HomeMy WebLinkAbout10A Jeffers Pond 7th PUD Amend and Prelim Plat O � PRIp
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V � 4646 Dakota Street SE
Prior Lake, MN 55372
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CITY COUNCIL AGENDA REPORT
MEETING DATE: APRIL, 8, 2013
AGENDA #: 10A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A MAJOR
AMENDMENT TO THE PLANNED UNIT DEVELOPMENT KNOWN AS
JEFFERS POND AND A RESOLUTION APPROVING THE PRELIMINARY
PLAT TO BE KNOWN AS JEFFERS POND 7 ADDITION
DISCUSSION: Introduction
The Jeffers Foundation has applied for approval of a major amendment to the
Planned Unit Development (PUD) known as Jeffers Pond and approval of a
Preliminary Plat to be known as Jeffers Pond 7th Addition. The area of
consideration for the major PUD Amendment and Preliminary Plat applies to
an undeveloped portion of Jeffers Pond known as The Shores. The site is
located south of Jeffers Parkway, east of McKenna Road, and '/4 mile west of
CSAH 21. The applications include the following requests:
• Approve a major Amendment to the Jeffers Pond Planned Unit
Development
• Approve a Preliminary Plat to be known as Jeffers Pond 7th Addition
Hi StOry
In 2005, the City Council approved a PUD for the approximately 336 acre
Jeffers Pond mixed use development including the following elements:
• Mix of land uses including commercial retail and office; low, medium,
and high density residential; and public institutional and municipal sites
• Up to 693 total residential units.
• An active park of at least 4.6 acres (Jeffers Pond Park)
• An fire station site (Prior Lake Station #2)
• An elementary school site (Jeffers Pond Elementary School)
• Public parkland and trails (over 145 acres of parkland has been
created)
Seven phases within the PUD development have been platted including sites
for 156 single family homes, 165 townhomes, Jeffers Pond Elementary School,
and Prior Lake Fire Station #2.
The Planning Commission held a public hearing for the proposed PUD
amendment and preliminary plat on March 18, 2013. Various questions were
raised by both members of the public and the Planning Commission
concerning housing model styles, amended setbacks and lot areas, and the
conversion of the originally planned private street to a public street (see
attached minutes). After discussion on these topics, the Planning Commission
recommended approval of both applications.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Current Circumstances
The current proposal calls for a redesign of the original 28 single-family
attached home lots to be constructed within an undeveloped area known as
Outlot F(The Shores of Jeffers Waterfront). The Shores have already been
developed with 20 attached twin-home lots which front along Jeffers Parkway.
The redesign of Outlot F proposes 23 detached single family home lots.
The following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site area consists of 5.36 acres.
Topoqraphv: This site has varied topography, with elevations ranging from
890' MSL near the cul-de-sac entrance to 866' MSL near the high water
elevation of the wetlands.
Veaetation: The natural vegetation on the site was cleared after the original
preliminary/final plat was approved for the area. The project is subject to the
Tree Preservation requirements of the Zoning Ordinance.
Wetlands: The project site contains two wetlands areas. These wetlands will
not be impacted under the current proposal.
Access: Access to the site is from Jeffers Parkway (public street).
2030 Comprehensive Plan Desianation: This property is designated for Low
Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zoninp: The site is presently within the Jeffers Pond PUD (Planned Unit
Development). The originally approved density (net) of this area is 7.15 units
per acre. The density for the proposed plat is 5.87 units per acre.
PROPOSED PLAN
Lots: The plan calls for 23 lots to be constructed with single family rambler or
1'h-story homes. The lots range in size from 5,392 square feet to 11,256
square feet with an average lot size of 7,422 square feet. The originally
designed attached single family lots ranged in size from 5,000 square feet to
10,000 square feet. The proposed residential housing units are conceptually
planned to range in size from 3,000-3,400 sq. ft. The units propose to include
2-car garages. In comparison, the existing attached homes for "The Shores"
included approximately 3,000 - 3,100 sq. ft.
