HomeMy WebLinkAbout8B - C.R. 42 & Pike Lk Trl
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AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
ALTERNATIVES:
STAFF AGENDA REPORT
8B
HORST W. GRASER, DIRECTOR OF PLANNING
CONSIDER PETITION BY WENSMANN REALTY TO APPROVE
ORINANCE 94-03 AND RESOLUTION 94-14 TO AMEND THE
COMPREHENSIVE PLAN.
MARCH 21, ,1994
Council action on this rezoning and comprehensive plan
amendment was postponed by the Council at the request of the
petitioner until March 21, 1994. The principle contributing factor in
delaying final action was to give the Council time to discuss land
use issues along the County Road 42 corridor.
Section 7.9 of the Zoning Ordinance outlines a 120 day review
process for a zoning code amendment. The initial meeting was held
on December 17, 1993, before the Planning Commission who then
had to transmit its recommendation to the Council within 60 days.
The Council received the recommendation and information packet
on February 21, 1994, and must take action by April 22, 1994.
1.
Deny the Comprehensive Plan Amendment and direct Staff
to prepare a resolution incorporating the facts and findings.
Deny the rezoning application since it would be inconsistent
with the comprehensive plan and direct Staff to prepare a
resolution incorporating facts and findings.
2. Table any action on the petition.
3. Approve the Comprehensive Plan Ordinance Amendments
by adopting Resolution 94-14 and Ordinance 94-03 which
are attached to this packet for your review.
RECOMMENDATION: Action will be based on Council discussion.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPMRTUNITY EMPLOYER
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AGENDA .:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
STAFF AGENDA REPORT
8A
HORST W. GRASER, DIRECTOR OF PLANNING
WENSMANN REALTY COMPREHENSIVE PLAN AMENDMENT
FEBRUARY 22,1994
The Planning Department has received an application for a
comprehensive plan and rezoning for 40 acres of vacant land
southeast of the intersection of County Road 42 and Pike Lake
Trail.
The amendment process requires the Planning Commission to hold
a public hearing and within 60 days transmit its findings to the
Council, which in turn, has 60 days to act on the application. The
Planning Commission conducted two hearings for this application.
The first meeting was held on December 17, 1993, and the
second meeting on January 6, 1994. The date of transmitting the
information to the Council is February 21, 1994, and the last day
the Council can act is April 22, 1994.
Attached to this item is a letter from Tim Erkkila, who represents the
developer. He has requested the final action be postponed to
March 21. 1994. The developer recognizes that the City is in the
process of formulating a new general city-wide land use plan which
includes his site. It is important that the pending action be
consistent with any planned actions by the City.
Enclosed please find Staff's analysis for your review. In the event
you have any questions or want adcfltional information prior to the
hearing, please contact me.
ACTION REQUIRED: The requested action is to direct the City Manager to schedule the
hearing for consideration of the rezoning and comprehensive plan
amendment for March 21, 1994.
DISCUSSION:
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 4474230 / Fax (612) 4474245
AN EQUAL 0PP()IIlUNl1Y EMPLOYER
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WestWOM Prof."1ON1 Sef't\(eI, I~
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M.t. HOlSt Graser
City oCPri()f Lake
46i9 Dakota S.B.
Prior Lake. MN 55312
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Curtatt Comprehensive Plan Am~dma:Dt and Rc:2oning Request
Brandl Site (40 acre: parcel) for Wensnwm Realty
Rd.: 93361
Honorable Ma.}'Or and Council Members:
On behalf of Wensmann Ralty, I am requesting the above referenoed item be removed from \he Pebruuv
21, 1994 Council agenda, In going through tbe planning proc;.ess to date, we pc:rc:civc:d $()mC ~se of .
uncert..'linty on the part of Plannins Commission members regarding our pro()O~ ruanina and
(~()mprchen$ive 'Pt.'\n Amendment. We understand there a.ro curroot diKussions undc:r~'3)' at this time with
C it)' Staff, Plan"i"s Commission and City Council mem1xr5 regardins the Land Use Designation and eit).
objectives in the llt.'1 Sl"o"th al'cas.
While we are interested in resolution of a decision on our site. we reel the City Counca1 should have the
~nc:nt of the next few weeks to gl:net:1.ll)' formula'Ste its IaDd use goals and spc:eificaJly consider ",'here
industrial land uses belong. In that regard, ~ ask our rezonins and ComprehCJ1Sivc Plan AmclldmcnL
request be placed on Ihc March 21, 1994 Council agenda.
Smcercly,
Wl!STWOOD PROFESSIONAL SERVICES, INC.
~au
Tun Erickila
Vice Pr~ident, Planning
cc: Herb WcnAmann
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pLANNING REPORT
AGENDA ITEM:
SUBJECT:
PRESENTER:
PUBLIC HEARING
DATE:
1
WENSMANN REALTY COMPREHENSIVE PLAN
AMENDMENT' AND REZONING
HORST W. GRASER. DIRECTOR OF PLANNING
.x.. YES .....NO
DECEMBER 16. 1993
Ir-lTRODUCTIONl
The Planning Department has received an application for a
comprehensive plan amendment and rezoning from
Wensmann Realty for the 40 acre Brandt farm located
directly southwest of the intersection of County Road 42
and Pike Lake TraiL The Brandt farm is currendy
designated industrial (approximately 33 acres), and open
space (approximately 7 acres). The zoning of the subject
site consists of Industrial (approximately 2S acres), and
Conservation (approximately 15 acres). Based on the
acreages of the zones it is obvious that the C-l zones do not
match well with the open space designation. Prior Lake's
natural open space policy plan. and laws will be utilized to
define and eventually preserve' natural . features. The
natural features will be defined during the development
plan stages, although the applicant has done an excellent
job in delineating them in the application.
COMPREHENSIVE PLAN
1881 IF..s:
Development Concept Unfortunately, Prior Lake's
development strategy for several key areas of the
community is not well defmc:d. The principle reason is that
the current comprehensive plan is out of date and in
desperate need of updating. In the past several years. strong
market forces have required Staff, Planning Commission,
and Council, to make growth management decisions in
conjunction with land use changes and development
applications.
The current land use designation for the subject site is
industrial and open space. There are approximately 7 acres
of designated open space within the site, all located in the
northwest comer. However, a detailed analysis of the entire
site reveals rolling land with numerous steep slopes,
additional wedands and lowlands, and overstory in areas
4629 Dakota St. S.E.. Prior Lake. MInnesota 55372 , Ph. (612) 447-4230 , Fax (612) 447-4245
AN EQlW. OPPORTUMTV EMPIDI'ER
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that have not been tarmecI. Bued Oft theIO phylloP'lPhlcal
characteristics. the subject should never have been
designated Industrlal.
The existing Industrial land use deslgnatlon Is the only
remnant of the development concept envisioned In the 1980
or current Comprehensive Plan ror the lands southeast or
the County Road 42 and 21 Intersection. In August 1m,
the City officially abandoned the industrla1land uses in this
area. The City CouncU commissioned a study to detennine
the most appropriate sites in the community. The CouncU
eventually adopted the finding that this area had Umlted
industrial potential and sh011ly thereafter redesignated the
most southerly 97 acres (Progress Land Company 3-2-92)
to low density residential. Barlier this year, Leo Vierling's
160 acres were redesignated to agricultural and removed
from the urban service area. The deletion is only temporary,
since the Council has assured Mr. Vierling that his property
will be included in the 2010 Urban Service Area, if at all
possible.
Staff has been working on a land use and transportation
plan for the North Shore and Jeffers neighborhoods to be
included in the 2010 Comprehensive Plan. The land use
plan suggest a combination of commercial, high and
medium density, along County Road 21 and 42. The draft
plan will be made available to the Planning Conunission to
aid in the evaluation. Caution must be used not to base
decisions on a draft plan but rather to use it only as a guide.
