HomeMy WebLinkAbout06 06 1991 Planning Commission agenda packetJUNE
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REGULAR PLANNING COMMISSION MEETING
AGENDA
JUNE 6, 1991
7:30
P.M.
CALL TO ORDER
7:30
P.M.
REVIEW MINUTES
OF PREVIOUS MEETING
7:30
P.M.
VARIANCE
GREG SCHRADER
* 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) 4474230 / Fax (612) 4474245
An Equal Opportunity /Affi wtiue Action Employer
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PRIOR LAKE'S CENTENNIAL - 1991"
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PLANNING COMMISSION
MINUTES
MAY 16, 1991
The Max 16, 1991, Planning Commission Meeting was called to order
by Chairman Arnold at 7:30 P.M. Those present were Commissioners
Loftus, Arnold, Kedrowski, Wells, Roseth, Assistant City Planner
Deb Garross, Associate Planner Terrie Sandbeck and Secretary Rita
Schewe.
ITEM I - REVIEW MINUTES OF PREVIOUS MEETING
MOTION BY WELLS, SECOND BY KEDROWSKI, TO APPROVE THE MINUTES AS
WRITTEN.
Vote taken signified ayes by Kedrowski, Loftus, Arnold, Wells,
and Roseth. MOTION CARRIED.
ITEM II - DEAN OLSON - VARIANCE
Dean Olson, 6412 Conroy Street, stated that due to the unsafe and
Poor condition of the existing deck he would like to replace and
enlarge the deck, and screen the walk out porch under the deck at
the time of construction. He is requesting a 48 foot lakeshore
variance and a 5 percent lot coverage variance for this project.
Deb Garross presented the information as per memo of May 16,
1991. The property in question is a substandard lot and the
construction planned would not be out of character with the
neighborhood. The home was built under the jurisdiction of
Credit River Township and has a legal non - conforming status. The
hardship is not caused by the applicant or the City of Prior
Lake. The deck and porch are not of excessive size and will
{provide the applicants the opportunity to enjoy lakeshore living
in a similar manner as other property owners. A letter from DNR
was received to approve the variances as requested.
The recommendation from Staff is to approve the variances subject
to the condition that appropriate erosion control as required by
Staff be implemented.
Comments from the Commissioners were all concurred with Staff's
recommendation.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245
An Equal Opportunity /AJJimwtlue Action Employer
PLANNING COMMISSION MEETING MINUTES MAY 16, 1991 PAGE 2
MOTION BY KEDROWSKI, SECOND BY LOFTUS, TO APPROVE THE 48 FOOT
LAKESHORE VARIANCE AND 5 PERCENT LOT COVERAGE VARIANCE FOR 6412
CONROY STREET, RATIONAL BEING THAT THE PROPERTY IS A SUBSTANDARD
LOT, THE HOME WAS BUILT UNDER THE JURISDICTION OF A PREVIOUS
GOVERNING BODY AND IS A LEGAL NON - CONFORMING USE. A SURVEY OF
THE PROPERTY INDICATED THAT STRUCTURES ON BOTH SIDES OF THE
PROPOSED SITE ARE LOCATED CLOSER TO THE 904 THAN THE PROPOSED
DECK ADDITION. THE VARIANCES WOULD NOT BE DETRIMENTAL TO THE
HEALTH AND WELFARE OF THE COMMUNITY AND ARE WITHIN PAST VARIANCES
GRANTED. EROSION CONTROL AS RECOMMENDED BY STAFF BE IMPLEMENTED.
Vote taken signified ayes by Kedrowski, Loftus, W -ells, Arnold,
and Roseth. MOTION CARRIED.
ITEM III - EVANS WHITING - VARIANCE
Evans Whiting, 14897 Manitou Road, stated he is requesting a 66
foot lakeshore variance to construct a 16 X 7 foot storage shed
for storing sailboards. Mr. Whiting presented pictures of his
property showing the steep slopes and grade making it difficult
to carry the sailboards to his home for storage. He also pointed
out several items he felt were pertinent to his situation.
Terris Sandbeck presented the information a per memo of May 16,
1991. The lot in question is approximately 27,600 square feet and
has a steep slope covered with trees and vegetation. The
adjacent lots have accessory structures that may have been
constructed before annexation for the area or under the Policy
Statement on Storage Sheds on Lake Lots which is no longer in
effect due to the adoption of Prior Lake Zoning Ordinance 83 -6.
This Ordinance does not permit accessory structures on
residential lots unless they conform to setback requirements and
are no longer permitted as conditional uses. A letter from the
DNR was received opposing the structure at the location requested
but would consider the structure if built 50 feet from the 904
countour.
Staff is concerned that granting a variance of an extreme nature
could be construed as establishing a precedent without the
guidance of appropriate zoning ordinance standards and it would
be difficult to deny future lakeshore variances. The Planning
Commission may wish to consider review of an amendment to the
Shoreland Management Ordinance to establish standards for this
type of structure.
Discussion by the Commissioners and Staff followed on;
establishing a policy, hardship, ordinance not in effect at
present time, recommend forwarding to City Council for
consideration, no objection to type of structure, language in
1979 Policy statement, floodplain construction, and consider
tabling item.
