7 - 01 9 a rS in . t _ W Work Phone: yl 7' Y Arl ) ne: Work Phone: ee Contract Purchase Agreement Lot 3 Zoning: 91-54 sic n Has the applicant previously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? Yes _?! What was requested: When: Disposition: b 0 SUBMISSION RBOOIREMENIS (A)Completed application form. (B)Filing fee. (C)Property Suvey indicating the proposed development in relation to property lines and/or ordinary - high -water mark) proposed building elevations and drainage plan. (D)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (E)Complete legal description 6 Property Identification ldmiber (PID) . (F)Deed restrictions or private covenants, if applicable. (G)A parcel map at 1 20' -50' showing: The site development plan, buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE APPLICATIONS SHALL BE ACCEPTED AND REVIEWED BY THE PLANNING OONNISSION. To the best of my knowledge the information presented on this form is correct. In addition, I have read Section 7.6 of the Prior Lake zoning Ordinance which specifies requirements for variance procedures. I agree to provide information and follow the procedures as outlined in the Ordinance. `Lp-�C' s2 licants Signature Submitted this I day of 5P t 1991 y l . f L� �G7P& Fee Owners Signature THIS SPACE IS TO BE FILLED OUT BY THE PLANNING DIRECTOR PLANNING COMMISSION _ APPROVED _ DENIED DATE OF HEARING CITY COUNCIL APPEAL _ APPROVED _ DENIED DATE OF HEARIM CONDITIONS• Signature of the Planning Director Date - m;l in tree 10 ,�) �s 3� O ul) ul) N 2too C3 LikiaN H OUSE 2*00 4I5. I DECK 10 .,�5� SOU THWEST S TREET PE�SHING "VA28PN" NOTICE OF AR HEING FOR VARIANCE You are hereby notified that a hearing will be held by the Planning commission in the Prior Lake Council Chambers at 4629 Dakota Street S.E. on: THURSDAY SEPTEMBER 17, 1992 at 8:00 P.N. PURPOSE OF HEARING: To consider a seven (7) foot front yard, one (1) foot side yard, and an eleven (11) percent lot coverage variance request from Brad Lein for a 14' x 24' addition to the existing house. SUBJECT SITE LOCATION: The subject site is Lot 35 Green Heights, more commonly known as 3852 Pershing Street. REQUESTED ACTION: The applicant is requesting to encroach 7' into the 25' front yard setback, 1' into the 10' side yard setback, and cover an additional 11% of the lot with impervious surface beyond the 30% allowed by the Zoning Ordinance in the Shoreland District. See attached survey for reference to the variance application. If you desire to be heard in reference to this matter, you should attend this meeting. Oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: September 11, 1992 4629 Dakota SL SE., Prior lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 4474245 AN EQUAL OPPORTUNrrY EMPLOYER /� Pk, "VA26PC" PLANNING REPORT SUBJECT: VARIANCE APPLICATION APPLICANT: HAROLD BOHLEN SITE ADDRESS: 26 ACRES WITHIN SW 1/4, SW1 /4 OF NE 1/4 SECTION 23. PRESENTER: HORST GRASER, DIRECTOR OF PLANNING PUBLIC HEARING: YES X NO DATE: SEPTEMBER 17, 1992 The Planning Department received a variance application from Mr. Harold Bohlen of 13380 Hickory Avenue, Prior Lake. The application requests a variance from Section 5- 4 -1(N) of the Prior Lake City Code which restricts housing density in the "Agricultural Conservation Districts located in the rural service areas defined in the Prior Lake Comprehensive Plan, to four (4) dwellings per each quarter /quarter section ". The applicant requests a variance from lot size standards of Section 5 -4 -1, Conservation Districts which require a minimum 10 acre lot size and a variance from lot size standards of Section 5 -8 -3 Shoreland District which requires a minimum 2 acre lot size for property located within the shoreland district of an unsewered, natural environment lake (Pike Lake). The proposal is to create 5 lots, 4 of which are proposed to be developed with single family dwellings. The applicant should file a new or amended application specifically citing the sections of the code he is requesting a deviation. The subject site is currently vacant. EXISTING CONDITIONS: The s ject s to is located in the SW 1/4 of the SW 1/4 of the NE 1/4 of Section 23. The quarter /quarter section contains part of the plat of Titus 1st Addition, which was annexed into Prior Lake. The Zoning Ordinance and Comprehensive Plan define a maximum rxsidential density of 4 units per quarter /quarter section in the rural service area. Each lot of record is subject to a building permit. Due to the grandfather status of the existing lots of record, the density of the quarter /quarter section will be 7 units. The applicant received a building permit for the subject lot of record in 1976. The current 26 acre subject site was then separated from the 2 acre building site. The current application requests 4 additional building permits for a parcel that is not a lot of record and which was divided by the applicant after adoption of the rural density regulation of the Zoning Code in the City of Prior Lake. The zoning of the subject tract is R -1 Residential, C -1 Conservation and S -D Shoreland District. The minimum lot size in a C -1 zone is 10 acres and 2 acres in a Shoreland District. The property is currently planted with alfalfa. 