HomeMy WebLinkAbout8A - Pheasant Meadow PUD
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
DISCUSSION:
ISSUES:
STAFF AGENDA REPORT
8A
DONALD R. RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF THE SCHEMATIC PUD FOR
PHEASANT MEADOW,(RESOLUTION 96-35) THE
PRELIMINARY PLAT OF PHEASANT MEADOW,
(RESOLUTION 96-36) AND ORDINANCE 96-10 REZONING
THE SITE TO PUD.
APRIL 1, 1996
The purpose of this item is to consider approval of the Schematic
PUD, preliminary plat and rezoning from R-1, Suburban
Residential to PUD, Planned Unit Development for the project
known as Pheasant Meadow.
The Planning Commission conducted the public hearing related to
these applications on March 11 and 25, 1996. The application,
Planning Reports, Planning Commission Minutes, and relevant
correspondence are attached to the agenda packet. The
complete files are available for review in the Planning
Department.
The specific applications are to consider approval of a PUD for the
site located north of STH 13, south of County Road 12, and west
of the old Metro Cabinets site. The applicant proposes a PUD
containing 50 town home units, a public street and cui de sac, and
future connection of Spruce Road to the east. As recommended
for approval by the Planning Commission, the project would
consist of 48 units, and would provide a connection to Balsam
Street on the west. A sidewalk/path would be constructed along
the proposed Balsam Street connection.
The PUD was reviewed according to the applicable provisions of
Zoning Ordinance 83-6, and found to be consistent with the
Ordinance requirements. The PUD is consistent with the
Comprehensive Plan, specifically policies related to parks,
utilities, and land use.
Representatives of the neighborhood were present at the original
and continued public hearings and voiced strong objection to the
Balsam Street connection, but voiced general support for the
project. As a result of the neighborhood concerns expressed at
the first public hearing, a traffic study was conducted and provided
4196CC.DOC
16200 ~le Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
T
to the Planning Commission with the March 25 staff report. A
petition opposing the connection to Balsam Street and signed by
91 persons was submitted at the continued public hearing. The
objection was made on the basis of a perceived increase in traffic
that would be generated in the adjacent neighborhood with a
concomitant perceived decrease in safety.
The original staff recommendation was to approve the request
subject to a street connection with the existing Balsam Street,
consistent with Comprehensive Plan policies and the subdivision
ordinance. Following discussion, the Planning Commission voted
to recommend approval of the request with the Balsam Street
connection included as part of the project.
Attached to this report is a letter from Nancy Coyle, whose
property adjoins Balsam Street and the proposed project. This
item is being included in the agenda material because Ms. Coyle
was unable to convey this information to the Planning
Commission. Ms. Coyle is hearing-impaired and the interpreter
the City had arranged for to be at the Planning Commission had
car trouble and was unable to attend the meeting.
The spokesperson for the neighborhood indicated that the only
issue the residents of the area had with the project was the
extension of Balsam Street. He indicated that the residents would
support a bikeway/pedestrian path in place of the street
connection as it would be beneficial to their neighborhood.
AL TERNA TIVES:
1. Adopt Resolution 96-35 approving the Schematic PUD,
Resolution 96-36 approving the Preliminary Plat of Pheasant
Meadow, and Ordinance 96-10 rezoning the site to PUD 3-
96.
2. Continue the review for specific information or reasons per
City Council discussion.
3. Find the PUD inconsistent with the purpose and intent of the
Zoning and Subdivision Ordinance and/or Comprehensive
Plan and deny the project.
RECOMMENDATION: Approve Alternative #1. The applications for Schematic PUD,
Rezoning and Preliminary Plat are consistent with the
Comprehensive Plan, Zoning Ordinance, and Subdivision
Ordinance and should therefore be approved.
ACTION REQUIRED: A separate motion to adopt Resolution 96-35, Resolution 96-36
4196CC.DOC
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RESOLUTION 96-35
RESOLUTION ADOPTING OF THE PRIOR LAKE CITY COUNCIL
APPROVING THE SCHEMATIC PUD FOR PHEASANT MEADOW.