PLANNING COMMISSION MEETING MINUTES MAY 16, 1991 PAGE 2
MOTION BY KEDROWSKI, SECOND BY LOFTUS, TO TABLE THE VARIANCE
APPLICATION FOR 14897 MANITOU ROAD FOR A 66 FOOT LAKESHORE
SETBACK UNTIL THE CITY COUNCIL HAS HAD AN OPPORTUNITY TO REVIEW
THE SHORELAND MANAGEMENT ORDINANCE AND POLICY STATEMENT DATED
JUNE 27, 1979, IN REGARD TO ACCESSORY BUILDINGS AND THE POINT OF
DECISION IS THE TIME CERTAIN.
Vote taken signified ayes by Kedrowski, Loftus, Roseth, Wells,
and Arnold. MOTION CARRIED.
MOTION BY ROSETH, SECOND BY WELLS, TO RECOMMEND THAT THE CITY
COUNCIL REVIEW THE APPLICATION AND A POSSIBLE AMENDMENT TO THE
ZONING ORDINANCE TO INCORPORATE THE JUNE 27, 1979, POLICY
STATEMENT ON STORAGE SHEDS ON LAKE LOTS AND FOR THE DNR STANDARDS
FOR WATER ORIENTED ACCESSORY STRUCTURES. THE ITEM SHOULD BE
REVIEWED BY THE CITY COUNCIL AS SOON AS POSSIBLE.
Vote taken signified ayes by Roseth, Wells, Arnold, Loftus, and
Kedrowski. MOTION CARRIED.
MOTION BY ROSETH, SECOND BY WELLS, TO EXTEND BEST WISHES AND
CONGRATULATIONS TO TERRIE SANDBECK ON ACCEPTING THE POSITION OF
ASSISTANT PLANNER WITH THE CITY OF SHAKOPEE.
Vote signified ayes by Roseth, Wells, Arnold, Loftus, and
Kedrowski. MOTION CARRIED.
MOTION BY ROSETH, SECOND BY LOFTUS, TO ADJOURN MEETING.
Vote taken signified ayes by Roseth, Loftus, Kedrowski, Arnold,
and Wells. MOTION CARRIED.
Meeting adjourned at 8:47 P.M. Tapes of meeting on file at City
Hall.
Deb Garross Rita M. Schewe
Assistant City Planner Recording Secretary
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SUBJECT:
APPLICANT:
SITE ADDRESS:
PRESENTER:
PUBLIC HEARING:
DATE:
"CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991"
PLANNING REPORT
VARIANCE
GREG SCHRADER
5308 CANDY COVE TRAIL
DEB GARROSS, ASSISTANT CITY PLANNER
YES X NO
JUNE 6, 1991
HISTORY /BACKGROUND
TAP, nn ing Department has received a variance application from
Greg Schrader of 5308 Candy Cove Trail. Mr. Schrader proposes to
remove an existing 15 x 22 foot single car garage and replace the
structure with a 24 x 24 foot detached, double garage. The
applicant requests the Planning Commission to grant a 23 foot
front yard variance and an 8.5 foot side yard variance in order
to construct the garage as per attached survey.
PREVIOUS PROPOSALS:
P anning Department records indicate that the structure was built
in 1964 however, there are no permit or variance records on file
for the subject site.
PHYSIOGRAPHY:
The a very small lakeshore lot consisting of approximately
6,100 square feet. There is a retaining wall that separates the
subject site from the property immediately to the northeast. The
lot is relatively flat, then slopes toward the lake on the
northwesterly part of the home. There are no trees or vegetation
other than lawn that will be affected by the proposed addition.
ADJACENT USES:
T e a 7acen properties are developed with single family homes.
The subject site and lot to the northeast contain garages located
within five feet of the front property lines. The homes in the
immediate neighborhood appear to have been built more recently
and maintain a much greater setback from the front property lines
than that of the subject site. The roof overhang from the
adjacent garage is located approximately four feet from the
Schrader 's existing garage. The close proximity of the two
garages combined with the grade level difference between the
properties creates a very crowded appearance. The planter that
separates the garages is located partially within the right -of
way of Candy Cove Trail.
4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 447 424
An Equal Opportunily/Aff nnatiue Action Employrr
DEVELOPMENT SUMMARY:
The lot consists of approximately 6,100 square feet and is 50
feet wide. The property is zoned R -1 Urban Residential and is
located within the S -D Shoreland District. The required setbacks
are 25 feet measured from the front property line and 30 feet
measured from the side yard property line. The maximum lot
coverage allowed is 308 percent. The proposed addition would
amount to 238 percent coverage which is consistent with the
requirements of the Zoning Code.
PLANNING CONSIDERATIONS:
This lot is unique in that Candy Cove Trail was not constructed
to be centered within the right -of -way. Instead, the paved road
is located in the southerly part of the right -of -way and is
located approximately 34 feet from the existing garage. There is
no area available on the proposed lot where a garage could be
built compliant with zoning standards. The majority of the
existing driveway and parking area for vehicles is located on
public right -of -way.
DISCUSSION•
TTfi o�nd presumably the garage were built in the early 1960's
under the jurisdiction of Eagle Creek Township. The garage is
located at a legal non - conforming setback from the front and side
property lines. The Zoning Code seeks compliance when legal
non - conforming uses are removed or destroyed, in that new
structures must meet current setback standards. When setback
standards are applied to this substandard lot, there is no
building envelope for a single family home.