Setbacks: Typical residential required setbacks and proposed setbacks:
Structure Setbacks Typical Originally
Re uirement A roved Pro osed
Front 25' 15' 15'
Interior Side 10' NA 7.5'
Buildin to Buildin NA 15' 15'
2
Rear 25' NA 10'
Wetland 30' 30' 30' min.
Cantilever/Eves/Egress 2' NA 1' maximum
Pit Setback
Encroachments
Streets: Shore Crest Drive is proposed as a cul-de-sac. This street is
proposed in a similar location as previously approved, however; the street was
approved as a private street. The Developer is proposing to designate Shore
Crest Trail as a public street. City Staff has reviewed the street design and
believes the street would be adequately designed to public street standards as
long as public drainage and utility easements are dedicated in the front yards
of the Lot 8, Block 2 and Lot 1, Block 3(intersection of Jeffers Parkway) to
provide for needed land area that serve right-of-way purposes (e.g., snow
storage). This is due to the limited width proposed for public right-of-way
dedication of Shore Crest Trail in the first 60 feet from the intersection with
Jeffers Parkway.
Impervious Surface: The originally approved maximum impervious surface
for the 48 lot "Shores of Jeffers Waterfront" development was 158,024 square
feet. The cumulative impervious surface for the proposed 23 detached home
lots and the existing 20 attached home lots is 158,011 square feet, thereby
reducing the previously approved impervious surface for The Shores. The
developer has provided a table listing the maximum impervious surface per lot
which will enable City Staff to track the impervious surface as each lot is
constructed. The overall impervious surFace for the entire Jeffers Pond
Development would continue to be less than (24.5%) the original impervious
surface maximum amount (25.5%) approved in 2005.
Parks: In 2005, the Jeffers Pond Development was created with over 145
acres of dedicated natural public parkland. This original park dedication
satisfies the total parkland requirement for all phases of the Jeffers Pond
Development including The Shore.
Sanitarv Sewer/Water Mains: Sanitary sewer and water mains are currently
in place along Jeffers Parkway. Proposed utility mains running under Shore
Crest Drive cul-de-sac will connect to these existing utilities.
Landscape Plan: The Subdivision Ordinance requires two front yard
subdivision trees per lot (4 for corner lots). The developer will be required to
follow a landscape plan design which satisfies this Ordinance requirement.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication, trunk street and utility service
charges, and utility connection charges payable at the time of recording of the
final plat.
ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and
standards allowed under a PUD. The PUD provisions offer maximum flexibility
in many areas, some of which include such aspects as setbacks, building
heights, and densities. The developer is requesting modifications to the
minimum lot areas for the single family lots, as well as building setbacks for the
proposed single family lots. The proposed detached single family lot design will
3
reduce the overall impervious surface of Tiers 1 and 2.
The Jeffers Foundation has met with City staff to address the proposed
changes to the PUD and ways to maintain the core of the originally approved
plan of the Jeffers Pond Development. As noted in the attached staff
memorandums from the Engineering and Community & Economic
Development Departments, the developer must refine the plans to assure
compliance with the Public Work Design Manual requirements and City Zoning
Ordinance. However, none of these revisions will likely impact the general
design of the proposed plat. If any significant modifications to the plat are
necessary, the developer will be required to resubmit for Preliminary Plat
consideration, and a new public hearing will be held before the Planning
Commission. Therefore, if the City Council finds the PUD and preliminary plat
acceptable, the staff would recommend the following conditions be attached:
1. The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
2. Revise the plans to address all of the comments in the memorandum from
the City Engineering Department dated February 21, 2013.
ALTERNATIVES: The City Council has the following alternatives:
1. Approve the major PUD Amendment to the Jeffers Pond PUD Plan and the
Jeffers Pond 7 Addition Preliminary Plat subject to the conditions
identified by the City Council in the approved resolution.