MOTION BY: SECOND BY:
WHEREAS: the Prior Lake City Council considered the request of Williams Development LLC
for Schematic PUD approval on April I, 1996; and
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on February 26,
and March 25, 1996 to consider the application from Williams Development LLC,
for Schematic PUD for Pheasant Meadow; and
WHEREAS: notice of the public hearing on said Schematic PUD was duly published in
accordance with applicable Prior Lake Ordinances; and
WHEREAS: the Planning Commission afforded all persons interested in this issue the
opportunity to present their views and objections related to the Schematic PUD of
Pheasant Meadow; and
WHEREAS: the City Council finds the Schematic PUD is consistent with the Comprehensive
Plan; and
WHEREAS: the City Council finds the Schematic PUD of Pheasant Meadow in harmony with
both existing and proposed development in the area surrounding the project; and
WHEREAS: the City Council finds the proposed Schematic PUD of Pheasant Meadow is
compatible with the stated purposes and intent of the PUD section of the Zoning
Ordinance; and
WHEREAS: the City Council finds the proposed Schematic PUD of Pheasant Meadow
adequately provides for internal organization, uses, appropriate densities,
circulation, parking facilities, public facilities, recreation areas and open space.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR
LAKE, MINNESOTA, that it hereby approves the Schematic PUD for Pheasant Meadow subject to
the following:
I. Subject to installation of Balsam Street from Pheasant Meadow Lane to the eastern terminus
of Balsam Street located within the plat of Sunset Hills Addition.
2. Approve the Schematic PUD Plan Map for Pheasant Meadow 12-21-95.
3. Approve the cluster, town home development consisting of 48 townhome units.
RS9635CCDOC
16200 ~~'~~R~J..~.!:.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
4. Rezone the 12.5 acre subject site from R-l, Suburban Residential to PUD 3-96.
5. No minimum setback standard from the units to the platted lot line of all proposed lots.
6. The following zoning standards shall apply to the PUD of Pheasant Meadow:
STANDARD
REQUIREMENT
Maximum Density 4.5 Proposed Density 4.15
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Required Open Space 20% Proposed Open Space 51.8%
(Public or Private) (2.5 acres) (6.24 acres)
STH 13 Required Setback 50' from R-O-W Proposed STH 13 50' from R-O-W
Setback
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.. ........................................................................ *fhe' iildi ~iduai' to~nhome"
units shall not be subject
to setback requirement on
the individually platted
lots underlying the unit.
PROPOSED PUD
MOTION BY:
SECOND BY:
Passed and adopted this 1 st day of April, 1996.
YES NO
Andren Andren
Greenfield Greenfield
Kedrowski Kedrowski
Mader Mader
Schenck Schenck
{Seal} City Manager
City of Prior Lake
RS9635CC.DOC
DR R. Michael Leek
or
RESOLUTION 96-36
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "PHEASANT MEADOW" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY: SECOND BY:
WHEREAS: the Prior Lake City Council considered an application for preliminary plat
approval of Pheasant Meadow on April 1, 1996; and
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on February
26, 1996 and March 25, 1996, to consider an application from Williams
Development LLC, for the preliminary plat of Pheasant Meadow; and
WHEREAS: notice of the public hearing on said preliminary plat has been duly published
and posted in accordance with the applicable Minnesota Statutes and Prior
Lake Ordinances; and
WHEREAS: the Planning Commission all persons interested in this issue were afforded the
opportunity to present their views and objections related to the preliminary plat
of Pheasant Meadow for the record; and
WHEREAS: the City Council 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 finds the preliminary plat of Pheasant Meadow to be
consistent with the Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of
Pheasant Meadow subject to the following conditions:
1. Approval of the Schematic and Preliminary PUD for Pheasant Meadow to allow a cluster, townhome
development.
16200 ~~~<tW~. S.L Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
2. Approval of Ordinance 96-10 establishing a PUD zone for Pheasant Meadow.
3. The preliminary plat shall be amended so there is no structure, (deck), encroachment into the setback areas
adjacent to the boundaries of the plat.
