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Home My WebLink About8B - Pheasant Meadow CUP AGENDA #: PREPARED BY: SUBJECT: DATE: INTRODUCTION: BACKGROUND: DISCUSSION: ISSUES: STAFF AGENDA REPORT SB R. MICHAEL LEEK, ASSOCIATE PLANNER CONSIDER APPROVAL OF RESOLUTION 96-54 APPROVING CONDITIONAL USE PERMIT FOR PHEASANT MEADOW AND RESOLUTION 96-55 APPROVING PRELIMINARY PLAT FOR PHEASANT MEADOW. MAY 20,1996 The purpose of this item is to consider approval of a conditional use permit for, and the preliminary plat of the project known as Pheasant Meadow. The Planning Commission conducted the public hearing related to this application on May 13, 1996. The application, Planning Report and draft Planning Commission minutes are attached to this report. The complete files are available for review in the Planning Department. The specific application is for a conditional use permit and preliminary plat approval for 21, 2-unit buildings on 12.05 acres of land located north of STH 13, south of C.R. 12 (170th Street), and east of Sunset Hills Addition. Because 2-unit dwellings are conditionally permitted in the R1 zoning district, a conditional use permit is required. The applicants do not require PUD status or variances. The conditional use permit was reviewed according to the criteria sound in Section 7.5(C) of the Zoning Ordinance, and found by the Planning Commission to be consistent with these criteria. The preliminary plat was reviewed according to the applicable provisions of Zoning and Subdivision Ordinances, and found to be consistent with the Ordinance requirements as well. The preliminary plat was found by staff and the Planning Commission to be consistent with the Comprehensive Plan There was public testimony from Carl Tremmel, 3339 PHEASCC.DOC/CC 1 16200 Eagle Creek Ave., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER Balsam, testifying on behalf of himself and other neighboring residents. He expressed their opposition to a street connection to Balsam, but indicated that they would be amenable to a bike/walking trail connection. There was no other public testimony. The Commission's discussion centered on whether a Balsam Street connection. As their adopted resolutions reflect (copies of which are attached), the Commission voted 4-1 to recommend approval with the Balsam Street connection, because it is consistent with the policies contained in the 2010 Comprehensive Plan and Subdivision Ordinance. ALTERNATIVES: 1. Adopt Resolution 96-54 approving the conditional use permit, and Resolution 96-55 approving the preliminary plat of Pheasant Meadow. 2. Continue the review for specific information or reasons per City Council discussion. 3. Find the conditional use permit and preliminary plat inconsistent with the purpose and intent of the Zoning and Subdivision Ordinance and/or Comprehensive Plan and deny the request. RECOMMENDATION: Alternative 1, approval, because the project and plat are consistent with the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance. ACTION REQUIRED: A motion to adopt Resolution 96-54 approving the conditional use permit and Resolution 96-55 approving the preliminary plat of p~asant Meadow subject to the cond~ions con . eel th~ oyles, City Manager PHEASCC.OOC/CC 2 RESOLUTION 96-54 RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR 21, 2-UNIT DWELLINGS KNOWN AS PHEASANT MEADOW MOTION BY: SECOND BY: _____ WHEREAS, the City Council reviewed the request for conditional use permit at its meeting of May 20, 1996; and WHEREAS, the Prior Lake Planning Commission conducted a public hearing on May 13, 1996, to consider an application from Williams Development LLC, for a Conditional Use Permit (CUP) for Pheasant Meadow; and WHEREAS, notice of the public hearing on said CUP was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, the Planning Commission proceeded to hear all persons interested in this issue and persons interested were afforded the opportunity to present their views and objections related to the CUP of Pheasant Meadow; and WHEREAS, the City Council finds the CUP 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 CUP of Pheasant Meadow is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP of Pheasant Meadow meets the criteria for approval of CUP is contained in Section 7-5 C 1-6 of the Zoning Ordinance NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, that the City Council hereby approves the CUP for Pheasant Meadow subject to the following: 1. 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 development consisting of 21, 2-unit buildings 3. No minimum setback standard from the units to the platted lot line of all proposed RES9654.00c/CC 1 16200 Eagle Creek Ave., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER lots. 4. The following zoning standards shall apply to the CUP of Pheasant Meadow: STANDARD REQUIREMENT Maximum Density 3.5 Proposed Density 3.49 ~~~Mii.WMfitUiiw~~tt~1It~~~~~1~1~1tI~1~1~~~111~1'jIII1~1IIII~~I:~II:~tI:~II:~II~Ilt.._JfMi!W~III~I~1I~1I~1~l.i~II1II~~:~::~::~:I:::~~I:~:~::III~::I:I~I:I~:II~:: "'C'S'AH'" T:2 .....(T;iOth... 'Street" .... 'jB,'"from"c'entef"iiiie"of"' ... Propo's'ed' ... 'CSAH"'li .... 