2. Table this item to another City Council meeting and provide the developer
with direction on the issues that have been discussed.
3. Recommend denial of the requests.
RECOMMENDED 1. A motion and second to approve a major amendment to the final PUD Plan
MOTIONS: for Jeffers Pond, subject to the listed conditions.
2. A motion and second to approve a Preliminary Plat known as Jeffers Pond
7th Addition, subject to the listed conditions.
EXHIBITS: 1. Location Map �
2. Jeffers Pond 7 Development Plans
3. Engineering Dept. Memorandum dated 2-21-13
4. March 18, 2013 Planning Commission meeting minutes
4
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4646 Dakota Street SE
'�'rivrv�so��' Prior Lake, MN 55372
RESOLUTION 13-XXX
A RESOLUTION APPROVING A MAJOR AMENDMENT TO THE PLANNED UNIT DEVELOPMENT
(PUD) FINAL PLAN KNOWN AS JEFFERS POND
Motion By: Second By:
WHEREAS, The Jeffers Foundation, as developer, has submitted an application for a major
amendment to the Planned Unit Development (PUD) Final Pian known as Jeffers Pond
related to the number of lots and lot design changes made to an area known as "The
Shore;" and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing to consider the
proposed amendment to the Final PUD Plan on March 18, 2013; and
WHEREAS, The Planning Commission found the amendment to the Final PUD Plan to be consistent
with the purpose of a PUD and in substantial compliance with the approved plan and
recommended approval of the amended Final PUD Plan; and
WHEREAS, The Prior Lake City Council considered the proposed Final PUD Plan amendment on April
8, 2013 in conjunction with the proposed Jeffers Pond 7� Addition preliminary plat; and
WHEREAS, The City Council finds the amended Final PUD Plan to be in substantial compliance with
the approvetl PUD for The Shores area to include 23 single family detached units; and
WHEREAS, The City Council finds the PUD Final Plan is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows: !
1. The recitals set forth above are incorporated herein. '
2. The Amended PUD Final Plan is hereby approved subject to the following conditions:
a. The developer must obtain the required permits from any other state or local agency prior
to any work on the site.
b. The developer must revise the plans to address all of the comments in the memorandum
from the City Engineering Department dated February 21, 2013.
PASSED AND ADOPTED THIS 8th DAY OF APRIL, 2013.
YES NO
Hedber Hedber
Keene Keene
McGuire McGuire
Morton Morton
Souku Souku
Frank Boyles, City Manager
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4646 Dakota Street SE
'�rN�so'��' Prior Lake, MN 55372
RESOLUTION 13-xxx
A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS JEFFERS POND 7TH ADDITION
Motion By: Second By:
WHEREAS, The Jeffers Foundation, as developer, has submitted an application for a Preliminary Plat
to be known as Jeffers Pond 7th Addition; and
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on March 18, 2013 to
consider the proposed Preliminary Plat; and
WHEREAS, Notice of the public hearing on said Preliminary Plat has been duly published and posted in
accordance with the applicable Minnesota Statutes and Prior Lake Ordinance; and
WHEREAS, All persons interested in the proposetl Preliminary Plat were afforded the opportunity to
present their views and objections related to the Jeffers Pond 7th Addition for the record at the
public hearing conducted by the Planning Commission; and
WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat on
April 8, 2013 in conjunction with a proposed major amendment for the Jeffers Pond PUD; and
WHEREAS, The Planning Commission and City Council have reviewed the Preliminary Plat according to
the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said
Preliminary Plat to be consistent with the provisions of said Ordinances; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a Preliminary Plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows: i
1. The recitals set forth above are incorporated herein.
2. The Preliminary Plat is hereby approved subject to the following conditions:
a) The developer must obtain the required permits from any other state or local agency prior to any
work on the site.
b) The developer must revise the plans to address all of the comments in the memorandum from the
City Engineering Department dated February 21, 2013.
c) The developer must address all grading, hydrology and storm water comments of the city prior to
approval of a grading permit for the site.