4. The landscape plan shall be amended to show the required irrigation system as per the Zoning Ordinance.
5. The landscape plan should be amended to add additional shrubs and ornamental trees around the entry
monument, and to provide for boulevard tree plantings.
6. A Tree Preservation Plan shall be submitted to the City in accordance with Section 6.16 of the Prior Lake
Zoning Ordinance.
7. The developer shall submit a draft of the covenants and/or agreements as a condition of preliminary plat,
as required by the Subdivision Ordinance.
8. The developer shall provide the required covenants and easements for proposed entry monuments as
required by Sign Ordinance 94-6.
9. Per Ordinance 94-01, a minimum of 30' setback from the 100 Year Flood Elevation to all building pads
and house locations is required.
10. A 5' wide concrete sidewalk shall be constructed along the entire length of Pheasant Meadow Lane to the
end of the cul-de-sac and be connected to an 8' bituminous trail providing a pedestrian link to the east
edge of the plat. The specific trail location to be determined by staff.
11. A 5' wide concrete sidewalk shall be located on the south side of Spruce Road which should be
constructed with the installation of other streets in the PUD.
12. A 30' wide trail easement over the 8' bituminous trail shall be given to the City of Prior Lake at the time
of final plat.
13. The park requirement for the subdivision will be a cash dedication in lieu of land, the amount to be
determined at the time of final plat.
14. The developer should re-examine if the sanitary sewer line on Balsam Street would be deep enough to
serve this site. If the Balsam Street sewer line will not work, then the developer will need to construct the
sewer line in between the houses on Lots 3 and 4 of Sunset Hills as shown on the preliminary utility plans.
15. The name "Spruce" Road shall be changed to a street name which is not currently used in the City of Prior
Lake.
16. Balsam Street shall be connected to Meadow Lane as indicated by the alternative shown on the preliminary
plat. A sidewalk shall be constructed along Balsam Street, with the specific location to be determined by
City staff.
17. Dedication of 50' of right-of-way for 170th Street on CSAH 12, shall be required at the time offmal plat,
to accommodate the future upgrading of this street to a two (2) lane urban design with bituminous trails.
18. Dedication of drainage and utility easements shall be required at the time of final plat, over the southeast
stormwater pond and all sewer and water lines constructed outside of the dedicated right-of-way.
RS9636CC.DOC/DR
2
19. The developer shall be responsible for acquiring additional temporary and permanent drainage and utility
easements on Lots 3 and 4 of Block 5 of Sunset Hills Addition, prior to the construction of the 8" sanitary
sewer line proposed to be constructed along the common lot line in between these lots. The developer will
be responsible for all costs associated with obtaining these easements.
20. As shown on the preliminary utility plans, the sanitary sewer layout shall include an 8" sanitary sewer stub
and an 8" watermain stub in Spruce Road to serve the future development to the east.
21. An 8" watermain shall be extended to the south plat line to serve possible future development to the south
of Highway 13.
22. Five complete full-size and one II" x 17" set of the preliminary plat indicating all required changes
identified herein, shall be submitted to the Planning Department prior to submission of a fmal plat for the
development. Said full-size plan sheets shall be at the same scale as the final plat.
23. The preliminary plat is valid for 12 months from the date of approval by the City Council. Failure to
submit the final plat of the within the required time frame shall cause the preliminary plat to become null
and void.
Passed and adopted this I st day of April, 1996.
YES
NO
Andren Andren
Greenfield Greenfield
Kedrowski Kedrowski
Mader Mader
Schenck Schenk
{ Seal}
City Manager
City of Prior Lake
RS9636CC.DOCIDR
3
CITY OF PRIOR LAKE
ORDINANCE NO. 96-10
AN ORDINANCE AMENDING SECTION 5-2-1 OF PRIOR LAKE CITY CODE AND
AMENDING SECTION 2.1 OF PRIOR LAKE ZONING ORDINANCE 83-6.
The City Council of the City of Prior Lake does hereby ordain:
The Prior Lake Zoning map, referred to in Prior Lake City Code Section 5-2-1 and Prior Lake Zoning
Ordinance No. 83-6 Section 2.1, is hereby amended to change the zoning classification of the
following legally described property from R-l, Suburban Residential to PUD 3-96.