The rational and decision must be based on the existing
plan.
Transportation: The existing transportation
element shows Pike Lake Trail as a local street only and
County Road 42 as an arterial. The draft transportation
plan projects County Road 42 as a principle arterial and
Pike Lake Trail as a major collector. Access restrictions are
112 mile spacing on County Road 42 and no direct land
access for Pike Lake TraiL Also a minor collector is
anticipated to roD parallel to County Road 42 and 21
serving the higher intensity uses along these two arterials.
Based on traffic generated by use, residential ADT is
significantly less than industrial
Open Space: There are approximately 7 acres of
open space designated in the northwest comer of the site. It
is unclear as to the quality, importance, or identity giving
potential of this area. 1bc overall open space plan lacks
direction and sensitivity to a community open space/trail
and park system. The comprehensive plan's policy plan
should be used to defme natural features at the time of
development The applicant has taken an inventory of the
natural features and bu incorporated them in his
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appUcation. The draft plan does not lndlcato tho "abJect slto
to be tho location of a community park or any other land
needs for other governments.
Utilities: Trunk sewer is available to the site at
the intersection of County Road 41 and Pike Lalce Trail. It
is of capacity to accommodate low density residential
development which produces about half the effluent
volume of industrial.
Trunk water is not directly adjacent to the site but is
available. A trUnk Une would bave to be extended from
Beach Stree~ north through the proposed Knob Hill
development.
Water Quality: Prior Lake has adopted Interim water
quality standards that arc based on the National Urban
Runoff Program (NURP). Stonn water management is
required on-site versus past practices of discharging it to an
off-site receiving water body. The development
characteristics of residential land use is certainly more
sensitive to water quality management and natural features
than Industrial.
Other Supporting Analysis: Attached please fmd
memorandums from Bill Mangan, Parks and Recreation
Director, and Larry Anderson, Public Works Director.
If the Planning Commission amends the Comprehensive
Plan. then the Zoning Ordinance should be amended to be
consistent with the Comprehensive Plan. The appUcant bas
requested a low density designation which corresponds to
an R-I Zoning District with a maximum density 3.5 units
per acre. It is anticipated that the applicant will propose a
development plan of attached housing. Attached please fmd
Ordinance 94-03, which implements the requested
rezoning.
BEZONtNG.:.
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If approved the amendment wU1 produce a
maximum of 140 housing units.
Sewer is of capacity to accommodate the land use
change. Water is available to the site.
The site is not part of a regional park system.
Based on previous CouncU action, the plan
amendment is consistent with other land use
changes which were from Industrial to Residential
and Agricultural.
The aty hu in place NURP and other poUcy
standards that wiD protect wetlands and natural
featureS.
The site is within the Urban Service Area.
The draft transportation element of the
Cemprehensive plan designateS Pike Lake Trail a
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major collector and . minor collector corridor
running parallel and <SlIcedy IOUth to County Road
42. Any planned action or development on the site.
not accounting for these two collectors, is
inconsistent with Prior Lake', long ranse
transportation planning effort.
ALTERNATIVES:.
1.
Adopt the findings in this report and based
on these findings recommend to the City
CouncU to amend the Comprehensive Land
use Plan for the Brandt farm from Industrial
to low density residential.
Recommend to the Oty CouncU that the
Comprehensive Plan be brought into
compliance with the Zoning Ordinance by
adopting Ordinance 94-05.
2. Continue the hearings for specific purposes.
BECOMMRNDATION.:.
3. Deny the requested amendments based on
facts and findings.
Alternative ##1
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MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING COMMISSION
HORST W. GRASER. DIRECfOR OF PLANNING
SUPPLEMENTAL INFORMATION ON 11IB WENSMANN REALTY
COMPREHENSIVE PLAN AMENDMENT AND REZONING
JANUARY 6. 1994
On December 16, 1993. the Planning Commission conducted a hearing to consider a
comprehensive plan amendment and rezoning for Wensmann Realty. Apprehension was shared
by several members of the Commission about the amendmenL The Commission felt more land
use information is required both along County Road 83 and County Road 42 before a decision
can be reached.
I have put together a map of the existing land uses along County Road 83 and 42 together with
natural features. wetlands. open space and anticipated traffic. The Planning Commission must be
careful in its application of facts since some of this infonnation has been compiled outside of the
Urban Service Area which has not been approved by the Council. I will present this data to the
Commission at the hearing.
There are a number of facts and policies that may help you develop your positions which perhaps
were not clear in the planning report dated December 16. 1993.
1. In 1990. the Councll adopted an industrial study which was to be incorporated
into the 2010 plan. The subject site is a component of that industrial policy
directive. The Council policy towards the industrial designated land use southeast
of intersection 42 and 21. was to change it to residential. It has so far been
implemented through the rezoning of Carriage HUls and Leo Vierling.
2. The short and long range industrial strategies of the Council were positioned on
the 320 acre Vierling site north of County Road 42 and adjacent to County Road
21 in the southeast corner of the community.
3. Commercial opportunities north of the lake have never been fonnally discussed.
Although the concept of neighborhood planned commercial is one that has been
incorporated in the draft 2010 plan.
4. The 40 acre subject site is the remnant piece of industrial after 200 acres have
been rezoned to agricultural and residential.
s. The subject site based on the physiographical analysis done by the applicant is
considerable more conclusive to the more site responsive residential use.
4629 Dakota St. S.E., Prior Lake. MInnesota 55372 I Ph. (612) 447-4230 I Fax (612) 447-4245
AN EQUAL 0PP0RTUtfTY EMPLO\'ER
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Pike Lake Trail hal also been identified IS . major collecdon In the draft
transportation play. A minor collector Is proposed for the andclpatoclJand Usel
south and west of the subject site.
Although the Vierling 120 acres have been removed from the Urban Service Area.
it is prudent to look at potential land use relationship Issues. I have developed a
land use plan for this farm although it has not received any fonn of approval.
I will attempt to give you as many of the current conditions which influence this County Road 42
and 83 corridor. But if the Commission wants an approved land use plan or direcdon beyond the
year 2000, then it must wait until the 2010 plan is completed and approved.
6.
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INTEROFFICE MEMORANDUM
DATE:
HO~G~ER,D~croROFP~mG
LARRY J. ANDERSON, DIRECTOR OF PUBLIC WORKS
WENSMANN REALITY PROPERTY REZONING
AMENDMENT TO THE PRIOR LAKE COMPREHENSIVE
PLAN
DECEMBER 8, 1993
TO:
FROM:
SUBJECT:
The request for the Comprehensive Plan Amendment is to change the land use
designation from industrial to low density residential use. The parcel abuts CSAH
42 on the north and Pike Lake Trail on the east. Access to this parcel needs to be
via Pike Lake Trail and not provide direct access to CSAH 42. Scott Countys access
spacing requirements Cor CSAH 42 is 1/2 mile spacing of intersections. This would
not allow direct access to CSAH 42. The proposed concept site plan dated November
10 1993 shows an east/west roadway that connects to Pike Lake Trail. This
ro~dway should remain in place to connect with a north/south minor collector that
would run from Carriage Hills Parkway northerly through the Leo Vierling parcel
to CSAH 42 and then easterly to Pike Lake Trail. This minor collector would be
immediately to the south and parallel to CSAH 42 and connect at Pike Lake Trail,
approximately 300 feet southlCSAH 42 intersection.
The parcel is in the urban service area and is adjacent to sanitary sewer. At this
point, the watermain would have to be extended through the proposed Knob Hill
plat to provide other access to this parcel. Improvement projects are necessary to
provide utilities for this parcel.
The proposed change in land use will decrease the intensity of need for
infrastructure Cor streets, sanitary sewer and watermain and should not adversely
impact the infrastructure system for the City of Prior Lake. The infrastructure
system such as the sanitary sewer and the improvement of streets must be made in
order to serve this proposed development, and those issues would need to be
addressed as part oCthe plat approval for the area.