PASSED AND ADOPTED THIS 8T" DAY OF APRIL, 2013.
YES NO
Hedber Hedber
Keene Keene
McGuire McGuire
Morton Morton
Souku Souku
Frank Boyles, City Manager
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Memo
��►Nnr�so�
Datc, February 21, 2013
To: Com�nunity Development and Natt�ral Resoui•ces Department
From: Engineering Departinent -- Lai•ry Poppler, City �ngineer
Public Works / Natural Resources Departinent -- Pete Young, Water
Resain•ces �ngineer
Subject: Jeffers Poncl 7 (Project #13-104)
The Engineering Depai�tment and Pitblic Works/Nahiral Resources Department have reviewed
the preliminary plat for the subject project with a draft plan date of �eb�liary 1, 2U13 and we
have the following commei�ts. The level of detail for the plan set was mare in line with a final
plat appIication. As a result, many comments are final plat comments, Coinments hig�ilighted in
bold text are of particula�• concei�:
General
I. The fnal plat plans should follow the requirements of the Public Works Desigu Manual.
2. Permits from the Met Couiicii, Minnesota Polhrtion Control Agency, and Department of
Health �e needed.
3. Show approximate location of all existing private utilities and p�iblic ufilities.
4. City Project #13-104 should be shown on all plan sheets.
5. Show fi•ont/side/rear yard easements on all plan sheets,
G. All plaus should be drafted according to tlie City of P��ior Lake layer syste�n. A digital
copy of the plans in pdf or tif format is required prior t0 COI1StPUCt1013 All drawings
should use the Scott County Caordinate System.
7. Pravide note on the plans stating that wo�•king ltours are from 7 am to 7 pui Monday
through Friday and S am to S pFn Saturday.
8. Show propei�y address of properties adjacent to #he project area.
9. Provide survey sheet that ineludes all spot elevations shot foi• ti�is project. Inchide datum
infortnation on the sheet.
(iI'A(�lll�
1. Tlie conto►us at the cnd of tIie cul-cte-sac do not tie out. The area neRr the ti•ail is of
the greatest concern, Please ��evie�i� tl�e px•oposeci contours at the end of the cul-de-
sac.
2. Show wetland Uuffei� and wetlatid buffer signage on the plans. SetUacks fi•om wetlands
nn�st be cliecked to verify distance requireinents.
Phonc 952.447.9840 / Fa� 952.447.4245 / t��ti�e.cit��ofpriorlakacom
3. Linetypes for the contours are confusing as tlu•ee ciifferent linetypes exist for the
contouring. The existing ground shots should be sho�vn on the existing conditions sheet.
4. Show all emergency ove��flow routes on the plans using airows and show the elevation of
the high point along the emergency overflaw route. Several street low points, wetland
areas, and ponding areas require EOF labeling.
5. Backyard drainage swales exceeding 300 feet or draining over $ Iots require storm sewer
piping and corresponding ouflots. Please i•eview backyard drainage swale behind lots 7-
11. Could this s�vale are be eliminated bp changing tlie grading to flow across the #r�il.
If drainage swales are shown, additional da•ainage and utility easement will be necessary.
b. Any backyard drainage patl�s inust be sodded and protected at the conclusion of grading
activities. Provide notes indicating that this protection is needed.
7. Show the top and botto�n elevations of existing retaining wall. A fence will be needed
for the existing retaining wall adjacent the trail within Outlot A.
8. Show double i•ow of silt fence for areas that drain to wetlands.
9. Shotii� outlet clevation, emergency ovez•flow elevation, NWL and HWL for poncls and
OHWL for watea• bodies.
10. Pro��ide naine of conipany, contACt persot� and emergency pl�one number for person
responsible for erosion control on the �roject.