LEGAL DESCRIPTION:
That part of the Northwest Quarter of the Northeast Quarter of Section 10, Township 114, Range 22,
Scott County, Minnesota lying northwesterly of State Trunk Highway No. 13, and west, south and
westerly of the following described line:
Commencing at the northwest corner of said Northwest Quarter of the Northeast Quarter; thence East
(assumed bearing) along the north line of said Northwest Quarter of the Northeast Quarter a distance
of 375.80 feet to the point of beginning of the line to be described; thence on a bearing of South a
distance of 200.00 feet; thence East a distance of 13.10 feet; thence South 4 degrees 52 minutes 42
seconds East to the centerline of said State Trunk Highway No. 13, and there terminating.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this _ day of
, 1996.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the _ day of
, 1996.
Drafted By:
Prior Lake Planning Department
16200 Eagle Creek Avenue
Prior Lake, MN 55372
ORD96IO.DOC
16200 ~Q~r~~. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
.
INTEROFFICE MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
DON RYE, DIRECTOR OF PLANNING
JOHN WINGARD, ASSISTANT CITY ENGINEER )'"" P \,.0
PHEASANT MEADOWS CIRCULATION/TRAFFIC STUDY
MARCH 13, 1996
The Planning Commission held a public hearing on Pheasant Meadows PUD, Preliminary Plat
and Rezoning on February 26,1996. The Public Hearing was continued to March 25, 1996, in
order to receive additional information from the Engineering staff related to circulation and
access in the vicinity of the project.
As requested, we have reviewed the traffic impact to CSAH 12, STH 13, CR 81, and to the
Sunset Hills Subdivision due to the proposed development of Pheasant Meadows.
After the February 26th Planning Commission Meeting, Larry Anderson called Paul Kachelmyer
of MnDOT to verify the status of the proposed improvements at STH 13 and CSAH 12 (170th
Street). Enclosea is Exhibit "A" which is a copy of the response letter from MnDOT stating that
the proposed improvements are currently planned for the summer of 1997. Discussions with
MnDOT will continue regarding design of the intersection. Due to the uncertainty of
development and cost, the intersection improvements will probably be done in 1997 at the
current location of the intersection.
The major streets or roadways that serve the Pheasant Meadows area are classified as follows:
STREET CLASSIFICATION DESCRIPTION
Provide inter-community connections. Major business
STH 13 "A" Minor Arterial concentrations & other important traffic generators are
located on "A" minor arterials.
Provide alternative routes for congested corridors & serve as
CSAH 12 Other Minor Arterials cross-city traffic carriers.
Connect individual neighborhoods to the mmor arterial
CR81 Major Collector system.
All other streets in this area are classified as local streets. These streets are for access to adjacent
property and are designed as low speed, low capacity facilities.
PHEASANT. DOC
I
The Pheasant Meadows development is proposed to include 50 units when fully developed. The
trip generation rate for townhouse units is approximately 8 trips per day. Therefore, this
development would add approximately 400 trips per day to the streets in this area. We estimate
that 90% of the trips would travel to or from 170th Street, and 10% percent would travel across
Balsam Street if that street is connected into the Sunset Hills development, and if the stub street
to the east serves a commercial development. The local streets in Sunset Hills development
currently handle a traffic load of 300 to 500 trips per day. The additional traffic generated by the
Pheasant Meadows development, and future commercial development to the east, could add
another 10% to this amount in Sunset Hills. The streets in the development can easily handle the
projected traffic volumes. The City has several local streets with volumes in the 1000 vehicles
per day range.
The City measured the traffic in two locations in the Sunset Hills Development on March 14 and
15, 1996. The average daily traffic (ADT) at Balsam Street west of Spruce Street was measured
at 310. The ADT at Spruce Street south of Balsam Street was measured at 320.
Attached is a copy of Exhibit "B" which shows a comparison of the future and existing traffic
volumes. The top number shows the daily traffic forecast for the year 2015 and the bottom
number shows the existing daily traffic volume for the year 1995.