Staff believes that hardship exists in this case to warrant some
degree of variance for a garage addition. However, since the
applicant plans to remove the entire existing garage, it is the
opinion of staff that the new structure should be placed in a
location that meets setback standards as much as possible. The
garage cannot be moved much closer to the existing home due to
building separation requirements of the Uniform Building Code. In
addition, the applicant would like to utilize the existing
concrete slab. Staff believes that the garage should be located
at least five feet from the northeasterly property line to
provide some separation and fire protection for the garage on the
adjacent property. The Planning Commission has enforced a
minimum five foot setback for all new construction on substandard
lots.
RECOMMENDATION
The recommendation from staff is to approve a five foot side yard
variance and 23 foot front yard variance. This would allow the
applicant to have a garage and maintain a degree of building
separation that the Zoning Ordinance is designed to achieve.
Staff believes that the hardship in this case is due to the
substandard lot size and development practices of a former
government and is not the result of actions of the applicant or
the City of Prior Lake.
W/ - OT
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CITY OF PRIOR LORE
APPLICATION FOR VARIANCE
Applicant: ,', Hone Phone: W7 5;5
Address- 1530 CA:vo/i CavE r)e Pbrk Phone: /-75e -S'VBV
Property Owner: •SA Hone Phone: i , - - lr -., / -'-- ,
Address: Phone•
Type of Ownership: Fe Contract rchase reenent
Consultant /Contractor: 3 4,4 P ne:
Existing Use Present Zoning: Od
of Property:
Proposed Use pF S�Oc'wCE—
of Property: J
Legal Description
of Variance Site: LeT 3 SECrieni 36 . ree, sll -ice /V S, F GA �� Ca6fr
Variance Requested: 1' c SwE iw d Fr `01 -Ir U iA>vcE
Has the applicant previously sought to plat, rezone, obtain a variance or conditional
use parmit on the subject site or any part of it? _Yes No
What was requested-
When: Disposition:
Describe
(A tompleted application form. k"Filing fie C Certified from abstract firm, names
and addresses of pro rty owners within 100 feet of the exterior boundaries of the
subject property. (}Complete legal description 6 Property Identi,Jication Number
(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 REVIEB)ED 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.
rk r) cants Signature
Submitted this day of 1g
Fee Owners Signature
THIS SPACE IS TO BE FILLED OUT BY THE PLANNING DIREC'POR
PLANNING COMMISSION _ APPROVED _ DENIED DATE OF HEARING
CITY COUNCIL APPEAL APPROVED _ DENIED DATE OF HEARING
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Signature of the Planning Director Date
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City Property Information System
City of Prior Lake, MN
Parcel Status
Run at 10:35 AM on 05/20/91
Property Identification Number: 259360710
Previous PIN: 259360710
Street Address:
City, State Zip:
Fire Code:
Occupant:
Code:
Est. Area:
Number of Units:
Tax Capacity Va
Market Value:
Year Built:
5308 CANDY COVE
PRIOR LAKE, MN 55372
000000
N
6,098
1
lue: $20,048
$71,600
1964
Land Use: 204
Zoning: R1SD
Storm Sewer District: 0000
Election District: 1
School District: 719
Park Dedication Fee: $0
TRL
PAGE 1
Actual Use: SF
Census: 809.02- 4
Flood District: NO
TIF District:
Park Dedication Sq Ft: 0
City Property Information System
City of Prior Lake, MN
Legal Description Report
Run at 4:02 PM on 05/07/91
PIN SQ Legal Description
--------- -- -----------------------------
259360710 01 36 115 22 .14
BEG SW COR LOT 1
CANDY COVE, S 50'
SW 50', TO PT OF BEG,
NW 112.2'
02 SW 50', SE 135.2',
PAGE
PRir�k HERITAGE COMMUNITY 4"IJ.'W i
� 1891 1991 zny>
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NOTICE OF HEARING
FOR
FRONT AND SIDE YARD 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, JUNE 6, 1991 at 7:30 P.M.
PURPOSE OF HEARING: To consider a variance application
for Mr. Greg Schrader.
SUBJECT SITE LOCATION: 5308 Candy Cove Trail.
REQUESTED ACT ?.ON: Mr. Schrader proposes to remove an
existing 15 x 22 foot garage and
rebuild a 24 x 24 foot detached
garage in its place. See attached
survey for reference. The required
side yard setback is 10 feet. The
required front yard setback is 25
feet. The applicant proposes to
locate the garage 1.5 feet from the
easterly property line which would
require an 8.5 foot side yard
variance. The applicant proposes to
locate the garage 2 feet from the
southerly property line which would
require a 23 foot front yard
variance.
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: May 29, 1991
4629 Dakota St. S.E.. Prior lake. Minnesota 55372 / Ph. (612) 447 -4230 1 Fax (612) 4474245
r
"CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991"
REGULAR PLANNING COMMISSION MEETING
AGENDA
JUNE 20, 1991
7:30 P.M. CALL TO ORDER
7:30 P.M. REVIEW MINUTES OF PREVIOUS MEETING
* 7:30 P.M. PUBLIC HEARING JOSEPH MAHONEY
MIKE GILES
COMPREHENSIVE PLAN AMENDMENT
REZONING
PRELIMINARY PLAT WOOD RIDGE ESTATES FIRST
ADDITION
VARIANCE
9:00 P.M. HEARING (CONTINUED) VARIANCE GREG SCHRADER
* 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.