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 4474245 AN EQUAL OP ORTUNrrY EWLMIR PLANNING CONSIDERATIONS: T ere ave een t ree previous applications to increase density within the Rural Service Area, two of which have been denied. The Planning Commission determined in 1987, that DuWade Harris of 15220 Howard Lake Road, failed to demonstrate that hardship existed to grant a variance to increase density and that the request was inconsistent with the Comprehensive Plan. A similar finding was made for a separate property owned by Mr. Harris in 1980. The two previous applications demonstrate a clear precedence for denial of applications that seek to increase residential density within the rural service area. A third recent application for William Henning was denied at the Planning Commission level, for lack of a consensus vote, then approved by the City Council accordincj to 9 findings of fact used to justify the granting of one additional building permit to the site. DISCUSSION: In the Henning Variance application, the City Council found that under certain conditions rural density may be increased to promote fairness and equity and yet maintain consistency with the comprehensive plan. It Is not the Council's intent to increase the density around previously approved urban islands of development in rural districts. The Council was very careful in the rational used to justify the Henning variance so as not to establish a precedence inconsistent with plan policy. The review of this variance should be based on the facts as determined by the Council in the Henning variance. The facts as recorded in the City Council minutes on August 17, 1992 are as follows: 1. The majority of the subject quarter /quarter section and immediate area was previously platted into 2 to 3 acre lots under the jurisdiction of Eagle Creek Township. 2. As a result of the previous platting, the subject quarter /quarter section is urban in character and zoned R -1 single family residential to reflect the higher urban density. 3. The subject site consists of 15 acres. The subject site is a residual piece of previously urbanized property, surrounded by higher density, is urban in character and abuts the City of Shakopee. The City of Shakopee provides for a greater density in their rural service area. The lot size is consistent with the 4 per 40 acres concept found in the Comprehensive Plan. The location of the home on the subject site will benefit future redivision. The neighborhood is supportive of the variance based on testimony received on August 3. 8. Under the circumstances it is a reasonable deviation of Prior Lake's Zoning Law, promotes fairness and equity and is not contrary to the general health and welfare of the community. 9. The applicant has agreed to execute and record an Agreement restricting further issuance of building permits on the subject site until serviced by sewer and water. These nine factors define hardship and uniqueness when considering a deviation from the rural density. By way of comparison the following issues are raised. 1. The subject site has never been platted and existed as a single parcel at the time of annexation from Eagle Creek Township. 2. Both quarter /quarter sections in which the subject site is located have platted property and is considered to have a urban type density. 3. This site consists of 26 acres. However, a building permit had been issued to Mr. Bohlen in 1976 when the minimum lot size was 10 acres and 500 feet of frontage on a public road. Mr. Bohlen later divided the 2 acre tract from the larger site for his homesite. 4. The subject site does not abut Shakopee and is not surrounded by higher density. The land to the south is in an agricultural preserve and actively farmed. 5. One building permit for the entire site would be consistent with the 4 per 40 acre objective of the comprehensive plan but not 4 as requested. 6. If the parcels as proposed indicate the general location of future structures, a further analysis is required to make a determination if there is a benefit. The greatest benefit to future redivision is not to issue a building permit. 7. The neighborhood may or may not be supportive, it is unknown at this time. S. If items 1 -7 hold true then this application would also be as consistent with the general health and welfare of the community. 