The Public Works Department does not object to the request to change the land use
of the property from industrial to low density residential land use.
L)IIDIM.""
4629 Dakota St. 5.E.. Prior Lake. Minnesota 55372 I Ph. (612) 447-4230 I Fax (612) 447-4245
AN EQUAL 0PP0RT\JI'fTY EMPlDVER
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TO:
FROM:
RE:
DATE:
DRC MEMBERS
BILL MANGAN, DIRECTOR OF PARKS AND RECREATION
WENSMANN HOMES-COMPREHENSIVE PLAN AMENDMENT
DECEMBER 6, 1993
I have :reviewed the application fo:r a Comp:rehensive Plan
Amendment fo:r the B:randt p:rope:rty by Wensmann Homes and I have
the following comments:
1. Based on the plan as submitted, the:re needs to be a
connecting :road on this p:rope:rty that would be located
southwest to no:rtheast on the plat. When this :road is
put in, it should se:rve as a local xoad connecting this
neighbo:rhood with the neighbo:rhoods adjacent to it. As
such, this xoad will ca:r:ry vehicle tlaffic as well as
pedest:rian t:raffic which will necessitate the need fo:r
a bike/hike system. At minimum, this would be a
sidewalk that would connect up to the citywide txail
system located on C.R. 42 and Car:riage Hills Pa:rkway.
2. The open space :requixements calls for a large paxcel of
land just south and west of this paxcel to be p:reselved
fOl open. While this plat has minimal effect on that
concept, thele still is a need fox open space within
the paxcel that will selve as a neighboxhood paxk as
opposed to the community paxk that will sexve sevexal
neighboxhoods. This type of open space is even moxe
essential in those neighbolhoods with a highex density
than low, lesidential density.
The:re is a pOltion of the southwest COlnel of this
plopelty that could be included in the laxge, community
palk that is called fOl in the Complehensive Plan.
With the lelatively steep slopes in this alea, a
po:rtion of this axea could be dedicated as open space
to ty into the laxgex community paxk envisioned in the
futuxe.
3. This neighbolhood needs to be integlated into adjacent
neighbolhoods both fxom a pedestxian standpoint as well
as txanspoltation standpoint so that it is not an
4629 Dakota St. S.E.. Prior Lake. Minnesota 55372 I Ph. (612) 4474230 I Fax (612) 4474245
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isolated nei;hboxhood. The pazcel need. to be
connected to the Citywide Txal1 eyete. thzough the use
of hike/bike txail. along cOMectlng .txeetl. Any
parks located within the plat must be intexconnected
with this trail system so that usexs can safely txavel
from open space to otheI open apaces. In addition,
there needs to be pedestrian connections made to ty the
neighborhood with any commercial areas that will be
established in thts axea.
.
4. There are several aleas of steep slopes (<20') that will
need to be pxotected in this axea as well. This can be
accomplished thxough plopeI planning of the site. In
addition, thexe are sevexal wetlands that need to be
addressed at the time of development. These wetlands
need to be incorporated into development plans so as to
be protected and even enhanced.
Those are my comments regarding this proposed Comprehensive
plan amendment. My concerns axe for open space, transportation
systems, trails and walkways linking the neighborhood with other
public facilities and txails, and protection of steep slopes and
wetlands. In addition, there is a need fox open space within this
area as well as a plan fox a large community park just south and
west of this parcel.
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units per acre which I. the lowest ot any development In Prior Lake. The recommendadon from (1-20-9~
Staff is to approve Resolution 94-0 I PC. (Chainan Arnold Doted a clupUcatioa of two Itntence
Conunents from the Commissioners were: possibility coverage ndon variances, clarlftcadon on
lots affected, setbacks requested, amble open space, request will not Interfere with golfing
experience, and development is a PUD and changes can be made.
MOTION BY LOFnJS, SECOND BY VONHOF, TO APPROVE RESOLUTION 94-01PC AS
PRESENTED.
Vote taken signified ayes by Loftus. Vonhof. Arnold. and Roseth. MOTION CARRIBD.
MOTION BY ROSETH, SECOND BY VONHOF.l'O CLOSE niB PUBLIC HEARING.
Vote taken signified ayes by Roseth. Vonhof. Arnold. and Loftus. MOTION CARRIED. Public
Hearing closed at 8:05 P.M.
g~~ ~.. PlffiLJC flEARING CONTINUED
__ _R_HENSlVE PLANIREZONING
The Public Hearing was called to order at 8:06 P.M., the public was in attendance and a sign-up
sheet was circulated.
. WENSMANN REALTY
Tun Erkkila. Westwood Professional Services and Planning. Eden Prairie. represented the
applicant Wensmann Realty. 3312-1Slst St. West. Rosemount. MN. Mr. Erldd1a stated they
concur with the Staffs facts and findings for the subject site. The rezoning requested allows
single family or townhomes. The housing style has not been determined at this time and will be
dermed when the development plan is finalized.
Horst Graser. DiIector of Planning. stated that the Conunission had directed Staff to outline the
land uses along County Road 42 and County Road 83 and related traffic concerns and data. The
land uses in the 2010 Comprehensive Plan draft have not been approved. The concepts
demonstrated have been incorporated into the 2010 comprehensive plan draft. The industrial
study conducted in 1990 which was commissioned by the City Council. changed the industrial
land use from the subject site to two other areas which were more conducive to industrial
constrUction. The topography in the subject site consists of steep slope, wetlands, and is suited to
residential rather than industrial. The surrounding area is residential and agricultural. Access
onto County Road 42 will be an issue also. Knob Hill Development and Wensmann Realty have
suggested they will constrUct Pike Lake Trial within their respective developments.
Deb Garross. Assistant City Planner. reinforced Mr. Graser's presentation in regard to the natural
features and the pattern has been set as residential in the adjacent neighborhoods. Land uses are
deternilited by the natural features on the site. Prior Lake does not have the type of land
conducive to industry as the adjoining communities.
James Boerhave. 14243 Mitoka C"lfCle. President of the Maple Hill Homeowners Association.
which is adjacent to the subject site and wanted the Commissioners to know they are in favor of
the rezoning. Mr. Boerhave stated the subject site is not indusuial material.
Wayne Fleck. Ool~ Nu~et Developmen~ stated he is the developer of Knob HUt and also was in
favor of the rezorung action.
Comments from the Commissioners were: thanked the Staff for the presentation which clarified
the situation. time to rezone to the proper land use. traff'lC buffering, transportation, topopphy.
PLANNlNG COMMISSION
JIft~ 6. 1994
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and land bank tor lndusuy. Commissioner Loftus stated he wu DOt In favor ot tho onIInanco It
he felt the land should be kept zoned Industrial and could not IUpport the I1lqUCIL Commblloner
Loftus felt the City should not be appllcadon driven and should DOl deplcco tho industrial slto
inventory.
MOTION BY ROSElli, SECOND BY ARNOLD, TO RECOMMEND 1'0 CrrY COUNCIL
mAT WE COMPREHENSIVE PLAN BE BROUGHT INTO COMPLIANCB WITH mE
ZONING ORDINANCE BY ADOPTING ORDINANCB 94-03, BASED ON nm
FOLLOWING FACfS AND FINDINGS PRESENTED ON DECEMBER 16, 1993, AND
1ANUARY 6,1994.
Upon discussion it was detennined the motion should be in two parts. Thereby the parties that
made and seconded the modon agreed to withdraw it at this dmc.
