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HomeMy WebLinkAbout7D - Sterling North at Wilds 'l AGENDA #: PREPARED BY: SUBJECT: DATE: INTRODUCTION: BACKGROUND: DISCUSSION: STAFF AGENDA REPORT 7D HORST W. GRASER, DIRECTOR OF PLANNING PRELIMINARY PLAT APPROVAL OF "STERLING NORTH AT THE WILDS" MAY 16,1994 David Carlson Companies, Inc., has petitioned the City Council to approve the preliminary and final plat for "Sterling North at The Wilds., an 18 unit townhome development. On May 2, 1994, a regular scheduled council meeting date, the City Council approved a request by the applicant to consolidate the preliminary and final plats. The subject site is Outlot C of "The Wilds., a 5.464 acre townhome site so designated in the development framework of "The Wilds" PUD, (please refer to attached planning report for additional detail). The PUD was granted approval by the City Council in October 1993. The first phase of development consisting of 78 single family lots and 14 townhome units was also approved contemporaneous with the PUD last October. The developer is currently in the process of installing utilities and roadways for the first phase. The applicant's proposal consists of 18 town home units (two units to a building) on 5.464 acres for a density of 3.29 units per acre. The development focuses on the edge created by the fairway leading to the sixth hole. A landscape plan is provided which was amended to incorporate a staff suggestion of tree cover between the fairway and townhome units (amended plan is not included in the attached packet). A 25 foot wide private road is proposed to provide direct land access to the units. The road will have to be designed to City standards with the exception of width. The covenants and restrictions for the development will need to be amended to include language that the road will remain private in perpetuity. The Development Review Committee has made a recommendation that parking be limited to one side. The Planning Commission conducted a public hearing for the preliminary plat on May 5, 1994. Their findings are incorporated in Resolution 94-13PC as amended. Commissioner Loftus stated he liked the plan but felt the road should be public. Commissioner Kuykendall felt the City should take ownership of the land and then lease it to the Townhome Association with specific requirements for maintenance and design standards for construction of a roadway. 4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OP~TUNITY EMPLOYER T Y' 1 ALTERNATIVES: The Commission also amended Resolution 94-13PC by striking Item 6 dealing with street names and replacing it with a street lighting plan requirement acceptable to Staff. 1. 2. 3. Approve Resolution 94-25. Continue the item. Deny the application RECOMMENDATION: Alternative #1. ACTION REQUIRED: REVIEWED BY: -2- T Y. , "RS942S' RESOLUTION 94-25 RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT AND SETTING FORTH CONDITIONS TO BE MET PRIOR TO RELEASE OF THE FINAL PLAT OF "STERLING NORTH AT THE WILDS." MOTION BY: SECONDED BY: WHEREAS. the Prior Lake Planning Commission conducted a Public Hearing on the 5th day of May. 1994. to act on the application by David Carlson Companies. Inc.; and WHEREAS, the Planning Commission found that the Preliminary Plat of Outlot C "The Wilds" is consistent with the development framework of "The Wilds" PUD; and WHEREAS, the Planning Commission found that the construction and applicable City standards for Wilds Ridge Court, a private street serving the units within the development may be modified in accordance with adopted provisions of the PUD development framework and City policy: and WHEREAS, the Planning Commission recommended approval of the preliminary plat of "Sterling North at The Wilds" subject to six contingencies. WHEREAS. the City Council on May 2. 1994. approved the applicants request to consolidate the preliminary and final plat of "Sterling North at The Wilds". NOW. THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE. MINNESOTA, to: I) Grant preliminary plat approval of "Sterling North at The Wilds" subject to the six conditions outlined in Resolution 94-I3PC. 2) Grant approval of the final plat of "Sterling North at The Wilds". NOW, THEREFORE. BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE, MINNESOTA, that it should and hereby does require the following conditions to be met. prior to release of. and recording of said plat I. A title opinion or commitment of title insurance be submitted acceptable to the City Attorney. 2. Payment of all fees including but not limited to: final plat fee of $90.00 dollars; park dedication fee. trunk sewer charge, storm water management fee. collector street fee and all other fees associated with the developers agreement 3. The developer's agreement, as drafted by the City Engineer. shall be signed and fully executed prior to the release of the final plat. All fees shall be paid prior to release of the final plat. 4. Reductions of the entire plat be submitted. to the following scales: \"-800'. \" -200'. and one reduction at no scale which fits onto an 8 1/2" x II" sheet of paper. 5. Four mylar sets of the final plat with all required signatures be submitted. 6. A complete set of construction plans and specifications for all public works facilities for subdivision be submitted in accordance with the requirements of the "Public Works Design Manual." 