11. Provide note on the plans specifying that perimeter dowzistream sediment control best
xnanageme;rt practices tnust be installed by the Contractor and inspected hy the City prior
to any site work.
Utilities
1. Storm se«�er is shown does not meet the ti�inimum grade requirments of O.S%.
2. Manholes are shown for Uends ui the stoi�n sewer. Catch basins/ma�iholes could be used
in lieu of manholes at�d would l�elp enst�re the mai�I�oles are not within the wheelpath.
3, CBMH 902 should have a 3 foot sump.
4. All pipes outside the �•oadway areas should have rhino marking posts as specified in the
public works design manual.
5. Sanifarp sewer from MI� 2 and MHl shoutd be SDR 26.
Streets ;
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1. Provide geotecluiical analysis report for soil borings in the project area. Show soil boring
locations on all plan sheets. A patrement section reconu�iendation will be needed baseci ;
on the borings for the final plat. '
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2. If proposed as a public street, remove the island wiflun the c�il-de-saa �
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3. If proposed as a public s#reet, additianal easeme�t may be needed far the existing lots
near t}ie intersection of Jeffers Parkway and Shore Crest Drive. Show right of way and
easements for properties at tlie entrance of Shore Crest Drive.
4. Pedest�•ian ramps for the trail connections to Sl�ore Crest Drive wilt be requii•ed at the
time of final plat,
5. Typical section should include crown of the roadway.
6. The road profile should be extended to show the existing roadway at the connection to
Jeffeis Parkway.
7. Provide note on #he plans stating that the final date for paving of the bituminous base
couise is November l and the final date for paving tl�e bituminous wear course is
Septeinber 30'". No paving shall commence prior to the removal of seasonal road
restrictions.
8. Show street lighting locations o�a tlie plans.
9. Horizontal curves s�ould be reviewed for 30 mph design.
Hvdroloev and Storm Sewer
1. PWDM III.2 FORMAT AND STANDARDS
a. Please submit a stormwater managemeut report that includes a narrative to
describe hov�T the existing pond and infil#ration basin will fiinction and data ta
confr�n fhat the system has tl�e capacity to support the proposed development.
Sunimarize tlie voltune control requiremei�t in ac-ft or ac-in, the rate control
reqttirement in CFS to each point of discharge, anci water qtiality in tern�s of Ib P
and Ton TSS to each point of discharge. Tabulate all existing proposed soil type
aud land use, and list CN assumptions for each combination,
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b. Show ar define access ro�ites for zuaintenance purposes to all inlets or otttlets at ;
ponding areas {must be a maximum S% grade, 2% cross slope, and 10 feet wide). �
Paviug or pa��ers on the access rotttes is requued with a design load that will �
support mairrtenance vehicles. �
2. PWDM III.4 SITE HYDROLOGY, STORMWATER, AND VOLUME �
MANAGEMENT ;
a. Rate control is requi�•ed; 2-, 1 U- and 100-year (24-hour NRCS Type II) events f
sliaLl be inodeled. Events for Prior Lake are 2.8", 4.2" and 6.0" for the 2-, 10- and i
100-year storms respectively. The project is located within Stormwater �
Management O�reriay Distcict #1; rate control sl�all hold total offsite peak runoff ;
af or below the following schedule: 2-year: 0.25 cfs per net ac��e; 10-year: 0.25 '
cfs per �7et crcre; 100-year: 0.25 efs per szet ncre. Provide infor�nation to show that
the existing pond will meet city z•equiremetrts (includiiig other pond design ;
requicements ouflined in Section 7). ;
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b. Volume contcol is required; site runoff volume shall be reduced in fhe proposed
condition by a volume equal to or greater than 0.5 inch over alI new impervious
surfaces. All sites may consider the use of cuive number reductions to meet a
portion of the voh�me control requiremeut. Methods include tt•ee plantings, i�ative
grass buffers, porous pavements, imperviaus disconnections, green roofs,
constructed wetlands, and soil amendments. Examples of credit reduction
calculatio�� is found in the PWDM Secfion 9. Tahulate the proposed credits by
discharge point.