5629 Dakota St. S.E., Prior Lake. Minnesota 55372 / Ph. (612) 447 -4230 / Fa\ 16121 447 -4245
An Equal Opportunity Affirmative Action Employer
�F PRIO
�I y "CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991"
PLANNING COMMISSION
MINUTES
JUNE 6, 1991
The June 6, 1991 Planning Commission Meeting was called to order
by Chairman Arnold at 7:30 P.M. Those present were Commissioners
Loftus, Arnold, Kedrowski, Wells, Roseth, Assistant City Planner
Deb Garross, and Secretary Rita Schewe.
ITEM I - REVIEW MINUTES OF PREVIOUS MEETING
MOTION BY KEDROWSKI, SECOND BY LOFTUS TO APPROVE THE MINUTES AS
WRITTEN.
Vote taken signified ayes by Kedrowski, Loftus, Arnold, Wells,
and Roseth. MOTION CARRIED.
ITEM II - GREG SCHRADER - VARIANCE
Greg Schrader, 5308 Candy Cove Trail, stated he is requesting a
23 foot front yard variance and a 8.5 foot side yard variance to
construct a 24 X 24 foot detached double garage. He purposes to
remove the existing garage and utilize the foundation to lessen
the cost of construction. He also stated there were underground
utility lines in front of the existing garage.
Deb Garross presented the information as per memo of June 6,
1991. The lot is a substandard lot and was built under another
government jurisdiction. The garage is located at a legal
non - conforming setback from the front and side property. The
Zoning Code requires compliance when legal non - conforming uses
are removed or destroyed, in that new structures must meet
current setback standards. Fire safety is a concern also.
Statistics were presented showing that since 1983, 250 variances
have been granted. Of those, the ones pertaining to side yard
variances, there have been twelve granted that are greater than 5
feet. Normally the Planning Commission does not grant beyond 50%
of the required setback or the 5 foot variance. In eleven of the
twelve, the variance greater than 5 feet was due to the existence
of a legal non - conforming structure. A precedent could be set if
this variance as requested is granted.
Staff recommendation is to approve the 23 foot front yard
variance and a 5 foot side yard variance. This would allow the
applicant to have a garage and maintain a degree of building
separation that the Zoning ordinance is designed to achieve. The
hardship in this case is due to the substandard lot and
development practices of a former government and is not the
result of actions of the applicant or the City of Prior Lake.
4629 Dakota St. S.E.. Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245
An Equal Opportunity /Affirmative Action Employer
PLANNING COMMISSION MEETING MINUTES JUNE 6, 1991 PAGE 2
A phone call was received from Ray Lenling, 5298 Candy Cove Trail
stating he is in favor of the variance.
Comments from the Commissioners were; extending the existing
garage, service line locations, drainage, topography, sever
garage in half and rebuild center, 50% of structure must remain
standing to maintain legal non - conforming status, and precedent
set if approved as presented. Consensus was to table
the application.
MOTION BY KEDROWSKI, SECOND BY WELLS, TO TABLE THE VARIANCE
APPLICATION FOR 5308 CANDY COVE TRAIL UNTIL APPLICANT CAN
INVESTIGATE OTHER OPTIONS.
Vote taken signified ayes by Kedrowski, Wells, Roseth, Arnold and
Loftus. MOTION CARRIE$D.
Discussion followed on an alternate date for the July 4th
meeting. It is tentatively set for July 11th. A date for a
walking tour of the Mahoney /Giles annexation site was set for
June 19, 1991, at 6:30 P.M.
MOTION BY KEDROWSKI, SECOND BY WELLS, TO ADJOURN MEETING.
Vote taken signified ayes by Kedrowski, Wells, Roseth, Loftus,
and Arnold. MOTION CARRIED.
Meeting adjourned at 8:25 P.M. Tape of meeting on file at City
Hall.
Deb Garross Rita M. Schewe
Assistant City Planner Recording Secretary
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COMP. PLAN AMENDMENT
REZONING
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VARIANCE
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'CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991"
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"WDRIDG"
MEMORANDUM
TO: PLANNING COMMISSION
FROM: HORST GRASER
RE: WOOD RIDGE COMPREHENSIVE PLAN AMENDMENT; REZONING;
PRELIMINARY PLAT; AND VARIANCE
DATE: JUNE 20, 1991
INTRODUCTION•
The applicants, Mike Giles and Joe Mahoney, contract purchasers
of about 70 acres of land recently annexed to the City, have
requested necessary approvals, amendments, and permits for Wood
Ridge Estates. The subject site has been the focus of rigorous
annexation hearings over the course of the last year. During
this period, both the Planning Commission and Council became
somewhat familiar with the site, its constraints and the
developers conceptual development plan. The annexation became
official May 14, 1991.
The developers are actively seeking all necessary approvals to
permit the installation of the first phase of improvements before
winter. To expedite the matter Staff has scheduled all public
hearings to be held contemporaneously since the issues are
interelated.
COMPREHENSIVE PLAN AMENDMENT:
The requested action by the developers is to amend the 1981
Comprehensive Plan by expanding the urban service area to include
the subject site. Prior Lake is close to completing its
comprehensive plan rewrite. One of the major components of the
plan is to establish the year 2010 urban service area. In
anticipation of the annexation earlier this year, Staff has
already included the subject parcel in the proposed 2010 urban
service area (see attached map; re: proposed urban service
area).
Prior Lake's current urban service area totals 4,273 acres, the
majority of which lies between the lake and County Road 42.