4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ............~.~~~-""'~__.__._.__ .." :lII ,. ......,"-".-,,~----._.,~"._...........~.~,_.'"<."...',~.,.-*.,~,....,~..,'"'~""'-"""""-"'-"""_. , I 7. Utility and drainage easements along with an erosion control plan and sewer/water plan be revised acceptable to the City Engineer. All easements including those necessary on the plat be granted, acceptable to the City Engineer. 8. A planting plan be submitted in accordance with Section 6-7-1 of the Subdivision Ordinance, and consistent with the approved planting plan for the preliminary plat. 9. The developer shall submit a copy of, and agree in writing, to distribute literature to future buyers of lots which indicate the sidewalk improvements approved as part of the development. 10. The final plat and all pertinent documents must be filed with Scott County within 60 days from the date of final plat approval. Failure to record the documents by July 15, 1994, will render the final plat null and void. II. The facts and findings incorporated in the memorandums from Ralph Teschner, Bill Mangan, and Jeffrey Evens. 12. One side of Wilds Ridge Court be posted as a fire lane, preventing parking on that side of the street. 13. Wilds Ridge Court be constructed to City Standards, with the exception of width and other applicable City Policy. 14. The restrictive covenants must be amended to incorporate language specifying that the private road shall remain private in perpetuity. The language must be subject to review and acceptance by the City Attorney. 15. The name of the plat should be changed to "Sterling North at The Wilds". 16. A street lighting plan, acceptable to Staff, be submitted. ********* NOTES: ********* a) Payment of park support fees in accordance with City Policy at the time of building permit. b) Building permits shall not be issued until a contract has been awarded for the construction of municipal sewer and water. Occupancy permits will not be issued until sewer, water and storm sewers are accepted by the City Engineer and the base course for the private is installed. c) No building permits shall be issued until the Final Plat is filed and recorded with Scott County with the exception of one permit which may be issued to the underlying legal description for the entire parcel. d) The "City Copy" hardshell, containing all required signatures be returned to the Prior Lake Planning Office prior to issuance of any building permits for the plat. Passed and adopted this 16th day of May, 1994. Yes No Andren Greenfield Kedrowski Schenck Scott Andren Greenfield Kedrowski Schenck Scott Frank Boyles City Manager City of Prior Lake {Seal} T . 'RSI3PC RESOLUTION 94-13PC RESOLUTION OF THE PRIOR LAKE PLANNING COMMISSION TO GRANT PRELIMINARY PLAT APPROVAL FOR OUTLOT C OF "THE WILDS", KNOWN AS STERLING NORTH. MOTION BY: VONHOF SECONDED BY: ROSETH WHEREAS, the Prior Lake Planning Commission conducted a public hearing on the 5th day of May. 1994. to act on the application submilled by David Carlson Companies. Incorporated: and WHEREAS, that notice of the hearing on said motion has been duly published and posted in accordance with the applicable Minnesota Statutes; and WHEREAS, it was found that the Preliminary Plat of Outlot C. "The Wilds" is consistent with the development framework of "The Wilds" PUD; and WHEREAS, it was found that the construction and applicable City standards for Wilds Ridge Court, a private street serving the units within the development may be modified in accordance with adopted provisions of the PUD development framework and City Policy: and WHEREAS, it was found that to protect the general health and welfare of the community. one side of the private street must be posted as a fire lane. preventing parking on that side of the street; and WHEREAS, it was found that the City finance. public works. and parks departments have submitted facts and findings. NOW, THEREFORE, BE IT HEREBY RESOLVED, BY THE PRIOR LAKE PLANNING COMMISSION OF THE CITY OF PRIOR LAKE, MINNESOTA, RECOMMENDS PRELIMINARY PLAT APPROVAL FOR STERLING NORTH SUBJECT TO: 1. The facts and findings incorporated in the memorandums from Ralph Teschner. Bill Mangan. and Jeffery Evens, 2. One side of Wilds Ridge Court be posted as a fire lane, preventing parking on that side of the street. 3. Wilds Ridge Court be constructed to City Standards. with the exception of width and other applicable City Policy. 4. The restrictive covenants should be amended to incorporate language specifying that the private road shall remain private in perpetuity. The language should be subject to review and acceptance by the City Attorney. 5. The name of the plat should be changed to "Sterling North at The Wilds," 6. A street lighting plan acceptable to Staff be submitted. 4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER >>_^'...,......fi"~. ,>,,,,,""^".~'._'. ....___"_,~-......-.........>>;.....-t '",."...... "_'"'-'~"___ "-'-~".'_"_~_~~"""_~'._q"-'._'''''''~'""-'___'''__"",~"""",:~~_",- T I- Passed and adopted this 5th day of May, 1994. Arnold Roseth Kuykendall Loftus Vonhof Yes X X No X Arnold Roseth Kuykendall Loftus Vonhof x X Horst W. Graser Director of Planning City of Prior Lake { Seal} . ~-',^ ---"_'''''_''''''~'''''''_.."