c. An infiltration basin was constructed for this project during mass grading. Submit
information to show that fhe basin will meet requi�•ements for volume control
(e.g., inf Itration rate test results on tlie existing basin). Include a cross section
detail fo�• tl�e infiltration basins, inchiding information on original design and
functioi�. Provide information on measured infiltration rates for the existing
infilhation features.
d. Low floor elevations shall be at least 3 feet above the OHW or liighest lcno��+n
water elevation (whichever is greate�•) and 2 feet above tlie HWL for
ponds/basins/wetlauds. Low opening clevations shall be at least 2 feet above
EOF.
e. The water quality treatment standard is 60% reduction in total phosphorus and
90% reductian in TSS, based oi� standard wet pool detention pond design criteria.
Provide documejjtation to demonstrate the water qualit3� pe�•formance of the
exisfing wet pond.
3. P1�DM III.6 WETLANDS: Wetlands buffers should be shown on the plans. I'lan should
provide detail and location for wetland buffer signs.
4. PWDM III.8 STORM SEWER: Pipe gcade should be a minimum of Q.5%. Some pipes
were noted with shallawer grade.
SWPPP
l. An NPDES Conshziction site pe�mit will be required for this project. Tl�e City must
approve the associated S WPPP prior to grading peri�iit approval.
2. The silt fence protectiiig tlle pond aud infiltration basin sliould be moved closer to the
road and fiuther fi•om the stormwate�• �nanage�nent features.
3. Provide a detail for straw bio rolls noteci oii Sheet 6. A"Teinp Sediinentation Trencl�"
detail is provided on Sheet 7 but this st�•ucture is not sho«rn on the plan view. Clarify
�vhicli method �vill be used on this project. �
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4. Most required elements of a S WPPP are included in the plan set, Please updafe the plaus
with the following standard infoz•mation: ;
a. NPDES IlI.A.1: Identify a pe3•son knowledgeable and experienced iu the
application of erosion prevention and sediment control BMPs who will oversee �
the implementation af the SWPPP, aud the installation, inspection and �
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tnaintenance of the erosion prevention and sedinient control BMPs before and
during construction.
b. NPDES III.A.3.c: Estimated preliminary qt�anfities tabulation anticipated at the
start of the project for the life of the project inust be included for all erosion
prevention and sediment control BMPs in the SWPPP.
c. NPDES TII.E.4.c: The Permittee(s) must relnove all deltas and sedimetit deposited
in surface waters, inchiding draitiage ways, catch basins, and other di•ainage
systems, and restabilize the areas where sediment removal restilts i�3 exposed soil.
The �•emo��al and stabiIization must take place within seven (7) days of discovery
unless prechided by legal, regulatory, or physical access constraints. The
Permittee shall use all reasonable efforts to obtain access. If precluded, remaval
aud stabilization must take place witllin sevei� (7) calendar days of obtaining
access.
d. NPDES III.E.4.d: Construction site vehicle exit locations;nust be inspected for
e��idence of off-site sediment t�•acking oiito pa��ed surfaces. Tracked sediment
must be removed fi•om alI paved surfaces, �i�ithin 241�ours of discovery.
e. NPDES III.F.4: All liquid and solid wastes generated by coucrete washout
operations nnust be contained in a leak-proaf containment facility or impermeable
liner. A compacted clay liner that does not. allow washot�t liquids to enter groutid
«�ater is considered an im:permeable liuer. The liquid and salid wastes must not
contact the ground, and tliere must not be i�unoff fi•om the concrete washout
aperations or areas. Liquid and solid wastes musf be disposed of properly and in
compliance with MPCA regulations. A sign mttst be installed adjacent to eacli i
washot�f facility to inforcn concrete equip�nent aperators to utilize the proper ;
facilifies.