Development in this area has been slow to occur perhaps due to
the large size of the available parcels and the unwillingness of
property owners to sell. The largest addition to Prior Lake's
2010 urban service area is 300 acres adjacent to and directly
north of County Road 42 (Vierling property). However, this site
is at least 8 years away from development and is scheduled for
industrial use. The other urban service area expansion north of
4629 Dakota St. S.E.. Prior Cake. Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 447 -4245
An Equal Opportunity /AJJirmatiue Action Employer
the lake includes about 140 acres comprised of smaller parcels
lying directly northwest of the intersection of 154th Street and
County Road 21.
The subject site is definitely a devised inclusion in the 2010
urban service area because of its current development potential.
Prior Lake's lot supply has dwindled to less than 150 lots.
This proposal would add about 40 single family lots per year over
a 4 year period to Prior Lake's inventory. The City Engineer has
reported that utilities are available and of capacity to expand
the urban service area as proposed.
Staff recommends the Planning Commission adopt a motion to
recommend to the City Council to expand the urban service area as
proposed by the developers and to designate the land use map as
low density residential.
REZONING•
Land areas annexed or merged to the City shall be classified as
A -1 Agricultural until such a time the City Council may rezone
the added land area to the appropriate classification (Zoning
Code Section 1.2). When the subject site was annexed in May of
this year it was automatically designated A -1 Agricultural. The
applicants have petitioned to rezone the subject site to R -1
single family residential.
The markets in Prior Lake clearly call for single family
residential. The developer is not interested in pursuing other
opportunities or densities. Prior Lake's building activities and
starts have virtually all been single family.
From a land use relationship the property could foster a number
of different densities. Higher densities could be developed
along the north and east border of the site with lower densities
to the west. However, the market for higher density is non
existent which eliminates the possibility of a PUD.
Staff recommends that the Planning Commission rezone the subject
property to R -1 single family.
PRELIMINARY PLAT AND VARIANCE:
Wood Ridge Estates is a 70 acre planned single family development
consisting of 155 lots, streets, and open space. It will be a
part of a neighborhood that is bordered by The Pond Athletic
Complex on the east, Crystal Lake on the west, and B -3 commercial
district on the north. The southern boundary will be defined by
an east west collector street at a future date.
The subdivision ordinance requires the developer to incorporate
the site's positive features and eliminate or minimize the
influence of the sites constraints. The insight into design is
critical in achieving a desirable end product. However, it
appears that the engineer responsible for technical support and
the planner responsible for design were not well coordinated.
Although the site design is basically sound the grading appears
to undue what design was trying to create.
The site has a number of important natural features and
opportunities. First and foremost it is located within walking
distance of shopping, essential services, and a community park.
The design must reflect pedestrian traffic connecting these
features. On the east side of the site is a 200 foot corridor of
mature trees consisting of maple, oak, and elm. This significant
and neighborhood identifying feature must be used to separate the
active athletic complex from the R -1 neighborhood. The grading
V an indicates the vast majority of this "Wood Ridge" will be
eliminated. The developer must be more sensitive to this
relationship. The pond in the northwest corner of the site is
significant and therefore site design must reflect shared values.
The developer has designated open space between the roadway and
pond. The park department has requested park land sufficient for
a walkway adjacent to the pond with a destination of the
athletic fields.
Mushtown Road is a township road with a gravel surface that has a
possibility of high speed and high volumes of traffic. The lot
depth along Mushtown Road should be at least 150 feet in depth.
Screening and a berm is indicated for lots along 170th Street,
but nothing is shown for land use separation between the B -3 and
R -1 Zone in Block 1.
Although there are not many steep slopes in this site they should
be located accurately and respected. It would appear that Lot 30
Block 2 and Lot 1, Block 12, is unbuildable because of steep
slopes. It appears this area needs to be reworked to reflect
steep slopes. Lot 1, Block 14, is a large lot but relatively
isolated by the trail and street system. It would become more
desirable if added to Block 4 as Lot 16.
Pondview Trail calls for a cul -de -sac outside the development.
An easement must be provided to the City. Lots 1 and 2, Block 3
appear too shallow to accommodate a home and trail. At minimal
they should be combined. The accuracy of this area is questioned
therefore the street and corner of lots should be staked to gain
a visual relationship. The tree cover to the west of Block 1
should also be shown. It is desirable to have the buffer lots in
Block 1, 150 feet in depth.
Lot 2, Block 9, is a butt lot and must be 96 feet in width. Lot
1, Block 6, should be eliminated since it produces an
undesirable park design. Oakwood Circle is a cul -de -sac in
excess of 500 feet and will require a variance. Given the
circumstances this is an accepable situation.
RECOMMENDATION•
Attached to this memorandum are the reports from Parks,
Engineering, and Building Departments which contain requests for
change and additional detail. However, the positive aspect at
this stage is that the hearing process has begun and we are
closer to completion. Although detail is missing in some areas,
we can take this opportunity to discuss and hopefully settle the
final design of the site. I have asked all department heads to
be present and prepared to comment. Even though this plan is not
ready for preliminary plat approval, significant gains can be
made.