'S'S";" fro'm' 'centerlin~' 'ot. Required Setback) the traveled road Setback the traveled road "',_IIIII_'."..Il. Setback Setback PROPOSED CUP *The individual dwelling units shall not be subject to setback requirement on the individually platted lots underlying the unit. Passed and adopted this 20th day of May, 1996. YES NO Andren Greenfield Kedrowski Mader Schenck Andren Greenfield Kedrowski Mader Schenck {Seal} City Manager City of Prior Lake RES9654.DOC/CC 2 MOTION BY: WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, RESOLUTION 96-55 RESOLUTION APPROVING THE PRELIMINARY PLAT FOR PHEASANT MEADOW SECOND BY: the Prior Lake City Council considered the application of Williams Development LLC, for the preliminary plat of Pheasant Meadow at its meeting of May 20, 1996; and the Prior Lake Planning Commission conducted a public hearing on May 13, 1996, on the application of Williams Development LLC, for the preliminary plat of Pheasant Meadow; and notice of the public hearing on said preliminary plat was duly published and posted in accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and the Planning Commission proceeded to hear all persons interested in this issues and persons interested were afforded the opportunity to present their views and objections related to the preliminary plat of Pheasant Meadow; and 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 the Planning Commission finds the preliminary plat of Pheasant Meadow to be consistent with the Year 2010 Comprehensive Plan. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, that it hereby approves the preliminary plat of Pheasant Meadow subject to the following conditions: 1. Approval of the conditional use penn it (CUP) for Pheasant Meadow to allow 21, 2-unit dwellings. 2. The landscape plan shall be amended to show the required irrigation system as per the Zoning Ordinance. 3. A Tree Preservation Plan shall be submitted to the City in accordance with Section 6.16 of the Prior Lake Zoning Ordinance. RES96SS.DOC 16200 ~ Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER 4. The developer shall submit a draft of the covenants and/or agreements as a condition of preliminary plat, as required by the Subdivision Ordinance. 5. The developer shall provide the required covenants and easements for proposed entry monuments as required by Sign Ordinance 94-6. 6. A minimum of 30' setback from the I 00 Year Flood Elevation to all building pads and house locations is required. 7. AS' 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 west edge of the plat. 8. 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. 9. 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. 10. 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. 11. The name "Spruce" Road shall be changed to a street name which is not currently used in the City of Prior Lake. 12. Balsam Street should be connected to Meadow Lane as indicated by the alternative shown on the preliminary plat. A sidewalk should be constructed along Balsam Street, with the specific location to be determined by City staff. 13. Dedication of 50' of right-of-way for 170th Street on CSAH 12, shall be required at the time of final plat, to accommodate the future upgrading of this street to a two (2) lane urban design with bituminous trails. 14. 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. 15. 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. 16. An 8" watermain shall be extended to the south plat line to serve possible future development to the south of Highway 13. 17. Five complete full-size and one 11" 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 final plat for the development. Said full-size plan sheets shall be at the same scale as the final plat. 18. The preliminary plat is valid for 12 months from the date of approval by the City Council. RES96SS.DOC RML Failure to submit the final plat of the within the required time frame shall cause the preliminary plat to become null and void. 19. The Developer shall be responsible for the installation and cost of public improvements as shown on Drawings 1-6 submitted with the application. Passed and adopted this 20th day of May, 1996. YES NO Andren Greenfield Kedrowski Mader Schenck Andren Greenfield Kedrowski Mader Schenck { Seal} City Manager City of Prior Lake RES96SS.DOC RML Vote taken signified ayes by Vonhof, Wuellner, Criego, Loftus and KuYk~.~ alfDJ. ~ R 17 MOTION CARRIED. iJ lllJ L~ If U 96-034 - PHEASANT MEADOW - CONDITIONAL USE PERMIT, TOWNHOMES SOUTH OF 170TH AND EAST OF THE SUNSET HILLS SUBDIVISION. The public hearing was open and the sign-up sheet circulated. Assistant Planner Michael Leek presented the information from the Planning Report dated April 22, 1996. Staff recommended adoption of Resolution 96-20PC (recommending City Council approve the CUP for Pheasant Meadow) and Resolution 96- l2PC, (recommending City Council approve the preliminary plat of Pheasant Meadow subject to the conditions outlined) as presented or with changes recommended by the Planning Commission. Comments by the public: Terry Schneider of Project Developers, 600 South Hwy 169, St. Louis Park, along with Jeff Williams of Williams Development were present answer questions. Mr. Schneider