The roadways should be built to accommodate the volume of traffic it is expected to carry. The
following shows the roadway capacity for each type of street:
CROSS SECTION OF STREET HOURLY LANE CAPACITY DAILY VOLUME CAPACITY
2 lane urban 550/ lane 8,000 to 9,000
4 lane urban 600 / lane 18,000 to 20,000
The traffic volumes on STH 13 will require improvements to allow this roadway to function
properly. STH 13 is the only continuous roadway in the City that is generally aligned north to
south. Topography and existing development preclude the establishment of a parallel facility.
To allow STH 13 to continue to operate at acceptable levels of service, the roadway should be
upgraded by year 2015 to a four lane divided roadway with well spaced signalized intersections.
Also, the City and County should establish parallel side street connections that allow motorists
an opportunity to avoid using STH 13 for short trips. The City is working with MnDOT on a TH
13 Corridor Study. The purpose is to develop a long range plan for the design of TH 13
including spacing of intersections. It is unlikely that TH 13 will be upgraded to a 4 lane facility
in the next 15 years due to funding.
The future traffic volumes on CSAH 12 (170th Street) should not require any additional hines of
through traffic. The City and the County intend to leave CSAH 12 as a two lane roadway. The
future upgrading of CSAH 12 might include adding turn lanes at major intersections, and the
City would like to add a sidewalk or trailway on this roadway. The improvements to CSAH 12
are not included in the City's or County's Five Year Capital Improvement Plan.
PHEASANT. DOC
In summary, the existing streets that serve the proposed Pheasant Meadows development have
sufficient capacity to handle the additional traffic generated from this development. The
reconstruction of the 170th Street intersection with STH 13 in 1997 will improve the capacity
and safety of this intersection.
PHEASANT. DOC
if
EXHIBIT "A"
(("'\~JIlESoI'" )
~ ~
1-)-
OF~
Minnesota Department of Transportation
Metropolitan Division
Waters Edge Building
1500 West County Road B2
Roseville, Minnesota 55113
Roseville Office
582 - 1298
March 1, 1996
.'
Larry Anderson, Director of Public Works
Prior Lake City Hall
16200 Eagle Creek Avenue S.E.
Prior Lake, Minnesota 55372-1714
Subject: Proposed improvements at TH 13 and County Road 12.
As you requested, I will summarize here, the project that Mn/Dot is
presently proposing for this intersection.
It is proposed that the existing southbound TH 13,
County Road 12, right turn lane be lengthened,
separated from TH 13.
to westbound
and slightly
It is anticipated that this work will reduce the number of right
angle accidents at this intersection. The change will allow
drivers stopped on County Road 12 to more clearly see if vehicles
southbound on TH 13 intend to turn, or continue straight.
The projeet is currently planned for the summer of 1997, and is
expected to cost approximately $75,000.
You mentioned, that the potential exists, for a portion of County
Road 12, to be relocated, so that it would intersect with TH 13
approximately 400 feet further south from its present location.
Such a relocation would be "development driven" and would allow for
the redevelopment of the car wash and former cabinet shop sites.
It would also allow for access to the undeveloped area on the south
side of TH 13, in that area.
Such a relocation would create the need for right and left turn
lanes to be constructed on TH 13. The cost of such turn lanes
would likely be approximately $250,000. It has been the policy of
Mn/Dot that these costs should be paid by the City, County, or the
developer.
However, in this case, Mn/Dot would likely be willing to pay for a
portion of the costs, for the following reasons:
1. The realignment would eliminate the need to construct the
currently proposed right turn lane project. This would only apply
if the realignment were scheduled for the near future.
2. The driveways to the car wash and the former cabinet shop, were
removed from TH 13, and relocated to the County Road.
3. The median opening at 170th Street, on the south side of TH 13,
were closed, as part of the project.
An Equal Oppommiry Employer
EXHIBIT II A II
4. The existing connection' from County Road 12, to TH 13 was
closed. Such a closure C9Uld also make several hundred feet of the
County Road right of way available for development.