EXISTING URBAN SERVICE AREA 4,273 ACRES
PROPOSED 2010 URBAN SERVICE AREA EXPANSION 516 ACRES
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VARIANCE NEEDED FOR CUL- DESACS TO BE LONGER THAN 500'
SUBDIVIDE SITE FOR SINGLE FAMILY HOMES
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I N T E R O F F I C E M E M O R A N D U M
TO: HORST GRASER, CITY PLANNER
FROM: rr// BRUCE LONEY, ASSISTANT CITY ENGINEER
SUBJECT: WOOD RIDGE ESTATES PRELIMINARY PLAT REVIEW
DATE: JUNE 12, 1991
EAS EMENTS
1. Sanitary sewer and watermain lines from plat to existing
Tower Street that are off -site will need easements
provided to the City. None are shown. No plan is shown
addressing this connection.
2. Easements along lot lines for storm sewers, watermain or
sanitary sewer shall be a minimum of twenty feet in
width. Additional width shall be provided when more
than one utility is in the same easement.
3. If an overflow pipe is necessary for the pond, an
easement is needed to the City for this installation.
4. In many cases, drainage will cross lots outside of the
proposed easements. Easements must be provided for
this.
STORM WATER DRAINAGE. GRADING PLAN AND EROSION CONTROL
1. The grading plan is difficult to interpret. The
developer did not show elevations on proposed contours
or drainage directions, forcing Sfaff to go to extra
lengths to decipher the plan. The scale is small
causing additional problems. In general, the developer
is grading the site in conjunction with clear cutting.
Few trees will remain when the development is complete.
No consideration was given for off -site drainage, with
minimal erosion control. In numerous areas, drainage
will not be within drainage easements.
2. Storm sewer calculations should be based on a 10 year
storm event and not the submitted 5 year storm event.
3. Site has four, storm sewer outlets discharging water off
site to the east (and back yard drainage) and and does
not address the affects or impacts of the increased
runoff volume and rate due to the development. Storm
sewer outlets do not show any riprap or other erosion
protection measures.
The pond in the northwest corner should have drainage
calculations based on the current water elevation of the
pond. The 100 year storm event elevation of this
landlocked pond should be determined using two
back -to -back 100 year storm events and /or a 100 year
storm event with an overflow pipe installed. The
downstream affect of an overflow pipe must be addressed.
4a. Walkway elevation adjacent to the pond needs to be
reviewed based upon 4.
A drainage map showing the sub -basin districts must be
provided and show the drainage swales. In addition,
flow directions must be provided for individual lots and
swales.
Greater detail needs to be provided on the sedimentation
basins.
Erosion control measures totally are inadequate and
needs to be installed in swale areas and in other areas
besides the edges of the site to control erosion. The
erosion control on the edges of the site do not address
runoff to other properties in all areas.
SANITARY SEWER
1. No plan sheet was provided showing the sewermain from
existing Tower Street to the site, and needs to be
submitted. Specific plan details need to address the
clearing of trees and construction limits through
private property or the City's property, crossing Tower
Street and etc.
The sanitary sewer on Overlook Drive needs to be
extended to the westerly edge of the plat.
Sanitary sewer easements are necessary in areas outside
of the site and are not shown.
The City currently has a project for constructing Tower
Street where the sanitary sewer is to be connected to
for this site. The street is proposed to be completed
in August or September. If the street is completed
before the developer is ready to install utilities,
jacking of the sanitary sewermain will be required and
not the cutting of new pavement. The developer will
want to avoid jacking and a plan for this improvement is
required.
WATERMAIN
1. The watermain size from the existing 8 watermain in the
northeast corner needs to be increased from a 6 to 8"
STREETS
1. Typical street sections for this plat were not
provided.
2. Wood Ridge Estates - Plan and Profile Sheet No. 1:
A. On Pondview Trail the profile should be extended to
show the cul -de -sac and how it will be drained.
B. Vertical curve on Horizon Trail does not meet 30
MPH design.
3. The developer has shown sidewalks an both sides of
Toronto Avenue. One side must be a bikeway.
4. The bike walkway grades and location needs to be in
greater detail, especially around the Pond.
5. Wood Ridge Estates - Plan and Profile Sheet No. 2
A. Vertical curves on Parkwood Court do not meet 30
MPH design speed.
M;IJ;@ZT' 4!
1. The location of the bituminous walkway along the pond
needs to be evaluated after the 100 year flood elevation
is determined based on the current pond elevation and
new normal water elevations as a result of this
development.
A.) Property corners of lots adjacent to the pond
should be staked so the lots can be reviewed in
their actual location to see if these lots are
buildable.
B.) If it is determined that the bituminous walkway
should not be installed in the back yard of Block 3
lots, the walkway should be placed on Pondview
Trail and additional right of wax should be
dedicated to provide for a 8 foot trail.
watermain through Oakwood Circle, Woodview
Court, and
Ridgewood Court past Mushtown Road.
2.
Hydrants on Horizon Trail are not spaced at
450
feet.
3.
Extend watermain on Overlook Drive to west
edgo of
Plat.
4.
Place hydrants at end of watermain stubs
by
Mushtown
Road.
5.
Hydrant locations need to be relocated
to
minimize
problems with snowplowing and traffic.
STREETS
1. Typical street sections for this plat were not
provided.
2. Wood Ridge Estates - Plan and Profile Sheet No. 1:
A. On Pondview Trail the profile should be extended to
show the cul -de -sac and how it will be drained.
B. Vertical curve on Horizon Trail does not meet 30
MPH design.
3. The developer has shown sidewalks an both sides of
Toronto Avenue. One side must be a bikeway.
4. The bike walkway grades and location needs to be in
greater detail, especially around the Pond.
