HomeMy WebLinkAbout13-110 Deny Copper Cove Prelim Plat/� PRjQ\
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4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 13 -110
A RESOLUTION ADOPTING FINDINGS OF FACT IN SUPPORT OF DENYING A PRELIMINARY PLAT
KNOWN AS COPPER COVE
Motion By: Morton
Second By: Souku
WHEREAS, An application for a Preliminary Plat was received by K. Hovnanian Homes (the "Developer ")
for a proposed single family housing subdivision known as Copper Cove (the "Plat ") on
property owned by Lot 1 Partnership; and
WHEREAS, The City of Prior Lake (the "City ") issued a letter noting a complete submission on March 15,
2013 with a 120 -day review period identified as ending July 15, 2013, which was further
extended by the Developer to August 31, 2013; and
WHEREAS, A Public Hearing was held by the Planning Commission on Monday, June 17, 2013 with
further discussion held by the Commission on July 15, 2013 and August 5, 2013; and
WHEREAS, The Developer has submitted two revisions to the Plat dated May 9, 2013 and July 26, 2013;
and
WHEREAS, Minnesota Statute Section 462.358 permits cities to adopt subdivision regulations including
regulations relating to streets, storm sewer, water and sanitary sewer improvements.
Preliminary plats must meet all such regulations adopted by the City; and
WHEREAS, The Planning commission unanimously recommended denial of the Copper Cove Preliminary
Plat on August 5, 2013 based on factors including, but not limited to, City staff's
recommendation for denial, noncompliance with certain City Subdivision Ordinance and Public
Works Design Manual standards, lack of hydrology approval, and public infrastructure issues.
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 City Council of Prior Lake hereby adopts the following Findings of Fact in support of denying the
Preliminary Plat known as Copper Cove:
a) The Plat does not meet the street intersection spacing standards of a minimum of 660 feet on
collector streets (Carriage Hills Parkway) as identified in City Code Subsection 1004.406 of the
Subdivision Ordinance, Design Standards; and
b) The Plat causes the City to accept a redundant sewer system pipe in Ferndale unless the northern
part of the Plat can connect to a future sanitary sewer pipe extending to the Plat from the west.
City Code Subsection 1005.500 requires that all sewer and water facilities be installed in
accordance with City standards and specifications and are subject to City approval; and
c) The Plat does not support the City's recommendation to relocate an existing sewer pipe from its
location in close proximity to Lower Prior Lake to the Plat's street right -of -way. The Public Works
Design Manual Section 4.12 prohibits the installation of public utilities on private property, and it
includes a standard locations plate ( #104) directing sanitary sewer in public right -of -way; and
d) The Plat does not include City staff's recommendation to propose a pedestrian trail system around
the unique wetland located within the Plat. City Code Subsection 1004.501 allows the City to make
final determinations regarding sidewalk and trailway placement; and
e) The Plat raises concerns about overall design and off -site impacts to undeveloped land directly to
the west in relationship to stormwater drainage, the location of a future north /south minor collector
street, a complete connection of Carriage Hills Parkway as an important east/west major collector
street, and the efficient design of public infrastructure; and
f) The latest set of revised plans for the Plat, dated July 27, 2013 was received by the City on July
31, 2013, thereby not giving City staff sufficient time to review and make a full evaluation report on
items including, but not limited to, grading, hydrology and public infrastructure; and
g) City staff recommended denial of the Plat as identified in the Planning Commission Agenda Report
for the August 5, 2013 meeting.
PASSED AND ADOPTED THIS 12 DAY OF August, 2013.
YES NO
Hedberg
X
Hedberg
Keeney
X
Keeney
McGuire
X
McGuire
Morton
X
Morton
Soukup
X
Soukup
C
Frank B y1a, dity Manager
2