9. The owner may or may not agree to restrict further building on the entire subject property. RECOMMENDATION• This application and the Henning variance have common elements if this application had requested one building permit versus four. The Council action was intended to provide some relief to large tracts of land in quarter /quarter sections with existing urban density. Had the implementation strategy been 10 acre minimum lots than the subject site could have two building permits or one in addition to the one issued in 1976. Under no circumstances should the applicant receive four building permits as requested. Although there may be justification to grant one if the applicant is willing to have it issued to the entire 26 acres. The action depends on Planning Commission comparison of facts. o a PID* .23�— 13 D / J1 9 Type of Ownership: F Consultant/Contractor _Home Phone: -5 _work Phone: S' _Sane Phone: Work Phone: Purchase Agreement Existing Use ' of Property: 1 -12 Present Zoning Legal Description of Variance Site: Variance Requested: Has the applicant previously sought to plat, rezone, obtain a variance or conditional use permit on the subject site or any part of it? Yes _,Y_—ND What was requested: When: Disposition: Describe the type of improvements proposed: SUBMISSION RBDUIRMWS (A)Completed application form. (B)Filing fee. (C)Property Survey indicating the proposed development in relation to property lines and/or ordinary - high - water mark; proposed building elevations and drainage plan. (D)Certified from abstract firm, names and addresses of property owners within 100 feet of the exterior boundaries of the subject property. (E)Complete legal description a Property Identification Number (PID) . (F)Deed restrictions or private covenants, if applicable. (G)A parcel map at 1"- 20' -50' showing: The site development plan, buildings: parking, loading, access, surface drainage, landscaping and utility service. ONLY COMPLETE APPLICATIONS S LL BE ACCEPTED AND REVIEWED BY ME PLANNING OCIMUSSION. Th the best of my knowledge the information presented on this form is correct. In addition, I have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies requirements for variance procedures. I agree to prom de information and follow the procedures as outlined in the Ordinance. /7 '9e�7 Q f/J qq nyyaaaauw uay wac Submitted this.�day of 19L2 e Diffiers Signature THIS SPACE IS TO BE FILLED OUT BY THE PLANNING DIRECTOR PLANNING COMiISSION _ APPRWED _ DENIED DATE OF HEARING CITY COUNCIL APPEAL APPROVED _ DENIED DATE OF SEARING CONDITIONS: Signature of the Planning Director Date August 26, 1992 City of Prior Lake Director of Planning 4629 Dakota St. SE Prior Lake, MN 55372 Attention: Mr. Horst Graser The applicants, Harold & Judy Bohlen, hereby request a variance on the 8 acres lying east of Pike Lake Trail in the SW 1/4 of SW 1/4 of the NE 1/4 of Section 23, out of the 26 acres now owned by Harold & Judy Bohlen, to create four 1.85 to 2.15 acre building sites, as shown in (Mxhibit "A "). The size of these parcels are in accordance and conpatable with the existing home sites to the north in the Titus Addition. This property was previously under the jurisdiction of Eagle Creek Township, and upon becoming under the jurisdiction of Prior Lake, the R -1 zoning was applied on this property due to the higher density of residential sites bordering the north line of this property. According to this zoning, 23 sites could be platted as sham in (exhibit "B "), sites sizes of compatable area of the Titus Addition. Zoning on this property is R -1 Suburban Residential and according to the Zoning Ordinance, the property could be divided into 10,000 square foot lots with 80 foot widths if sewer is available. Sewer is available according to the attached letter, dated August 4, 1975, (see exhibit "C "), with the sewer stubbed into the southwest corner of this property, (see exhibit "D "). However, applicants are seeking a variance for four 1.85 to 2.15 acre building sites without sewer, unless the City intends to seek permission from the Metropolitan Waste Control Commission to hookup. Said parcels would exceed the residential requirement for Agricultural zoning of 1 acre. The west side of this property has 660 feet of frontage on Pike Lake Trail, allowing each parcel 152.5 feet of frontage an a public road, and allow an easement for a public road to serve the 20 acres to the east for future use. The adjacent property on the north contains lots consisting in size of 1+ to 4+ acres per lot. The south property line has a natural buffer in N S P's power line easement and abuts the Vierling farm which is zoned Agriculture and is currently in preserve status. Concerning this request for a variance, according to the Zoning Standards, we feel we have met the specified requirements; 1. Literal enforcement of the ordinance would result in creating a vacuum around this property, which is already zoned as residential property and has not been farmed in twenty years or so, to hold in suspension until such time as the property to the south is removed from its present preserve status, which if and when either the City or the owner would choose to remove the preserve status, that property would remain in preserve status for 8 more years. 