5. Wood Ridge Estates - Plan and Profile Sheet No. 2
A. Vertical curves on Parkwood Court do not meet 30
MPH design speed.
M;IJ;@ZT' 4!
1. The location of the bituminous walkway along the pond
needs to be evaluated after the 100 year flood elevation
is determined based on the current pond elevation and
new normal water elevations as a result of this
development.
A.) Property corners of lots adjacent to the pond
should be staked so the lots can be reviewed in
their actual location to see if these lots are
buildable.
B.) If it is determined that the bituminous walkway
should not be installed in the back yard of Block 3
lots, the walkway should be placed on Pondview
Trail and additional right of wax should be
dedicated to provide for a 8 foot trail.
2. Mailboxes in cul -de -sacs shall be located at the nearest
intersection and not on individual lots. Elimination of
mailboxes in cul -de -sac will provide more snow storage.
Group mail boxes should be used as provided by the U.S.
Postal Service versus individual boxes.
3. The park area adjacent to Toronto Avenue should have an
off street parking area.
4. On the plat right -of -way, radii should be provided at
intersection corners and on cul -de -sacs to maintain an
even width of boulevard throughout the Plat.
5. Existing Toronto Avenue from Tower Street to Plat line
should be improved to the same width as the new Toronto
Avenue. This needs to be included in the City's CIP.
6. 170th Street leading to the Pond Athletic Complex should
be improved at this time with the developer responsible
for 50% of the cost.
7. The developer is responsible for 50% of future Mushtown
Road improvements and these costs should be escrowed.
8. Street lighting shown on the Preliminary Plat drawing
does not conform to City lighting policy and needs to be
revised, or the policy changed.
9. Garage slab elevations must be 1.5' above the street and
positive drainage around houses. Swales around houses
must have positive drainage along side lot lines and
back lot line swales must be capable of handling the
drainage 10 year flow and prevent the flooding of a 100
year storm event.
SUMMARY
1.) The above items need to be addressed further by the
applicant of this subdivision and the necessary
additional information reviewed and approved before an
approval recommendation can be given.
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INTER— OFFICE MEMO
MEMO
TO: HORST GRASER, DIRECTOR OF PLANNING
FROM: GARY STABER, BUILDING OFFICIAL
SUBJECT: WOOD RIDGE ESTATES
DATE: JUNE 13, 1991
I have completed a preliminary review of the
proposed Wood Ridge Estates Subdivision. My
comments are as follows:
The drainage, grading, and erosion control
plans are inadequate. Revised plans should be
submitted using a 1 50 feet scale. Drainage
arrows, drainage easements, and erosion
control devices should be shown.
All building types should be designated.
The developer should provide a statement
regarding compliance with Section 4 -7 -1 of the
Prior Lake City Code, "Architectural Design
and Materials"
PR,�,�
v
CELEBRATE PRIOR LAKES CENTENNIAL - 1991"
v 7 '
M E M O R A N_D D M ,
TO: Horst Graser, Ddirector of Planning �
FROM: Bill Mandan, Director of Parks and Recreation
RE: Park Dedication Revue of Wood Ridge Estates
DATE: June 11, 1991
I have reviewed the P_ Plan for Wood Ridge Estates as it
pertains to the Park Dedication and have determined that the
following points will have to be addressed in order to approve the
park dedication:
I don't feel that the pond can be used as storm water
retention and still get credit as park land. In
addition, tFe steep slopes along with the increase in
water elevation will render this land as useless in terms
of getting a trail around the north end of the pond.
There is a substantial discrepancy in preservation of
steep slopes between the applicant and the Subdivision
Ordinance. The developer has platted lots along the
eastern portion of the property that, I believe, should
not be platted. Steep slopes and marshes are to be
preserved and credited t 25% of upland when considering
park dedication. Subsec::.zntly, while steep slopes (over
20 % grade) are prese -;d, they are given 25% of upland
value which would requi. four times the land area be
dedicated in steep slopes.
Lot 1, Block 14, should be slid over and become Lot 16 of
Block 4. By doing this, this lot will not be isolated by
park on two sides. The alignment of the walking trail
then could travel around the lot to the south of this lot
and hook up with the park land east of Horizon Trail.
Lot 30, Block 2, should be eliminated because of steep
slope. That would preserve the steep slope as parkland.
In addition, Lot 1, Block 12, should also be eliminated
to preserve the steep slope. This would widen the
corridor for a walkway connecting this plat with The
Pond.
Lot 1, Block 6, should be eliminated in order to pick up
additional parkland to satisfy the 10% dedication. This
lot appears to have been placed there simply to pick up
an additional lot. There is no apparent reason why it
should cut into the open space the way it does.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 4474245
An Equal Opportunity /AJ/imwtiue Action Employer
Park Dedication Revue
Wood Ridge Estates
page 2
With the elimination of those three lots and the 25%
calculations for steep slopes, the park land dedication
requirement would reach 7.13 acres which would be enough to
satisfy the requirement for Wood Ridge Estates.
uu �
"CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991"
PLANNING REPORT
SUBJECT:
APPLICANT:
SITE ADDRESS:
PRESENTER:
PUBLIC HEARING:
DATE:
VARIANCE
GREG SCHRADER
5308 CANDY COVE TRAIL
DEB GARROSS, ASSISTANT CITY PLANNER
YES X NO
JUNE 20, 1991
HISTORY / BACKGROUND
The Planning Department has received a variance application from
Greg Schrader of 5308 Candy Cove Trail. Mr. Schrader proposes to
construct a 9 x 22 garage addition to an existing 15 x 22 foot
single car garage. The applicant requests the Planning
Commission to grant an 18.5' front yard variance in order to
construct the garage as per attached drawing.