MOTION BY ROSElli, AND SECOND BY ARNOLD, TO RECOMMEND TO CITY
COUNCIL TO AMEND THE COMPREHENSIVE PLAN OF TIlE BRANDT FARM, FROM
INDUSTRIAL TO LOW DENSITY RESIDENTIAL, BASED ON THE FOLLOWING FACTS
AND FINDINGS PRESENTED ON DECEMBER 16, 1993, AS FOLLOWS:
1. IF APPROVED THE AMENDMENT Wll..L PRODUCE A MAXIMUM OF 140
HOUSING UNITS.
2. SEWER IS OF CAPACITY TO ACCOMMODATE THE LAND USE CHANGE.
WATER IS AVAILABLE TO 1HE SITE.
3. THE SITE IS NOT PART OF A REGIONAL PARK SYSTEM.
4. BASED ON PREVIOUS COUNCIL ACTION, TIm PLAN AMENDMENT IS
CONSISTENT WITH OTIIER LAND USE CHANGES WlUOI WERE FROM
INDUSTRIAL TO RESIDENTIAL.
s. THE cm HAS IN PLACE NURP AND OlHER POUCY STANDARDS
mAT WILL PROTECT WETLANDS AND NA1URAL FEATURES.
6. THE SITE IS WITHIN THE URBAN SERVICE AREA.
7. THE DRAFf TRANSPORTATION ELEMENT OF 11IE COMPREHENSIVE
PLAN DESIGNATES PIKE LAKE TRAn.. A MAJOR COLl.ECrOR AND A
MINOR COlLECTOR CORRIDOR RUNNING PARAlLEL DIRECTLY
SOUTH TO COUNTY ROAD 42. ANY PLANNED ArnON OR
DEVELOPMENT ON THE SITE. NOT ACCOUNrING FOR THESE 1W0
COLLECTORS, IS INCONSISTENT WITH PRIOR LAKE'S LONG RANGE
TRANSPORTATION PLANNING EFFORT.
AND THE FACfS AND FINDINGS OF JANUARY 6, 1994, MEMORANDUM AS
FOLLOWS:
1. IN 1990,1lIE COUNCIL ADOPTED AN INDUSTRIAL SlUDY WInCH WAS
TO BE INCORPORATED INTO THE 2010 PLAN. nm SUBJECT SITE IS A
COMPONENT OF THAT INDUSTRIAL POLICY DIRECIlVE. 1HE
COUNcn.. POUCY TOWARDS THE INDUSTRIAL DESIGNATED LAND
USE SOU1llEAST OF INTERSECllON 42 AND 21, WAS TO CHANGE IT
TO RESIDENTIAL. IT HAS SO FAR BEEN IMPLEMENTED 11lROUGH
Pl.ANNINO COMMISSION
1anu!IY 6.199.-
'''. 3
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2.
3.
nIB RBZONlNO OP CAlUUAOE HILLS AND LBO VIBlWNO.
'lllE SHORT AND LONO RANOB INDUS11UAL STRATBOIBS OP THB
COUNCIL WERB POsmONED ON THB 320 ACRB V1BlWNO SlTB
NORTH OF COUNTY ROAD 42 AND ADJACENT TO COUNTY ROAD 21
IN THE SOUTHEAST CORNER OF THE COMMUNITY.
COMMERCIAL OPPORTUNlTlES NORm OF nm LAKE HAW NEVER
BEEN FORMALLY DISCUSSED. ALTIlOUGH THE CONCEPT OF
NEIGHBORHOOD pLANNED COMMERCIAL IS ONB THAT HAS BEEN
INCORPORATED IN THB DRAFT 2010 PLAN.
THE 40 ACRE SUBJECT SITE IS THE REMNANT PIECE OF INDUSTRIAl
AFI'ER 200 ACRES HAVE BEEN REZONED TO AGRICULTURAL AND
RESIDENTIAL.
THE SUBJECT SITE BASED ON TIlE PHYSlOORAPInCAL ANALYSIS
DONE BY TIlE APPLICANT IS CONSIDERABLE MORE CONCLUSIVE TO
THE MORE SITE RESPONSIVE RESIDENTIAL USE.
PIKE LAKE TRAIL HAS ALSO BEEN IDENTIt"lBD AS A MAJOR
COLLECfOR IN THE. DRAFf TRANSPORTATION PLAN. A MINOR
COLLEeroR IS PROPOSED FOR mE ANTICIPATED LAND USES SOUTH
AND WEST OF TIlE SUBJECT SITE.
ALTHOUGH nIB VIERLING 120 ACRES HAVE BEEN REMOVED FROM
THE URBAN SERVICE AREA. IT IS PRUDENT 1'0 LOOK AS POTENTIAL
LAND USE RELATIONSHlP ISSUES.
NOT ONE SINGLE RESIDENT OF PRIOR LAKE HAS OBJECTED TO mE
APPLICATION.
4.
s.
6.
7.
8.
Commissioner Loftus again stated he would not be in support of the motion. Commissiocr
Vonhof stated that a better use of the subject site has not been found.
Vote taken signified ayes by Roseth. Arnold. and Vonhof. Nay by Loftus. MOTION CARRIED.
MonON BY ROSETH. SECOND BY VONHOF. 1'0 RECOMMEND TO CITY COUNCIL
THAT mE COMPREHENSIVB PLAN BE BROUGHT INTO COMPUANCE wrm nIB
ZoNING ORDINANCE BY ADOPTING ORDINANCE 94-03.
Vote taken signified ayes by Roseth. Vonhof. and Arnold. Nay by Loftus. MOTION CARRIED.
MOTION BY LOF11JS. SECOND BY VONHOF. TO CLOSE THE PUBLIC HEARING.
Vote taken signified ayes by Loftus. Vonhof. Arnold. and Roseth. MOTION CARRIED.
OTHER BUSlNESS
a) Work Plan for for 1994 Planning Commission.
Horst Graser and Deb Garross. stated they wish to establish a work program for the upcomina
year and asked the Commissioners for ideas. subjects. and direction. on what the Commissioners
PLANNING COMMtSSION
Jan~ 6.1~
Pip 4
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259260060
rJ!f"l ~ PRIOR LNtI
~PLlCATION FOR MDD\OO 10 aft (Xd, <D1P RM OR Cl'1'Y OR>Itwa
~resss __3312 l~lAt Strp.p.t w..
Bane Phones
Wort pb>nec
~nQ,.mntln", M)J S5068
4H..2950
423..1179
~llcantl __ Wens\1lann Realty
SeCt ion of Ordinance or Canp Plan hnenchent
is PeqUested fors Land use
Describe hnendnentl entia!
~asons for the Pequest: (May Attach) See Attached
QmMISSIOll.m:om:REMEN1'S1
(A.) canpleted application fom. (B.) Filing Fee.. (C~) Parcel Identification
!lJni:>er (PID). <o.)Certified fbrvey and NameS of PropertY Ow1\ers Certified by an
H:>stract ~ if ~ired by the Director of Plaming. .
(H.,Y <n\FLErE APR.ICATIONS sw.J, BE Rt.Vl&lID BY THE PLANNINi mt\ISSION.
To the best of m.i kllO\llledge, the infoonation presented on this form is correct.
In addition, I have read Section 7.9 of the City Zoning OrdinanCe which
specifies the requir......t. for amenmenu. I "9ree to prOllicle info_tion and
follCM the procedures as outlined in the OrdinanCe. , /' . .