2. circumstances unique to this property is it is situated in an area of the most northern portion of Prior Lake, abutting a higher density area, is situated in the only area in the City of Prior Lake that is zoned R -1 that is not contiguous with existing R -1 zoning and or planned expansion and is surrounded by natural boundaries on all four sides. 3. This is a residual piece of property that was previously under the jurisdiction of Eagle creek Township before becoming under the control of the City of Prior Lake. The City zoned this property R -1 along with the properties in the immediate area, but restricting the intended use of further residential properties when all other conditions are available. 4. The variance observes the intent of the ordinance, produces justice and serves the public interest as rezoning is not required, (the property is already zoned R -1), is totally isolated by natural buffers, is in total compatability with the surrounding area, is a good and reasonable use of the property and would not set a presedence for other properties. In summary, this property is isolated in a higher density area with natural buffer areas on all sides, zoned R -1, has sewer available and has 660 feet of frontage on public roads. In the alternative, if the Planning Commission is unable to approve the above variance, we seek to submit an alternate plan consisting of two 4 acre parcels, (see exhibit "E "), for same reasons as stated above. sincerely, Harold & Judy Bohlen BLO � f n f E f _WiWi E. .. y .. e BLOCK 2 y 9 a • ! • i atA� ytA� �e It i / NAc /,NAc f wmr • �G J Bl0 K ! GNIa'^ G /IA- E /•4++A° \� I • IOMe p , -plx a f�Ea n1 �� .• JI ( The South half of the South half vthwest Quartet of the Northeast Quarter (S 1/2 of S 1/2 of SW 1/4 c,_ ... 1/., DOCEP1' all that land lying West of the T,,Ihfp Poad in the South hat of the South half of the Southwest •quarter of the Northeast QElarter (S 1/2 of S 1/2 of SW 1/4 of NE 1/4), all in Section 23, 'lbwmhip 115, Range 22, Soott County, MIUMK nta. aura a sfll••n 22 \ 9 � BLO kI K 3 \ 1.7A4 /yA` z POND 10 L. ,.SO Omen ous. 13 - - -- -�, - - �— B >l /en1 A ces h ;yas • � I 1 el 1 EXfi / b It "A" I Sf Aje s eF ttie �G R��P n NpµSINDµE ' 9 i � K a BLO K 3 r ' \ 4 i /. /rAC POND ID 1 ,z7Xh/�6i7 "B11 C .7 � L w.110L0 .ORLY T 1 ,z7Xh/�6i7 "B11 CITY OF PRIOR LAKE, MINNESOTA 55372 August 4, 1975 Dear Property Owner: The Prior Lake Interceptor is proposed to be in- stalled in your area this year. Arrangements will be made with the Metropolitan Sewer Board to provide you with sewer service. Enclosed are plans showing the routing of the Inter- ceptor adjacent to your property. Consult your plumber to determine the best location for your service and indicate this location in relation to your property corners on the attached drawing. This drawing should be returned to the office of Israelson E Associates, 9100 West Bloomington Freeway, Suite 185, Bloomington, I4N 55431, the consulting engineers for the City, as soon as possible as construction is scheduled to start in the near future. An envelope with the address is also enclosed. If more information is required, please call Naeem Qureshi at 884 -5371. Yours truly, Michael A. McGuire City Administrator THE CENTER OF LAKE COUNTRY IA I 416 A CM *41 al C, r k 4 4 .- . ' - 7 7, L AF)(,4 f A6/t "D tip aLd u ,w • io • _ _WTLOT • , �_ �n•, • v5 vow. a ee.a �• I n OLO x t a • a • , T • /•Tk NAB * -A , z.q� 1f +- Ar- . .,.•,. The South half of the South half of the Southwest Quarter of the Northeast Quarter (S 1/2 of S 1/2 of SW 1/4 of NE 1/4) EMEPT all that land lying West r [[ i / ,• of the Township Road in the South half of the South half of. the Southwest LXi{ /p/ / •E of of the Northeast Quarter (S 1/2 of S 1/2 of SW 1/4 of HE 1/4), all in Section 23, Township 2.15, Range 22, Scott Canty, Minnesota. m NV, m ON, MI A N 112 SEC. 23 T. 115 R. 22 F ]] • 1 i z u I 0 1 I 1 „ a s 1 I Bo. SW 1/4 OE SW 1/4I . c y d x. N �8 AC,—:5 N 112 SEC. 23 T. 115 R. 22 L' 0 \o tnw ♦� ♦ SMC A/../c � �/ � - �.