Scott County may be willing to participate in some of the costs,
because it would improve the connection of the County Road to TH
13. The improvement would be by increasing the length of the
County Road which would be at a right angle to TH 13.
Please feel free to call me if you should have any further
questions on this matter.
SinCerelY~ ~
Paul Kachelmyer P'~
TH 13 Project Manager
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PLANNING COMMISSION MINUTES
March 25, 1996
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The March 25, 1996, Planning Commission Meeting was called to order by Chairman
Kuykendall at 7:00 p.m. Those present were Commissioners Criego, Loftus, Wuellner
and Kuykendall, Planning Director Don Rye, Assistant Planner Michael Leek and
Recording Secretary Connie Carlson.
ROLL CALL:
Criego
Wuellner
Loftus
V onhof
Kuykendall
Present
Present
Absent
Absent
Present
APPROVAL OF MINUTES:
Remove Commissioner Criego and insert Wuellner from the first paragraph.
MOTION BY WUELLNER, SECOND BY KUYKENDALL, TO APPROVE THE
MARCH 11, 1996 MINUTES.
Vote taken signified ayes by Wuellner and Kuykendall. Criego abstained. MOTION
CARRIED.
PUBLIC HEARINGS:
96-001 - PHEASANT MEADOWS: CONTINUED HEARING ON THE SCHEMATIC
PUD, REZONING FROM R-l, SUBURBAN RESIDENTIAL TO PUD, PLANNED
UNIT DEVELOPMENT AND PRELIMINARY PLAT, PROPERTY LOCATED IN
THE R-l SUBURBAN RESIDENTIAL ZONING DISTRICT. (Property located between
Trunk Highway 13 and County Road 12, east of Sunset Hills Addition.)
Don Rye, Planning Director, gave an overview of the Planning Report dated March 25,
1996. Staff recommended approval of the Schematic Planned Unit Development, zoning
change from suburban Residential to PUD and the Preliminary Plat for Pheasant Meadow
as recommended or with specific changes.
Commissioner Loftus arrived at 7:05 p.m.
John Wingard, Assistant Engineer, presented the information from the Engineering Staff
Report. His summation concluded the additional 50 unit townhomes when fully
developed would add approximately 400 trips per day to the streets in this area.
Estimation is 90% of the trips would be on 170th (County Road 12) and 10% would
travel across Balsam Street. The Sunset Hills development currently handles a traffic
load of 300 to 500 trips per day. The additional traffic generated by the Pheasant
MN032596.DOC
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Meadows development and future commerical development to the east could add another
10% to this amount in Sunset Hills. The streets in the development can easily handle the
projected traffic volumes. The City has several local streets with volumes in the 1,000
vehicles per day.
Terry Schneider from Project Developers, 600 South 169, St. Louis Park, along with
David and Jeff Williams, the builders were present to answer questions. Mr. Schneider
explained the two changes recommended by staff. 1) Deletion of the small pond; and 2)
Removing the road with the connection to the commerical area farther to the south. The
location of the park trail will be subject to staff's review. The developer will eliminated
the Balsam Street connection if the Planning Commission dictates.
Comments from the Public:
Carl Tremmel, 3399 Balsam Street, spoke on behalf of91 residents who signed a petition
in opposition of the Balsam Street connection to the Pheasant Meadow development. Mr.
Tremmel presented the petition into the record. The Sunset Hills residents' concerns are:
I) Increase traffic in the Sunset Hills development; 2) By increasing the traffic flow on
Balsam Street the City will decrease the safety of the residents and children; There are
many children and no sidewalks forcing people to walk on the street. 3) By the support
of the petition from the Sunset Hills residents, residents are clearly against the Balsam
Street connection but not opposed to a biking or walking trail. The Willow Street trail
connection works well for the residents in the Willows. Mr. Tremmel also feels the
walking trail meets the vision of the Mission Statement stating "Strong neighborhoods
and homeowner associations will characterize most development. Most neighborhoods
will be connected by transportation amenities for pedestrians and/or motor vehicles." He
also said the residents feel the development is right for the community and creates a nice
buffer between Sunset Hills and the commercial area. Their only objection is the
connection of Balsam Street.