,.?&i't'#"-
Pi A" ".- I) /~'3 Applicant i9Ilature
Qbnitted this .!::.-day of (>dIU -,:"- I9.:!>. ./-"y' (~)
\~ L-1 c.~ ~,.U\).4V
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'DIIS SEal~ ro BE FILLED wr BY THE ~Ni DI~R
HFARDG DI\'l'E
HFARIMi tWl'E
pt,ANNlN3 <n1MISSl~ . _APPIOlfD _DENIED
CITY oomaL _~ _IENlED
a>M>ITIONS:
=
Signature of the Plann1~ Director
Date
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crrr 01 PRIOR LNCI
APfE,ICAT'ION lOR IUamG
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259260060
~icantl Wenemann lealty
~esSI 3312 151et Street West Roeemoun =
Ibne Phones 423..2950. 423-1179
Property o..n:lera Intu,rity Development. Inc. . Pb>nes 890-2477
Addresss 14869 Manitou Rd.. Prior Lake. HN 55372 Contact: Jim Ralek
Oonsultantl=Westwood Professional Services. lnc
Mdressa 14180 w. Trunk HwY 5. Eden Prairie. }iN Phonel 937-5150
IDeation of proposed rezoningl NE 1/4 of IN 1/4 of Sec. 26. T.llS. 1.22. Scott Co... HN
Present ZOniJ--:J1 1-1 and C-1 Proposed Zoningt 1-1 and C-1
Property kreage Existing use
to be rezonedl +40 acres of Propertyl Agriculture and natural open space
Int~ use(s) of propertY:~ 130-140 attached sinRle family dwellinR units
~ons for FeqUest:
to accommodate proposed use
Deed Restrictionsl X lb Yes If so, please attach.
Bas the .Applicant prel/wooly sought to plat, rezone, obtain a variance or corditional
use pemdt on the stbject site or any part of ita X lb Yes What was
requested:
When:
mBMISSION RmmRFMENrSI (A)~lete application fom. (B)Cauplete legal description
, Property Identification amber (pm) . (e) ru~ fee. (D)Deed restrictions, if
necesscu:y. (E)Fifteen copies of a site plan and Certified S\1J:Vey, drawn to scale
showing existing ard proposed structures, lot boundaries, foliage and topography on
site and within three hundred (300) feet of the property. (F)SoU tests, if
pertinent. (G)Certified frail abstract fim the names and addresses of property-
owneIS within 300 feet of the exterior of the property lines of the sooject
property ·
(H,Y (X)MH..El'E APPLICATIONS WlLL BE RE.VImED BY THE J?LANNIN; <n1MISSlON.
. .
To the best of JIf knowledge the infonnation presented on this foOll is correct. In
addition, I have read Section 7.9 of the Prior Lake Z<:lnin:I OrdinanCe which specifies
requirsnents for rezoning procedures. I &9ree to provide lnfo11lllltion and follow the
prc)cedur outlined .In the OrdinanCe.
~ ~~ ~ II-IS-t/3
Si9Mture Date
/I-/S -(}..3
Date
'lBIS ss:TION 'D) 8E pILIJD IN BY mE PLANNINJ DlmrroR
tW1'B CR JJF.ARIm
tW1'B CR JJF.ARIm
APJ?KN!D DENIm
APJ?KN!D ~m
fLANNDG <XH4ISSIat
C1'1'faxnox.
CDR>rrIONSI
Date
signature of the Plaming Director:
~ _~"_."_,~"~__=_~_"'_=~_"'"'^"..."'"................ r
I ,
"ORDPRO"
~
CITY OF PRIOR LAKE
ORDINANCE NO. 94-03
AN ORDINANCE AMENDING PRIOR LAKE CITY CODE SECTION $-2-1 AND PRIOR LAKE ZONING
ORDINANCE NO. 83-6 SECTION 2.L
The Council of the City of Prior Lake does hereby ordain:
The Prior Lake Zoning Map. referred to in Prior Lake City Code Section '-2-1 and Prior Lake Zoning OrdInance
No. 83-6 Section 2.1, is hereby amendc4 to change the zoning classincatlons of I11c foUowlng legally describccl
propertY from I-I, Special Industrial and C-I, ConscMdon toR-I, Urban Residential:
LEOAL DESCRIPTION:
LEGAL DESCRlYnON OF I-I, SPECIAL INDUSTRIAL TO BE REZONED TO R-l, URBAN
RESIDENTIAL:
That part of the Northeast QU8J1U of the Northwest Quarter of Section 26. 1bwnship liS. Range 22. Scott County,
MinneSOta lying easterly of I11c foUowing described line:
. .
Commencing at the northeast corner of said Northeast Quarter or the Northwest Quartet; thence westerly, along the
north line of said Northeast Quarter of the Northwest QuaJ1el'. a distance of 670.s3 feet. to I11c actual point of
beginning of the line to be descn'bed: thence southerly. parallel with the east line of said Northeast Quarter of the
Northwest Quarter, a distance of 552.00 feet: thence southwestedy, to the southwest comer or said Northeast
Quarter of the Northwest Quarter. a said line there tenninating.
LEGAL DESC1UPl10N OF C-l, CONSERVATION TO BE REZONED TO R-l, URBAN RESIDENTIAL:
That part of the Northeast Quarter of the Northwest Quarter of Section 26. Township liS. Rango 21. Scott County,
Minnesota lying westerly or I11c following descn"bed line: .
Commencing at I11c northeast comer of said Northeast Quarter of the Northwest Quar1er. thence westerly along the
north line of said Northeast Quarter of the Northwest Quarter. a distance of 670.s3 feet. to the actual point or
beginning of the line to be descn'bcd; thence southerly. parallel with the east tine of said Northeast Quarter of the
Northwest Quarter. a distanCe of 552.00 feet: thence southwesledy. to the southwest comer of said Northeast
Quarter of the NOI1hwcst Quarter. and said tine there tenninating.
This ordinance shall become effective from and after its passage and publicalioL
Passed by tbe City CouoeR 01 the City or PrIor Lake this _ day ~ ---J 19M.
ATfE$'r.
City Manager:
Mayor:
To be publlsbed 10 the Prior Lake AmeMo on the _ day 01 , 1994.
Drafted By:
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1 I
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RESOLUTIO~
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING WENSMANN REALTY
COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE BRANDT FARM FROM
INDUSTRIAL TO LOW DENSITY RESIDENTIAL.
MOTION BY:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
SECONDED BY:
the Prior Lake Planning Commission held a public hearing to consider an
amendment to the Prior Lake Comprehensive Plan on Thursday, January 6. 1994;
and
that notice of the hearing on said motion has been duly published and posted in
accordance with the applicable Minnesota Statutes; and
the Planning Commission recommends to City Council to amend the
Comprehensive Plan of the Brandt rann, from industrial to low density
residential, based on the following facts and findings presented on December 16,
1993, as follows:
if approved the amendment will produce a maximum of 140 housing units; and
sewer is of capacity to accommodate the land use change. Water is available to
the site; and
the site is not part of a regional park system; and
based on previous Council action, the plan amendment is consistent with other
land use changes which were from industrial to residential; and
the City has in place nulp and other policy standards that will protect wetlands
and natural features; and
the site is within the urban selVice area; and
the draft transportation element of the Comprehensive Plan designates Pike Lake
Trail a major collector and a minor collector corridor running parallel directly
south to County Road 42. Any planned action or development on the site, not
accounting for these two collectors, is inconsistent with Prior Lake's long range
tranSportation planning effort; and
in 1990, the Council adopted an industrial study which was to be incorporated
into the 2010 Plan. TIle subject site is a component of that industrial policy
directive. The Council policy toward the industrial designated land use southeast
of intersection 42 arxl 21, was to change it to residential. It has so far been
implemented through the rezoning of Carriage Hills and Leo Vierling; and
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORllJNIlY EMPLOYER
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WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
the short and long range industrial strategies of the Council were positioned on
the 320 acre Vierling site north of County Road 42 and adjacent to County Road
21 in the southeast comer ofthe community; and
commercial opportunities north of the lake have never been formally discussed.
Although the concept of neighborhood planned commercial is one that has been
incorporated in the draft 2010 plan; and
the 40 acre subject site is the remnant piece of industrial after 200 acres have
been rezoned to agricultural and residential; and
the subject site based on the physiographical analysis done by the applicant is
considerable more conclusive to the more site responsive residential use; and
Pike Lake Trail has also been identified as a major collector in the draft
transportation plan. A minor collector is proposed for the anticipated land uses
south and west of the subject site; and
although the Vierling 120 acres have been removed from the urban service area.
it is prudent to look as potential land use relationship issues; and
not one single resident of Prior Lake has objected to the application.