__... S \�JS i7wA '• 'Air � 69sw. T September 4, 1992 Pat Lynch Department of Natural Resources 1200 Warner Road St. Paul, MN 55106 - Dear Pat, The enclosed information is in regard to a proposed rural subdivision, part of which is within within the Shoreland District of Pike Lal;e. The subject site is legally described as attached. A cop of the variance application and area map indicating the subject site location are enclosed. The applicant wishes to divide 26 acres of land into five parcels as indicated on Exhibit A. The site is located within the Rural Service Area and as such is not eligible for public sewer and water. The application is considered a rural subdivision located within the Shoreland District of Pike Lake and is subject to standards for unsewered areas of a Natural Environmental Lake. Those standards require a minimum 2 acre lot size. The proposal includes two lots consisting of 1.85 acres. Please review and comment on the enclosed information. The hearing for this item has been tentatively set for September 17, 1992, at 8:15 p.m. If you have questions or comments regarding this matter, contact the Planning Department at 447 -4230. Sincerely : Il// (2- - Xtut4-0 -0 Deb Garross Assistant City Planner Enclosures 4629 Dakota St. S.E., Prior Cake, Minnesota 55372 / Ph. )612) 4474230 / Fax (612) 447 -4245 AN EQUAL OPPORTUNrrY EMPUNER 0 PR "VA26PN" NOTICE OF HEARING FOR VARIANCE You are hereby notified that a hearing will be held by the Planning Commission in the Prior Lake Council Chambers at 4629 Dakota Street S.E. on: THURSDAY, SEPTEMBER 17, 1992 at 8:15 P.M. PURPOSE OF HEARING: To consider a variance application for Harold Bohlen of 13380 Hickory Avenue, Prior Lake. SUBJECT SITE LOCATION: Approximately 26 acres of land located east of Pike Lake Trail and south of Hickory Avenue. The site is located in the SW 1/4 of SW 1/4 of the NE 1/4 of Section 23. See attached map for reference. REQUESTED ACTION: The applicant requests variances from Prior Lake City Zoning ordinance to develop five lots. The Zoning Ordinance permits 4 single family homes per quarter /quarter section (40 acres). There are currently 4 homes within the subject quarter /quarter section. The applicant requests a variance from Section 4.1M to allow -4 additional units for a total of 8 dwelling units for the quarter /quarter section. In addition, the applicant requests lot size variances from Section 4.2 which requires a 10 acre minimum lot size for lots located within the C -1 Zoning District. The application proposes 1.85 and 2 acre lot sizes within the C -1 Zoning District. The applicant requests variances from Section 9.3A of the Zoning Ordinance which requires 2 acre minimum lot sizes within the Shoreland District of Pike Lake. The application proposes 1.85 acre lot sizes within the Shoreland District of Pike Lake. If you desire to be heard in reference to this matter, you should attend this meeting. Oral and written comments will be accepted by the Planning Commission. For more information, contact the Prior Lake Planning Department at 447 -4230. Prior Lake Planning Commission DATE MAILED: September 10, 1992 4629 Dakota St. S.E.. Prior Lake. Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 447 -4245 AN EQUAL OPPORrUNR EMPLOYER 0 PR lrjk T \ ' "CP02PR" PLANNING REPORT SUBJECT: COMPREHENSIVE PLAN AMENDMENT APPLICANT: CITY OF PRIOR LAKE PRESENTER: HORST W. GRASER PUBLIC HEARING: X YES _NO DATE: SITE ANALYSIS INTRODUCTION• City�is the applicant for two comprehensive plan amendments (see attached drafts). Both amendments are necessary in order to satisfy the Metropolitan Council in our effort to gain approvals for "The Wilds" Golf Course. BACKGROUND: Prior Lake's current comprehensive plan dates back to 1981 with several minor amendments since then. It quickly becomes obvious to anyone reading this document that it is outdated in terms of goals and objectives and is deficient in Metropolitan Development Investment Policy. The Metropolitan Council requires each community to incorporate policy consistent with the metro systems of sewers, airports, parks, roads, and water quality. Local units of governments must address these systems in terms of conditions appropriate to each community. The metropolitan development policies are conveyed to each community via a systems statement. Local governments are given a time frame in which to bring their plan into compliance. Noncompliance with systems statement policies usually result in a confrontation with the Metropolitan Council when a local comprehensive plan amendment or EAW is being processed. When Prior Lake submitted the EAW for "The Wilds" to the Metropolitan Council, leverage was quickly applied to bring our plan into compliance. DISCUSSION Both amendments before you for consideration are considered minor text amendments. The rural service area policy amendment is actually correcting an inconsistency between the comprehensive plan and zoning ordinance. The last paragraph on page 11 of the comprehensive plan contains strong language and a commitment to 4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 4474245 AN EQUAL OPPORTUYrfY EMPLOYER agriculture in the rural service area. The plan suggests that only agriculture and 4 units per quarter /quarter section should recreationalouseeandtthereforerinconsistentdwithsthenplan. land The proposed amendment suggests the rural service area as a transition area pending land demand. The amendment would facilitate transitional uses that by nature of their size or special need provide a vital service to the adjacent urban area. However, such uses must be able