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MOTION BY HlTE, SECONDED BY SPIELER TO APPROVE THE PRE�IMARY PLAT OF
MARKLEY LAKE WOODS SUBJECT TO THE RECOMMENDATIONS.
VOTE: Ayes, Phelan, Roszak, Spieler, Blahnik, and Hite. The motion carried.
B. EP# 13-'iO4 Jeffers Pond 7th Addifion Pre{iminary Plat and PUD Amendment. The
proposed application is for a major amendment to the Jeffers Pond P(anned Unit Development
Plan and a Preliminary Plat to be known as Jeffers Pond 7th Addition. The project plans
propose the conversion of fhe previous[y approved 27 twin home devefopment design to a 23
single family detached home design.
Planner Mafizke presented the Jeffers Foundation has applied for approval of a major
amendment to the Planned Unit Development (PUD) known as Jeffers Pond and approval of a
Preliminary Plat to be known as Jeffers Pond 7fh Addition. The area af consideration for the
major PUD Amendment and Preliminary Plat applies to undeveEoped portion of Jeffers Pond
known as The Shores. The site is located south of Jeffers Parkway, east of McKenna Road,
and'/ mile west of CSAH 21. The applications include, approve a major Amendment to the
Jeffers Pond Planned Unit Developmertt and approve a Preliminary Plat fo be known as
Jeffers Pond 7th Addition.
Engineer Poppler presenfed, most of the grading has already taken place on this site. The
utility is very basic on this plan. The storm sewer will drain to the ponds that are already built.
The original development was original plated as a private street. They are re-platting the street
as public.
Commissioner Questions:
Phelan asked how do you go back and get the easements in place along the sfreet?
Engineer Poppler responded there might be enough easement there already, or acquire
additional easement.
Spieler asked #he lot design seems quite a bit smaller than the standard Iot size?
Planner Mafzke responded yes they are small lots part of the PUD devefopment they are able
to do smaller lot sizes in exchange for a benefit.
Spieler asked how many phases are there in the Jeffers Pond Development?
Planner Matzke responded with markef conditions fhere has been re-developments and
modifications. There are three more outlots #or residentia[ that could move forward. There are
some phases af commercial.
Hite asked will these match the other homes in the phases?
Planner Matzke responded yes, this is probably the last detached phase of the projec#.
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B[ahnik asked 28 twin homes, 54 units were actualiy originally appraved for developmenf?
Planner Mafzke responded no it was 28 individual units, 14 twin homes buildings total.
Blahnik asked was there studies done to determine the different hous9ng needs when it was
orig'snally platted?
PEanner Mafizke responded yes, the original plan of Jeffers Pond was to offer homes in a
variety of styles and prices and it does today.
Phelan asked there are a numerous setbac[c reductions for these lots, if it was not a PUD
those would come �efore the Planning Commission as variances?
Planner Matzke responded they are still in line with the original setbacks that were planned for
the devefopment. As markets have changed and changes are being made there are some �
minor tweaks and changes that need to be made.
Phelan stated if they were to plat 2'I lots verses 231ots then there would not be as many
setback tweaks and would be more in harmony with the sfandard iot requirements. Is this a
cost benefit thing? And since it is a PUD should it nat be as much of a concern?
Planner Matzke the proposed setbacks are still in line with the original setbacks.
Developer Kelly Murray presented on behalf of the Jeffers Foundation. The Jeffers Pond
#oundation was not originally a developer. A builder was contracted #o build these homes.
Due fo market conditions the property fell back into the Jeffers Foundation. The origina! vision
of the Jeffers development was to offer a variety o# living opportunities from entry level to
empty nesters. The plan was to be completed as one but as time has gone on the need to
amend and change the PUD arose to adapt #o market changes. This phases was platted for
28 twin homes and wil! be re-platfed for 23 single family detached homes. This gives more
flexibility for market demand.