NOW, THEREFORE, BE IT HEREBY RESOLVED, BY THE MAYOR AND CITY COUNCIL OF
PRIOR LAKE, MINNESOTA, THAT THE COMPREHENSIVE LAND USE PLAN BE
AMENDED FROM INDUSTRIAL TO RESIDENTIAL FOR THE NE1I4 OF THE NW1I4 OF
SECTION 26.
Passed and adopted this 21st day of March, 1994.
{ Seal }
Yes
No
Andren
Greenfield
Kedrowski
Schenck
Scott
Andren
Greenfield
Kedrowski
Schenck
Scott
Frank Boyles
City Manager
City of Prior Lake
" .. ...,.~,..._,,~.... ..<..~.'~--.._..,..-...,.,...-.-- ~""""''''''-'.'''''''.'-~~''''''-
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y
'CP03f'N"
NOTICE OF PUBLIC HEARING TO CONSIDER AN AMENDMENT
TO THE PRIOR LAKE COMPREHENSIVE PLAN
You arc hereby notified that the Planning Conunission will hold a Public Hearing in the Prior
Lake City Council Chambers at 4629 Dakota Street S.R. on Thursday, December 16, 1993 at
7:35 p.m..
The purpose of the public hearing is to consider an application from Wensmann Realty to amend
the Land Use Map of the Prior Lake Comprehensive Plan. Specifically. the request Is to change
the land use designation of the following legally descnDed property from Industrial to Low
Density Residential Land Use. The proposal Is a minor comprehensive plan amendment request.
LEGAL DESClUPTION:
The Northeast Quarter of the Northwest Quarter of Section 26. Township US. Range 22. Scott
County. Minnesota. Subject to easements and restrictions of record if any.
Or more conunonly described as: Approxhnately 41 acres of land located southwest of the
intersection of County Road 42 and Pike Lake 1hrll. Prior Lake.
If you desire to be heard in reference to this matter, you should attend this hearing. The Planning
Commission will accept oral and or written comments. If you have questions regarding this
matter. contact the Prior Lake Planning Department at 447-4230.
Deb Garross
Assistant City Pl8JUlef
To be publisbed in tbe Prior Lake American on December 4 and 11, 1993.
4629 Dakota St. S.E.. Prior Lake. MInnesota 55372 I Ph. (612) 447-4230 I Fax (612) 4474245
AM EQUAL 0PP0RnJNITY EMPI.CMJl
.. -
"RZl)ClPN"
NonCE OF PUBLIC BEARING TO CONSIDER A REZONING
APPLICATION FOR WENSMANN REALTY
You arc hereby notified that the Planning Commission will hold a Public Hearing in the Prior Lake City
Council Chambers at 4629 Dakota Street S.B., on Thursday, December 16, 1993 at 7:35 p.m..
The purpose of the public hearing is to consider an application from Wensmann Realty to rezone property.
Specifically, the request is to change the zoning designation of the following legally described property
from 1-1 special Industrial, and C-l, Conservation to R-I, Urban Residential.
LEGAL DESCRIPTION OF I-I, SPECIAL INDUSTRIAL TO BE REZONED TO R-l, URBAN
RESIDENTIAL:
That part of the Northeast Quarter of the Northwest Quarter of Section 26, Township liS, Range 22, Scott
County, MiIUlesota lying ~erly of the following described Une:
Commencing at the northeast comer of said Northeast Quarter of the Northwest Quarter; thence westerly
along the north Hne of said Northeast Quarter of the Northwest Quarter, a distance of 670.53 feet, to ~
actual point of beginning of the line to be described; thence southerly, paraDe! with the cast line of said
Northeast Quarter c:l the Northwest Quarter, a distance of 552.00 feet; thence southwesterly, to the
southwest comer of said Northeast Quarter of the Northwest Quarter, a said Unc there terminatinJ.
LEGAL DESCRIP110N OF C-l. CONSERVATION TO BE REZONED TO R-I, URBAN
RESIDENTIAL:
TIlat part of the Northeast Quarter of the Northwest Quarter of Section 26, Township liS, Range 22, Scott
County, MiIUlesota lying westerly c:l the following descnDed line:
Commencing at the northeast comer of said Northeast Quarter c:l the Northwest Quarter; thence westerly
along the nor1h tine of said Northeast Quarter of the Nor1hwest Quader. a disIancc of 670.53 feet, to the
actual point of beginning of the line to be dcscn"bcd; thence southerly, paraDd with the cast line of said
Northeast Quarter c:l the Northwest Quarter, a distance of 552.00 feet; thence southwestcdy, to the
southwest comer of said Northeast Quar1er of the Northwest Quarter, and said line there terminating.
If you desire to be beard in reference to this matter, you should attend this hearing. The Plannina
Commission will accept oral and or written comments. If you have questions regarding this matter,
contact the Prior Lake Planning Department at 447-4230.
,oJij)~ .
Deb oarross
AssIctant City Planner
1b be publisbed In tbe Prior Lake American on December 4 and 11,1993.
4629 Dakota Sl SE.. PrIor Lab, MlMesota 55372 I Ph. (612) 4474230 I Fax (612) 4474245
AN EQtW. 0f'P0R1UITY EMPlDI'ER
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I
. .
COMPREHENSIVE PLAN AMENDMENT AND REZONING
BRANDT PROPERTY
PRIOR LAKE, MN
~o~berI6, 1993
REQUEST
An amendment to the Land Use Plan section of the Prior Lake Comprehensive Plan is requested. 1De
request is to amend the land use of a 40% acre parcel inunediately southwest of County Road 42 and
County Road 21 (pike Lake Trail) from industrial to low density residential (see Exhibit A and B).
A rezoning of this same parcel is requested from 1-1. Speciallndustria1. and C-l. Conservation to R-l,
Urban Residential (Exhibit C). See attached legal descriptions.
RATIONALE
I. Existing Planning Context
The proposed amendment will not create a contextually isolated or an incompatible land use. According to
the Cnys current plans. the zoning and proposed land use for the surrounding area is as follows:
~orth
proposed Land Use
Agricultural
Zol'tnO
South
High Density Residential
Agricultural
C-l Conservation District and
A-I Agricultural
R-I Urban Residential
East
I-I Special Industrial
West
Natural Open Space
and Agricultural
C-l Cooscrvation and
1-1 Industrial
2. Future Planning Context
The City has recently undertaken an update of the Comprehensive Plan which suggests a change in focus of
the subject area from industrial to residential. According to the City planning staff. the area to the west
and south of the subject property will be redesignated to predominatdy residentia11and use with some
commercial southeast of the intersection of County Road 21 and County Road 42. A m:eot amendment to
the Comprehensive Plan involved an urban service area land exchange involving the proposed industrial
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land to the south and west of tho subject property. Tho industrial land was remoYeCl from the MUSA in
exchange for "The Wilds" a parcel further to the west which witt be designated for mixed use.
3. Physical Site Characteristics
The topography oCthe site is very rolling with slopes ranging from 3% to 30%. Several wetlands are
present on the lowlands. Small clumps of wooded areas ~nsist of mainly elms, boxeldcr and a few sugar
maple and hackberry. The balance of the site comprises shrubby growth and tilled farm land. A detailed
inventory of wetlands and treeS is included in this report.
Due to the typically smaller building and parking masses, residential development can be more sensitive to
the natural systems of a site than typical industrial development. In addition, the amount of total
impervious surface is typically greater for industrial development than residential dcvc1opment. In Prior
Lake, the maximum lot coverage for residential development is restricted to 22%. Industrial development
is restricted primarily by setback requirements but could potentially reach 70-80% lot coverage given a
large industrial lot. Therefore, a change from industrial land use to residential land use will have DO
greater, and likely less, impact on the natural systems of the site.