to completely function independent of urban services. The size of the use is restricted to facilities which generate less than 10,000 gallons of waste per day. The water resource management plan amendment is suggested to be inserted after the fourth paragraph on ppage 6 of the plan. The principle issue in this amendment is a commitment to water quality. The last two lines in the amendment will require Prior Lake to start using water quality standards found in the Minnesota Pollution Control Agency manual entitled "Protecting Water Quality in Urban Areas - Best Management Practices in Minnesota ". RECOMMENDATIONS: this form r an amended Planning Commission. Policy I - To foster housing diversity consistent with previously developed land, all future urban development will be categorized within three density ranges. LOW Units 0 - 4 Average 2 Medium 4 - 8 High 8 - 16 12 The upper limits are likely to be possible only within Planned Unit Developments which have a density bonus option as an inducement to provide variety and interest in housing as well as to save valuable natural features. Generally high density housing, limited to three stories above ground, is recommended in conjunction with existing and proposed shopping areas or along major transportation routes. Two and three story row houses and apartment buildings would be possible in these areas. Medium density housing is recommended in older neighborhoods as well in close proximity to potential employment centers and along transportation routes. Housing types include duplexes, quad homes, row or town houses as well as single family dwellings. The low density areas may include single family dwellings on individual lots as is most of the construction in Prior Lake but would also be suitable for arty of the above listed housing types as long as densities remain within the 0-4 unit per acre range. Policy 2 - To encourage the preservation of agricultural land, densities within the agricultural areas shall not exceed four units for each forty acres. while agricultural land sometimes has been described as open space for adjoining urban development, it continues to be a vital part of the Prior lake eoorxmw. The former practice of allowing scattered urban development has sometimes forced agriculture to retreat long before there is a need for additional residential lard. This has not yet occurred in the northwest area of Prior Lake and the agricultural land areas recommended to be preserved are based upon studies by the local office of the Department of Agricultural Soil Conservation Service. Based upon expectations of population increase, this agricultural land will continue to raise crops for the next 30 years. There are indications that certain land owners would prefer to convert portions of the area to urban development. However, the basic city policy of encouraging construction where public services are available need development fill -in to help pay for public utilities already in service. The benefits to agriculture are that public services no longer will be extended prematurely and agricultural investments can be made "with confidence and without uncertainty as to the future of the land.' The co ptonise made for those locking for a rural life style is to allow divisions within the agricultural areas of four units per forty acres preferably on non - tillable land. 11 Policy 5 - Slopes: Whenever possible, slopes of 208 or greater should not be disturbed and should be retained as private or public open space. Policy 6 - Pedestrian links: Natural features shall be utilized to the extent possible as pedestrian links between large recreation facilities to introduce elements of diversity in residential living and eliminate monotony. Agricultural production is not profitable because of erosion hazards and the difficulty in maneuvering large planting, tilling and harvesting equipment in areas exceeding 208 slope. Residential use is not recommended because of excessive construction costs both for private structures and public streets. The slopes are much more valuable as natural separations between areas of dissimilar land use and as potential green belt links connecting residential neighborhoods. The Storm Water Management recommendations for the City duplicate certain areas already indicated as having unstable soils. Generally, the pording areas recommended are without outlets or include very limited outlets. Potential development therefore shall be carefully evaluated in terms of the potential pollution that may be contributed to these semi - permanent water bodies. One of the most significant problems with regard to storm water is the widely fluctuating level of Prior lake. By way of example; Sand Point Beach was purchased as a community recreation resource during a relatively droughty period of time. The current level of the lake provides a limited beach which affects the