Blahnik asked is fhis primarily maricet driven?
Developer Murray responded yes the request we got were all for detached homes.
MOTION BY PHELAN SECOND BY SPIELER TO OPEN THE PUBLIC HEARING AT 7:37
P. M.
VOTE: Ayes Phelan, Hite, Blahnik, Spieler and, Roszak. The motioned carried.
Leonard Kloeber 3655 Jeffers Parkway stated he felt it is importan# that the street be a
public street. If additional easements were needed they would need to be granted by the home
owners association and not individual home owners, since the association owns that property.
His other concern was to maintain the property values. He asked if there are any proposals for
the commercial parcels in the developmenf.
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Planner Matzke responded the city has not seen a formal proposal, but with the increased
activity fhere could be something in the next few years.
Terry Wensmann stated they will be the builders in the development. They plan on these
homes being around 375,000. The values probably won't be any less than is in the Shores
currently.
Phelan asked if some of the lots were lager would that be more cost prohibitive or is that a
possibility?
Wensmann responded the current lot dimensions match what is across the street in the
Encfave. The lots sizes match the style of homes that are planned to be built.
Paul Oberg Executive of the Estate of Robert Je##ers the concept of Jeffers Pond
development is to cover al[ income fevels and offer a variety of living styles. With the recent
recession it has shown that Planned Unit Communities become difficult to work with. There
has to be amendments and changes because properties change hands and the money that
was there is not there anymore.
MOT10N BY PHELAN SECOND BY HITE TO CLOSE THE PUBLi HEARING AT 7:5'! P.M.
VOTE: Ayes Phefan, Hite, Blahnik, Spieler and, Roszak. The motioned carried.
Commissioner Comments and Questions:
Spieler asked da all the phases af Jeffers Pond have associations?
P[anner Mafzke respanded not al( of them clo.
Spieler stated his support for the project. The design is simifar to #he other areas. The lot
design does provide enough support and is in line with the original setbacks.
Hite stated support for the project. The reduction down to 23 single family homes is a good
use of the praperty. She would like to see some of the lot sizes increased but the current
setbacks cio match the rest of the area. The improvement to imperviaus sur#ace is great to see.
Roszak stated given the current market condition this is an appropriate amendment to the
PUD.
Blahnik stafed support for the project. It is consistent with other developments in the area.
Phelan stated his support. Echoing the other commissioner's statements and given market
conditions this is an appropriate use. There are great trails and movement options for peopie
to travel through the development.
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MOTION BY BLAHNIK SEC4ND BY ROSZAK TO APPROVE THE PREL.IMIANY PLAT AND
PUD AMENDMENT FOR JEFFERS POND 7 ADDITION
VOTE: Ayes Phelan, Hite, Blahnik, Spieler and, Roszak. The motioned carried.
5. Old Business:
None
6. New Business: '
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7. Announcements and Correspondence: j
A: Recent Cify Council Discussionsldecisions
Director Rogness presented 20'�3 building permit updates. He presenfed the action taken by
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#he City Council for a moratorium along the 42 corridor.
Hite asked is this just a development mora#orium.
Director Rogness responded thaf is correct. Transportation and Land use.
Blahnik asked was there $50,000 allocated far the study?
Director Rogness responded there have not been funds set aside.
Phelan asked was there subdivisions that may be affected by this?
Director Rogness responded there is one that was in the works. If was a concept plat that
was brought before you earlier this year. They have submitted preliminary plat.
8. Adjournment: �
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MOT[ON BY PHELAN, SECONDED BY ROSZAK TO ADJORN THE MEETING. I
VOTE: Ayes, Roszak, Hite, and Phelan. The Motion carried. ,
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The meeting adjourned at 8:48 p.m. j
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Peter Aldritt, Community Development Assistant �
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