Approximately 1/3 of the site is currently zoned Conservation District. which is intended to protect areas of
steeP slopes and other sensitive natural conditions. This zoning designation will be maintained on the site
and refined to more closely match the actual site conditions.
4. Sanitary Sewer
Based on an average daily residential sanitary sewer of 274 gallons/day/unit volume. a residential land use
at 3.5 units/acre on the subject 40 acre site would produce 38,360 gallons/day. An industrial land use on
the same 40 acres site at a typical rate of 2,000 gallons/day/acre would produce 80,000 gallons/day.
Residential land use will have significantly less and certainly no greater demand for sanitary sewer service
than an industrial use
S. TransPOrtation
Based on the Institute ofTratnc Engineers Trip Generation Manual, 5th Edition, a residential1and use,
specifically a condominiumftownhouse unit with an average of S .86 tripS/day, will geoeratc a total of 820
trips per day from the subject parcel A light iDdustria1 use will generate 2,000 trips per day for this same
size parcel. A residentia11aDd use would generate significantly less traffic volume 1han an industria11aDd
\ISC.
6. Airports
The proposed site is not in a search area for any future airport or restricted flyway.
7. Parks
The proposed site is not near a potential or existing regional park site or trail. The proposed development
will tic into the local (municipal) park and trail system.
COMPREHENSIVE pLAN AMENDMENT AND REZONING
BRANDT PROPERTY - PRIOR LAKE, MN
Page 2
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I I
8. Water Resources
a. Stonnwater
Stonnwater runoff is a factor of impervious surface and topography. AI discussed in "Physical Site
Character" above, the total site covcrage can possibly be much greater for an industrial use than for a
residential use creating more stonnwatcr runoff. Similarly, due to the smaller building masses of
residential development and consequent flexibility of design. natural topography can be maintained to a
greater extent than is possible with larger building/parking masses of industrial development.
Therefore, based on impervious surface and topography, residential land use will create no more and
probably less, stonnwatcr runoff than industrial development.
b. Wetlands
A complete inventory of wetlands is included in this report. The site contains approximately S acres of
wetlands. The largest wetlands are located at the far west edge of the property and the southeast
comer.
The site design will avoid impacting these wetlands to the greatest extent possible and reasonable. Any
impacts will be replaced at a 2: 1 ratio.
9. 5 Year Capital Improvement Plan
Several projects appear in Prior Lake's Five-Year Capital Improvement Program (CIP) in the area of the
subject property indicating that the area bas a high demand for development and that the City is ready for
this development. Two county roads, CSAH 21 which is 1/2 mile to the west of the subject property. and
CSAH 42, immediately north of the subject property, are planned to be widened from the existing two-lane
roadway to a four-lane roral roadway with a bikeway improvement. This road. which is on the County
Highway System. is being upgraded to handle the increasing traffic in this area in 1995 (CIP-31 and CIP-
33).
A collector street. Carriage Hill Road. in the same neighborhood as the subject property is currently under
construction and will continue in 1994 and 1996 (CIP-27). The timing is developer driven.
10. Housing
The proposed land use change and subsequent residential development are in accordaoce with the CitYs
housing goals. Prio~ Lake's Draft Comprehensive Plan 2010 includes policies that encourage choices in
housing. Specific policies state as follows:
1. The City of Prior Lake is dedicated to provide sufficient housing options to meet the needs of all
segments of the population. including the elderly and those of a variety of incamc levels.
2. The City of Prior Lake encourage and promote adequate living space and fully utilized housing
through the provision of a range of choice among housing types and options.
13. Multi-tamily and low to moderate income housing should not be located in areas considered
inferior to those generally used for conventional single fiunily housing.
COMPREHENSIVE PLAN AMENDMENT AND REZONING
BRANDT PROPERTY - PRIOR LAKE. MN
~'!.C!e 3
.. ...
Prior Lake's existins housinS stock is primarily sinate family homes. Tho propoeed raidentia1 development
will be a mixture of attached uniu.- townhouses. patio homes, etc. The units will have a range of sizes.
The site is away from the town center, therefore adding diversity in location.
The housing policy that addresses the environment reads as follows:
14. Housing styles and development techniques which conserve land and increase efficiency arc
encouraged by the City of Prior Lake
The proposed development of attached residential units with a low density is appropriate for the site in that
much of the site is either too steep or wetland and cannot be developed. Attached residential allows for the
remaining developable land to be used efficiendy without detriment to the sensitive natural features.
Another policy from the Draft Prior Lake 2010 Comprehensive Plan reads as follows:
15. Rental and multi-family housing shall be designed to insure adequate soundproofing, increased
energy conservation, provisions for social and recreational facilities and access to adjacent
neighborhoods, schools, public lands and commercial centers.
The proposed development will be designed to include trails to the conunercial center at the intersection of
County Roads 21 and 42 as well as connections to the park land to the southwest and neighborhoods to the
south and southeast.
NATURALSYSTE~INVENTORY
WETLANDS
Methodolo2Y
Wetlands within the site were staked in the field using the Federal Manual for Identifying and Delineating
Jurisdictional Wetlands (Federal Interagency Committee for Wetland Delineation, 1989) and the Wetland
Delineation Manual (U.S. Amty Corps ofEogineers. 1987). These manuals are currendy followed to
delineate wetlands regulated under the ~in.-nta Wetland Cooservatioo Ad. of 1991 and the Federal Clean
Waf<< Act. respectively. In this case and in sevaal other recent dcIiPCS't1ous, these JNftII,IS RSUlted in one
set (i.e., identical) wetland boundaries. Tbcse bouDdarics ret1cct the stake 1ocatioos detcnnined by land
surveyors and are shown on the accompanying Natural Systems Inventory graphic. National WctIand
Inventory mapping and the Scott County Soil survey were also reviewed to aid in identifying wetIaDds
within the parcel.
Wetlands were classified according to Wetlands of the United States (U.S. Fish and Wildlife Service
Circular 39; Shaw and Fredine, 1971) and WetIands and Deepwater Habitats oftM United States
(FWS/OBS Publication 79131; Cowardin et aI. 1979). Although the Circular 39 system is more broadly
understood. the administrative rules of the Wetland Conservation Act use abbreviated Cowardin
classifications. Throughout the rest of this oarrative and on the accompanying graphic. wetlands arc first
identified by their Cowardin classifications, and secondly by their Circular 39 C1assific:ations.
COMPREHENSIVE PLAN AMENDMENT AND REZONING
BRANDT PROPERlY - PRIOR LAKE. MN
Page 4
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Description of Wetlan4s
The site contains all or part of five wetland basins encompassing a total of 4.92 acres and described in
Table 1.
Table 1. Description of delineated wetlands.
Classification Square
Basin Cowardin Circ.39 Feet Acres Dominant vC2etation
A PEMBIPSS lB 2/6 55,933 1.28 Reed canary; few willow, dogwood,
sedges, bluegrass
B PF01NPEMB U12 17,529 0.40 Boxeldct, elm, reed canary; few sedges,
wood nettles, elderberry
C PEMB 2 7,543 0.17 Reed canary; few sedges
D PEMB 2 118.025 2.71 Reed canary; few sedges, elm,
boxelder, wiDow
E PEMB 2 15.600 0.36 Reed canary; few elm, boxelder. green
as~ bluegrass
Basin A is a 1.28-acre Palustrine emergent saturatedlPalustrine scrub-shrub broadleaf deciduous saturated
(pEMBIPSS I B; Type 216 wet meadow/shrub swamp) wetland dominated by reed canary grass with a few
sedges. Red osier dogwood mixed with elm and boxelder predominates OIl the west side oftbe basin and a
few black willow are present toward the north end. Soil probes reveled 18 inches ofb1aclc silty clay loam
with saturation but DO mottling or gleying in the lower profile.