PREVIOUS PROPOSALS:
This app ication as been revised from the 23 foot front yard and
8.5 foot side yard variance the Planning Commission considered on
June 6, 1991. The applicant has revised his plan for a garage
addition after conferring with the Prior Lake Planning Director
and Building Official. The applicant will retain part of the
legal non - conforming structure and add an additional 9 x 22'
addition to the westerly part of the garage. This proposal
eliminates the need for a side yard variance due to the
grandfathered setback established by the existing garage. The
proposed garage is two feet shorter than the proposal considered
on June 6, 1991. The applicant will continue the existing
southerly wall for the addition. Therefore, there will be no
further encroachment into the front yard setback. The variance
required to construct the addition as proposed is an 18.5 foot
front yard variance.
PHYSIOGRAPHY:
Theme very small lakeshore lot consisting of approximately
6,1CJ square feet. There is a retaining wall that separates the
subject site from the property immediately to the northeast. The
lot is relatively flat, then slopes toward the lake on the
northwesterly part of the home. There are no trees or vegetation
other than lawn that will be affected by the proposed addition.
ADJACENT USES:
The adjacent properties are developed with single family homes.
The subject site and lot to the northeast contain garages located
within five feet of the front property lines. The homes in the
immediate neighborhood appear to have been built more recently
and maintain a much greater setback from the front property lines
4624 Dakota St. S.E., Prior Lake. Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 447 -4245
An Equal Opportunity /AJjinrwtiue Action Employer
than that of the subject site. The roof overhang from the
adjacent garage is located approximately four feet from the
Schrader's existing garage. The close proximity of the two
garages combined with the grade level difference between the
properties creates a very crowded appearance. The planter that
separates the garages is located partially within the right -of
way of Candy Cove Trail.
DEVELOPMENT SUMMARY:
The lot consists of approximately 6,100 square feet and is 50
feet wide. The property is zoned R -1 Urban Residential and is
located within the S -D Shoreland District. The required setback
is 25 feet measured from the front property line. The maximum
lot coverage allowed is 308 percent. The proposed addition would
amount to less than 238 percent coverage which is consistent with
the requirements of the Zoning Code.
PLANNING CONSIDERATIONS:
This lot is unique in that Candy Cove Trail was not constructed
to be centered within the right -of -way. Instead, the paved road
is located in the southerly part of the right -of -way and is
located approximately 34 feet from the existing garage. There is
no area available on the proposed lot where a garage could be
built compliant with zoning standards. The majority of the
existing driveway and parking area for vehicles is located on
public right -of -way.
DISCUSSION
The home and presumably the garage were built in the early 1960's
under the jurisdiction of Eagle Creek Township. The garage is
located at a legal non - conforming setback from the front and side
property lines. When setback standards are applied to this
substandard lot, there is no building envelope for a single
family home.
Staff believes that hardship exists in this case to warrant some
degree of variance for a garage addition. There will be no
further encroachment into the setbacks that that established by
legal non - conforming garage that exists on the property. The
hardship in this case is not caused by the applicant nor the City
of Prior Lake but is due to subdivision and development practices
of a former government. There is no building envelope on this
site that conforms to current Zoning Standards. In addition,
Candy Cove Trail is located in the southerly part of the right of
way, therefore, this situation is unique and adds to the hardship
case to grant the variance as requested by the applicant.
RECOMMENDATION
The recommendation from staff is to approve the 18.5 foot front
yard variance. This would allow the applicant to have a double
car garage similar to others constructed within the neighborhood.
Staff believes that the hardship in this case is due to the
substandard lot size and development practices of a former
government and is not the result of actions of the applicant or
the City of Prior Lake.
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TO: Deb Garros. -. Assistant City Planner, Prior Lake
FROM: Greg Schrader
DATE: June 13, 1991
SUBJECT: variance
I would like to apply for a foot front yard variance. I am
proposing to build a 9' x 22 addition to my existing garage.
The existing garage foundation and walls will be utilized. The
City Planner and the Building Inspector have both recently been
to the site and have approved the proposed addition.
Thank you.
SincerelW e�y _
-r3 -di
P R,1(0
"CELEBRATE PRIOR LAKE'S CENTENNIAL - 1991"
"VAlOPl"
NOTICE OF HEARING
FOR
FRONT YARD 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, JUNE 20, 1991
at
9:00
P.M.
PURPOSE OF HEARING:
To consider a
variance
application
for Mr. Greg
Schrader.
SUBJECT SITE LOCATION: 5308 Candy Cove Trail.
REQUESTED ACTION: Mr Schrader proposes to construct a
9' x 22' addition to the westerly
side of an existing, 15 x 22
single car garage. See attached
survey for reference. The required
front yard setback is 25 feet. The
applicant proposes to locate the
garage 6.5 feet from the southerly
property line which would require an
18.5 foot front yard variance.
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: June 17, 1991
4629 Dakota St. S.E.. Prior Lake. Minnesota 55372 / Ph. (612) 447 -4230 / Fax (612) 4474245
An Equal Opportunity /Affirmative Action Employer