Comments from Commissioners:
Wuellner:
· Major concern for the development is where it is situated with respect to the adjacent
neighborhood and Willow Park. It is a public safety issue with all the kids in the
Sunset Hills area crossing to the Willow Park area.
· Like to see a bike path through the Balsam Street entrance to relieve fear of the
potential danger in the area. It would be a great alternative.
· Would support the development if the City entertains that alternative. It seems to fit
everyone's agenda.
Criego:
. Whether the development has a bike path or road the units would be reduced to 48
instead of 50.
MNOJ2596,DOC
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· Terry Schneider suggested the 4 unit building be changed to a 3 unit leaving an extra
30 feet of space between the buildings and put a trail between.
· Question to John Wingard in regard to the amount of increased traffic.
· Wingard pointed out Exhibit B "Traffic Volumes". The majority of the traffic is
headed north to get out to Highway 13. The traffic in the Sunset Hills development
would increase from 300 to 400 equal to about 10%. That is with the entire
development at build-out. Another option is to have the trail go along 170th Street.
· Mr. Schneider said he did not see a problem with the trail location. It accomplishes
the same purpose of getting pedestrian traffic east and west.
Loftus:
. One thing the City has tried to do is connect neighborhoods.
· Made reference to the Willows trail with the same rationale of serving pedestrians and
eliminating motor vehicles.
· Rye stated staff s recommendation has not changed for a couple of reasons. The
Comp Plan speaks very strongly of connecting neighbors. There is a policy in the
Subdivision Ordinance that in effect requires a subdivision to connect to a street that
comes up to a common property line from an adjoining subdivision. The fact remains
there is an Ordinance requirement the street be connected. The Commission has to
decide whether in the long run it is more important to maintain a full connection
between neighborhoods and not just between Sunset Hills and this neighborhood but
other areas further to the east. Or is that purpose served by a pedestrianlbikeway
connection?
. Maybe this could be phased in. Remove the two townhome units and make the
connection later.
. Rye explained the difficulty of doing an analysis of neighborhoods and tailor-making
the transportation system for whatever the condition is at a particular point in time.
. Now the responsibility is on the developer. Later on it would be on the townhome
association.
. Maybe they would put a street in, maybe not. The City can not predict what the
association will do.
. Concurs with the zoning change. Supportive of staff recommendation with the
exception of the Balsam Street connection.
Kuykendall:
. Studied the issues and looked at the alternatives, looked at what the statutory
requirements are in both the Comp Plan and Subdivision Ordinance. There are sound
engineering reasons as well as planning and residential reasons to connect Balsam
Street. I have seen nothing in the staff report indicating it should not connect.
. 91 people say they are not interested in that but there are no engineering reasons not
to connect.
. Sometimes perceived traffic problems look worse than they really are. The traffic
trips dated in the report are minimal.
MN0J2596.DOC
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. The sad issue is there are no sidewalks in the neighborhood. There should be
pathway connection but it should be part of the total street improvement. Balsam
Street should continue on through as it was originally proposed. This is for safety as
well as engineering.
. Should not be the burden for some future association to work into these issues and
deal with them later on. Support Balsam Street as a standard improvement.
. Safety and maintenance vehicles should have access.
. This will be a continual problem for the City because the Balsam Street is not a cul-
de-sac. It had a future and this plan is to eliminate that. It is not a good design.
Open Discussion:
Wuellner:
. If Balsam Street was a reasonable distance from County Road 12 and a reasonable
length of block. He could understand the reason for putting in a connection because
there would be a public safety issue. Balsam Street is just one block depth away from
County Road 12, it would be hindering traffic or emergency services into either
Pheasant Meadow or Sunset Hills.
. A second issue is the lack of a cul-de-sac on the Balsam Street stub. There are no
houses at the end. There is one house on each side which have access to Spruce Trail
as well as Balsam Street. So there is no need for a cul-de-sac. The issue is to get
children safely from neighborhood to neighborhood. The Willows trail has been
extremely successful.
. Commissioner V onhof brought up a point last meeting in regard that there were no
boulevard trees. This is important.