Basin B is an 0.40-acre Palustrine forested broad-leaf deciduous temporarily tloodedlPalustrine emergent
saturated (pFO INPEMB; Type 1112 bottomland hardwoods/wet meadow) wetland dominated by boxelder
elm in the forested zone along Pike Lake Trail, with reed canary grass and a few sedges is where the
drainage continues northwest through agricultural field. Soils included clade pay to black sandy loam to
loam with no mottling or gleying with 18 inches of the surface but with saturation aDd some nmning
surface water.
Basin C is an 0.17-acre Palustrine emergent saturated (pEMB; Type 2 wet meadow) wetland dominated by
reed canary grass with a few sedges and having black silty clay loam soils. Much oltbis basin and part of
Basin E was mowed and harvested for bay after wetland stakes were located by surveyors. Consequently.
all wetland boundary stakes do not remain in their original location.
Basin D is 2. 17-acre Palustrine emergent saturated (pEMB; Type 2 wet meadow) wetland dominated by
reed canary grass with a few sedges, and with elms and boxelders along the edges. Soils included dark
gray to black silty clay loam with brown and light pay mottles present at a depth of 14 inches.
COMPREHENSIVE PLAN AMENDMENT AND REZONING
BRANDT PROPERlY - PRIOR LAKE, MN
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Basin E is an O.36-acre Palustrino omeraent saturated (PEMS; Typo 2 woe meadow) wetland dominated by
reed canary grass with a small amount of Kentucky bluegrass and with elm, boxelder, and green asb along
the south and west sides and with dark gray to black silty clay loam soils.
~egulatolY Jurisdiction
All wetlands on the site fall under the jurisdiction of the Minnesota Wetland Conservation Act of 1991
(administered by the City of Prior Lake in conjunction with the Prior Lake-Spring Lake Watershed
District) and Section 404 of the Federal Clean Waur Act (administered by the U.S. Army Corps of
Engineers). Because all wetlands on the site are considered isolated for Corps ofEnginecrs permitting
purposes, up to one-balfacre of these basins could be filled without prc-discharge notification to the Corps
and without wetland replacement. However, at the Wetland Conservation Act will require 2 to I
replacement for wetland fill if the amount of fill exceeds 400 square feet. The site does not contain any
DNR protected wetlands, waurs, or watercourses.
TREES
MethodologY
Significant trees within the site were inventoried according the methods agreed to by Westwood
Professional Services and the City of Prior Lake. With few exceptions, these methods followed the Tree
Preservation Guidelines adopted by the City of Eagan. The minimum size ofbea1thy trees considered
significant varied by species based on the following table. The diameter of each significant tree was
measured to the nearest inch at breast height (4.5 feet above the ground, high side of tree) and the diameter
and species was recorded on an aluminum tag attached to the tree with a double-beaded 6-penney nail.
Each tagged tree was also tied around the trunk with orange flagging. Tagged trees were located by land
surveyors to prepare the accompanying graphic. In cases where the tree bad more than one stem due to
suckering as a sapling, only the largest oCthe significant multiple stems was tagged and recorded. In cases
where the leading bole of the tree was broken off in a manner that substantially disfigured the tree's growth
form, the tree was not considered significant and was not tagged or located. All tree species meeting the
minimum dimensions given in the following table arc listed by species in that table; DO other trees of
significant size were located.
COMPREHENSIVE PLAN AMENDMENT AND REZONING
BRANDT PROPERTY - PRIOR LAKE, MN
Page 6
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Tab/~ 2. Minimum dlm~nslon' oftr~eI considered slgnlflcant.
Common name
Scientific name
Minimum dimension of
si . cant trees
American basswood
American elm
Bitternut hickory
Black cherry
Black willow
Boxelder
Eastern cottonwood
Green ash
Hackberry
Red cedar
Red oak
Siberian elm
Sugar maple
Tremblin as
Tilia americana
Ulmus americana
Carya cordiformis
Pnmus serotina
Salix nigra
Acer negundo
Populus deltoides
Fraxinus pennsylvanica
Celtis occidentalis
Juniperus virginiana
Quercus rubra
Ulmus pumila
Acersaccharum
Po ulus tremuloides
8" dbh (diameter breast height)
8" dbb
8" dbh
8" dbh
12" dbb
12" dbh
12. dbb
8.dbh
8.dbb
12' height
8" dbh
8" dbh
8" dbh
8.dbh
pescriotion of Simificant Trees
402 significant trees were tagged on the site. The general character ofwooded areas (including species
composition and general size range) bas been inventoried below and illustrated on the accompanying
graphic.
Table 3. Summary of slgniflC/lllt tree inventory resulu.
Number Number
Common name Scientific name 8-12. dbh > 12" dbh
American basswood Tilia americana 16 19
American elm Ulmus americana 126 IS
Bitternut hickory Carya cordiformis 1
Black cherry Prunus serotioa
Black willow SaIix nigra 2
Boxcldcr Accr ncgundo 18 81
Eastern cottonwood Populus dcltoides
Green ash Fraxinus pennsylvanica 7 3
Hackberry Celtis occidentalis 1 1
Red cedar Juniperus virginiana 1
Red oak Quercus rubra 1 4
Siberian elm Ulmus pumila 28 14
Sugar maple Acer saccharum 44 17
Trembling asoen Populus trcmuloides 1 2
COMPREHENSIVE PLAN AMENDMENT AND REZONING
BRANDT PROPERTY - PRIOR LAKE, MN
Page 7
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TOPOGRAPHY
Topographic mapping for the site showing two-foot c:ootours was obtained from the City of Prior Lake by
Wensmann Homes. Analysis of this topography identified six areas where slopes meet or exceed the 20
percent steep slope criterion specified by the City of Prior Lakc. These areas rangc in size from 0.27 to
1.34 acres and encompass a total of 3.67 acres. It should be noted that the accuracy of this topographic
mapping has not been checked or confinned in the field by land surveyors. Some minor deviations between
this mapping and actual topographic conditions may exist.
COMPREHENSIVE pLAN AMENDMENT AND REZONING
BRANDT PROPER'IY - PRIOR LAKE. MN
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WnIwood Professional Setvices. /nc.
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1"180 Trunk Hwy. 5
Eden Prairie. MN 553....
612.937.5150
FAX 612.937-5822
Legal Descriptions
C-l Zoning:
That part of the Northeast Quarter of the Northwest Quarter of Section 26, Township liS, Range 22, Scott
County, Minnesota lying westerly of the following described line:
COlIUllencing at the northeast comer of said Northeast Quarter of the Northwest Quarter; thence
westerly, along the north line of said Northeast Quarter of the Northwest Quarter, a distance of 670.53 feet,
to the actual point of beginning of the line to be described; thence southerly, parallel with the cast line of
said Northeast Quarter of the Northwest Quarter, a distance of 552.00 feet; thence southwesterly, to the
southwest comer of said Northeast Quarter of the Northwest Quarter, and said line there tenninating.
I-I Zoning:
That part of the Northeast Quarter of the Northwest Quarter of Section 26, Township 115, Range 22, Scott
County, Minnesota lying easterly of the following described line:
Commencing at the northeast comer of said Northeast Quarter of the Northwest Quarter; thence
westerly, along the north line of said Northeast Quarter of the Northwest Quarter, a distance of 670.53 feet,
to the actual point of beginning of the line to be descnDed; thence southerly, parallel with the east line of
said Northeast Quarter of the Northwest Quarter, a distance of 552.00 feet; thence southwesterly, to the
southwest comer of said Northeast Quarter of the Northwest Quarter, a said line there tennilll\fi"8.
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