-,,,,,,,.......~...,,,~-............,,,,-., '--"~""-~~'-""''''''-''''''''~--'~-'."-'-'- ''''''''''''-'~-''''''~-~"""",,"--,",-,~ ,. .' PLANNING REPORT AGENDA ITEM: SUBJECT: PRESENTER: PUBLIC HEARING DATE: 1 STERLING NORTH ADDITION HORST GRASER, DIRECTOR OF PLANNING XYES _NO MAY 5, 1994 INTRODUCTION: David Carlson Companies has petitioned the City of Prior Lake for preliminary plat approval for Outlot C of "The Wilds". The applicant proposes to subdivide the Outlot into an 18 unit townhome development. BACKGROUND: The 5.464 acre subject site is part of "The Wilds" multi-use PUD approved in October 1993, consisting of 580 acres. The total residential density within the PUD consists of 466 units of which 191 are townhome and villa units and 275 development single family detached homes. The minimum development requirements for villa homesites are taken from the adopted PUD text and attached as Exhibit A. The final plat of "The Wilds" and first addition were approved in October 1993, consisting of 78 single family lots and 14 townhome units. The remainder of the land was platted into Outlots, some of which will be replatted to implement development proposals. Other Outlots which describe non-residential uses, such as the fairways. will remain as outlots. All the grading for the golf course consisting of about 205 acres is completed and the first nine holes have been seeded. The grading for the first phase residential units is also completed. The developer is currently installing utilities within the first phase. However, the trunk sewer and water between County Road 21 and The Wilds has not been started. The estimated completion of this section of trunk is June of this year. The grading and improvements for this development will be constructed contemporaneous with "The Wilds" initial phase. PROJECT ANALYSIS: The subject site contains 5.464 acres on which 18 townhomes are proposed for a density of 3.29 units/acre. Outlot C is an elongated site on high ground along the sixth fairway. It slopes from south to north allowing excellent views along the edge created by the sixth fairway. There is no existing tree cover on the site. The developer has submitted a landscape plan which is attached to this packet that is in the process of being reviewed by a consultant. Land uses to the south of the subject site include the golf facility. club house, and hotel. Adjacent to the west and east are single family homes and to the nonh is the sixth fairway and City park land (see attached colored development plan of "The Wilds".) The development plan for Outlot C focuses on the long edge created by the fairway and the subject site. The units were cross sectioned and sited to gain the best view possible and prevent 4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER T t. negative impact to adjacent uses. A private 25 foot wide road is proposed to provide access to the units. The Engineering Department has expressed concern regarding the specifications for construction of the private road (see attached memo from Jeffrey Evens.) Recent discussion by the Council focused on private roads. A Council directive was to construct private roads to City standards with the exception of width, and only allow them in PUD's. Also the covenants for this development must contain language that this road is to remain private in perpetuity. Language to satisfy this requirement is currently absent from the covenants which have been submitted for review. The private road serving units 5-18 is 630 feet in length, which exceeds the City's standards by 130 feet. This modification should be noted in the resolution to either approve or deny the application (see Exhibit A, last paragraph.) Parking was an issue of concern to the DRC (Development Review Committee). The developer wants to be able to park on the private street. The DRC has recommended that parking be limited to one side only to permit the passage of emergency vehicles in the event it becomes necessary. One side of the private road is to be posted as a fire land with no parking permitted. The Engineering Department will allow the applicant to choose which side of the street will be posted. PROJECT OPINION BY HORST GRASER: The developer has proposed a well organized upscale townhome project. The units are interesting in character and design with varied roof lines which will eliminate monotony and produce the charm of an upscale development. The developer's proposed landscape plan indicates a sincere concern for the visual impression of this neighborhood. The detail paid to unit elevation will add to the uniqueness of this neighborhood. The design, landscaping, and arrangements of units are of a quality that will not compromise "The Wilds" PUD nor is inconsistent with the promises and representations made by the developer of "The Wilds". SUPPORTING ANALYSIS: Attached find memorandums from Jeffrey T. Evens (Engineering), Bill Mangan (Parks & Recreation), and Ralph Teschner (Finance). ALTERNATIVES: 1. Approve the preliminary plat by adopting Resolution 94-13PC. 2. Continue the hearing. 3. Deny the application. . "'_""~"""'"""""""'~~-_"'.~""""''''''__'~'''' ~-, -- """__..,.~.",....._u.,.,.."."~..."~._,~._.~.",,*,,,,,,,".,,,,...,;,~.''''.'"'"''''''''''''-''',,'''',__''''._k~~ ,. .