. Terry Schneider said it was at staffs request to take the boulevard trees and went
beyond to shield and buffer Highway 13 and 170th. He would be willing to add some
trees to the interior, foundation plantings around the townhomes will be done as well.
Criego:
. If we decide on a bike path along 170th why is it necessary to have a road from
Spruce Street to the commercial area? A few months from now when the commercial
area goes in the City will have the same reasoning. If the logic is right for Balsam,
the logic is right for Spruce.
Kuykendall:
. At some time there should be a sidewalk along 170th but it is not the Commission's
objective to design streets.
. Balsam Street should be connected.
. The desirable developments in the Twin Cities have many trees.
. This subdivision is nice.
. The City should not compromise our standards on engineering and street design.
. The added traffic is not significant as far as a traffic hazard.
MN0J2596.DOC
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Rye expressed his concern for a similar problem with subdivisions up and down Highway
13 whose only access is from Highway 13. There is no connection between them and
everyone is forced to go out on the Highway for any trip beyond their neighborhood. In a
more perfect world and this was design differently we would not be arguing about this.
Hate to see eliminate an option for an alternative access. Given the City is dealing with a
county road which is potentially facing doubling in traffic in the next 20 years without
any current plans coming from the County for upgrading.
Loftus:
· Compelling arguments on both sides. Understand staff's concern for the connection.
· This development will bring more traffic through Sunset Hills.
· For the larger public good it would be beneficial to have a street connecting. It would
allow alternative ways to get in and out of the neighborhoods.
· Hear the argument for a trail similar to the Willows, but it will put more traffic on
County Road 12.
MOTION BY CRIEGO, SECOND BY LOFTUS TO APPROVE RESOLUTION 96-04.
Discussion:
Wuellner:
· A bike connection has to be part of this project. It is an important issue that the City
cannot overlook.
Criego:
. If the logic is correct for Balsam Street the logic is correct for Spruce Trail. You
can't go to every 50 unit PUD and just have private entries. It is important to open up
to the big community.
MOTION BY CRIEGO TO AMEND AND ADD A SIDEWALK TO BALSAM
STREET TO BE DETERMINED BY STAFF.
Criego:
. It is my understanding the developer had enough trees in the development and staff
asked to put them near the road. Even though the developer said he would add trees
from a marketing standpoint, it puts an added burden on him.
. Schneider respond when the City adds things in it requires bonding and it complicates
how they intend to accomplish them. The developer has more than the ordinance
requires and will not leave the middle of the development bare.
Wuellner:
. Our standards is to have boulevard trees in our neighborhoods. If the standard is to
connect neighborhoods then the standard should be to have boulevard trees.
MN032S96.DOC
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Kuykendall: ,-,~ ..
. Commissioner Criego' s point is well taken. It is an added burden to what would be
expected of the developer. From a developer's marketing standpoint they were going
to landscape itanyvvay.
Mr. Williams, the builder, commented they would like to work in as much landscaping
and trees as they can. The perimeter trees serve as a buffer along the outside.
Mr. Schneider said he had a solution. If the developers agreed to add one tree per space
between the buildings that would accomplish the boulevard issue. Then work with staff
in relocating some of the exterior trees to make up the difference. Staff could say what
would be appropriate.
V ote taken signified ayes by Criego, Loftus and Kuykendall. Nay by Wuellner.
MOTION PASSED.
MOTION BY LOFTUS, SECOND BY CRIEGO TO APPROVE 96-05PC WITH AN
AMENDMENT BY COMMISSIONER CRIEGO THAT TREES BE ADDED TO THE
BOULEV ARD USING THE TOTAL TREES WITHIN THE PERIMETER.
Vote taken signified ayes by Loftus, Criego, Wuellner and Kuykendall. MOTION
CARRIED.
MOTION BY LOFTUS, SECOND BY WUELLNER TO ACT FA VORABL Y ON
ORDINANCE 96-10.
V ote taken signified ayes by Loftus, Criego, Wuellner and Kuykendall. MOTION
CARRIED.
MN032596.DOC
PAGE 6
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