comfortable recreational capacity of the site. A more critical problem is that significant numbers of housing units are well within range of flooding. The flood control ordinance passel by the City Council in 1978 will prevent future problems for new construction, but existing units are essentially subject to the creativity of Prior Lake - Spring Lake Watershed District. The discussions on regulating the level of these lakes during extended periods of heavy rainfall have not yet provided general agreement on either a policy of implementation plan. The analysis of important farmlands in Scott County prepared by the Soil Conservation Service indicated little prime farmland in Prior Lake. Good farmland, however, is prevalent throughout the northwest quadrant of the City. Categories selected for illustration are prime farm lands and farmland of statewide importance. Prime farmland is land that has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber and oil seed crops. Farmlands of statewide importance include soil limitations which can be overcome when treated and managed according to acceptable farming methods. The agricultural potential outside of the proposed year 2000 urban service limits have been included in this report as background for a long range land use policy where public services are not considered feasible. Generally, the entire area bounded by the lake, County 21, 42, and 81 are either farmland of statewide importance or better. Interestingly enough, development pressures in the past have not extended to this part of Prior Lake. Initially, lakeshore areas were particularly attractive to individuals and developers and later the City has followed a policy of encouraging development only in areas served by public sewer and water. The process of linking urban developments by "CP0211" RURAL SERVICE AREA POLICY AMENDMENT Policy 2 - The rural service area of Prior Lake will serve a holding and /or transition zone permitting open space land uses. The objective is to preserve large tracts of land which will accommodate future urban planned development. While agricultural land sometimes has been described as open space for adjoining urban development, it continues to be a part of the Prior Lake economy. Although farming is still the major land use in the rural areas of Prior Lake, a definite transition is occurring. The major large land holdings have been purchased by developers and investors in anticipation of a significant demand in urban land in the years ahead. The Mdewakanton Sioux Community is also active in acquiring land adjacent to or close to the existing reservation land. These areas will continue to raise crops as a transition use between the rural and urban environment. The conversion of agricultural land for open space recreational uses can be a permitted part of the rural service area as long as they can function economically, physically, and environmentally independent of urban services. Such uses however should be planned and designed to facilitate the transition to urban services. Such uses may include golf courses, stables and riding academies, and public parks, but in no case shall such a use generate more than 10,000 gallons per day of waste water. However, the basic City policy of encouraging construction where public services are available will be accomplished through a rural service density of 4 units per quarter /quarter section preferably an non - tillable land. Prior Lake's rural area policy is not a preserve for purely agricultural uses but may be described as a holding zone which permits among other uses, open space land uses designed for orderly transition to urban services. "CP0211" WATER RESOURCE MANAGEMENT PLAN The eleven lakes, multiple waterways, wetlands and streams located within the corporate limits of Prior Lake are the principle natural resource of the community. The City of Prior Lake is unique due to the existence of the water bodies which are an integral component of the history, identification and growth of Prior Lake. The water bodies provide tremendous opportunities for water -based recreation and unique residential environments for people who choose to live in or visit the City. The recreational use of local water resources has a distinct economic benefit for local business. The water resources provide opportunities for people to collectively enjoy a sense of place and to become part of a greater "Lake Community." Sound storm water management practices and water quality standards are paramount in preserving the water oriented environment of Prior Lake residents. Furthermore, sound water management practices will not only accrue to the benefits of Prior Lake residents but the region as a whole. To that end, Prior Lake will adopt the standards found in chapters 4 and 6 of the manual entitled "Protecting Water Quality in Urban Areas - Best Management Practices in Minnesota."