stated he wanted a clarification in the staff report. The original plan had the sanitary sewer coming between two residential lots. Because of the change in designed from 50 to 42 units the developer was able to adjusted the grades to allow the sewer connection be serviced through an existing stub on Balsam Street. The developer will follow whatever the City suggests regarding the Balsam Street connection. The revised plan is as close to the original plan as possible. He would like to have the connection issue resolved before it goes to City Council. Karl Tremmel, 3399 Balsam Street spoke on behalf of the Sunset Hills Subdivision residents. They would not like to see Balsam connected but would be in favor of a bike/walking trail or other pedestrian way to get through. Commissioner Kuykendall closed the public hearing. Comments from the Commissioners: V onhof: . The Planning Commission is governed by the Conditional Use Permit Ordinance and one of the issues is the connection between neighborhood. Balsam Street was stubbed in during the development of Sunset Hills and without the connection it does not meet the criteria. . Under items 5 (street connection) and 6 (Comp Plan) the development does not meet the criteria. The Ordinance is very clear. The other criteria is met. [ _i ~ ~~.. MNOS 1396DOC PAGES [illill&~~ Wuellner: . Balsam Street was intended for a single family development connecting Sunset Hills. . Would support if it had a trail connection. . Appreciate the low density. Criego: . There is no sidewalk on 1 70th on this new proposal. . Rye stated the County has not included the upgrade ofCR12 in their 5 yr CIP. . There is no crosswalk for pedestrians. . Agrees with V onhof to connect Balsam Street - it goes with the 2010 Plan and is also a safety issue. Loftus: . Should connect neighborhoods. There will not be a park on site. It is nice to have a connection other than the busy l70th Street. Not against a trail but it would ease the traffic. Vehicle stacking can occur. . At this level the Planning Commission and even Staff feel connecting Balsam Street would be best. Kuykendall: . Support the Balsam Street connection for safety. . City Council may want to entertain the idea of a trail where safety vehicles could get through. . All the changes are positive in the development. MOTION BY VONHOF TO APPROVE RES. 96-20 (CUP), LOFTUS SECOND. Discussion: With the extension of Balsam Street. Vote taken signified ayes by all, Wuellner nay. MOTION CARRIED. MOTION BY VONHOF TO APPROVE RES. 96-21 PC, LOFTUS, SECOND. Discussion: Amend by adding sidewalk connection or painted crosswalk into the commercial area. Add under item #9. including a stub to connect Spruce Trail, Loftus second amendment. V ote taken signified ayes by all. Wuellner nay. Close public hearing at 9:00. A recess was called at 9:00 The meeting reconvened at 9:07 p.m. ~l ! i; ! ~/ j~l? MNOS1396.DOC PAGE 6 PLANNING REPORT AGENDA ITEM: SUBJECT: PRESENTER: PUBLIC HEARING: DATE: Conduct public hearings to consider a conditional use permit (CUP) and preliminary plat for "PHEASANT MEADOW" Williams Development LLC, represented by Terry Schneider 12.5 acres located north of STH 13, South of 170th Street and East of Sunset Hills Addition R. Michael Leek, John Wingard _X_ YES _NO-N/A May 13, 1996 APPLICANT: SITE: INTRODUCTION' The Commission previously reviewed applications by the applicant for Schematic PUD, Rezoning and Preliminary Plat approval for a 50-unit townhouse development. Those applications were subsequently denied by the City Council. Because townhouses are a conditionally permitted use in the RI-Suburban Residential district, the applicant is now proceeding with applications for CUP and Preliminary Plat approval. The purpose of this item is to consider two distinct but related applications: a conditional use permit (CUP) and preliminary plat for the project known as "Pheasant Meadow." The applications are being considered at the same time. Each application requires a separate public hearing. The Planning Commission Chair should call both public hearings to order simultaneously. A separate motion in the form of a recommendation to the City Council, will be required for each application. To assist the Planning Commission and facilitate the public hearing process, the following draft resolutions are attached to the agenda packet: 1. Resolution 96-20PC Resolution recommending the City Council approve the conditional use permit (CUP) for Pheasant Meadow to allow a cluster, townhome development on the 12.5 acre subject site. 2. Resolution 96-21PC Resolution recommending the City Council approve the preliminary plat of Pheasant Meadow subject to conditions. The resolutions are in draft form and should be amended to incorporate facts, [mdings and conditions as determined by the Planning Commission during the course of the public hearings. REVIEW PROCESS: The proposed CUP should be reviewed in accordance with the criteria found in Section 7.5(C) of the Zoning Ordinance. Section 7.5(C) provides in significant part that" ...A conditional use shall be approved if it is found to meet the following criteria...." (Underlining added) Draft Resolution 96-20PC outlines the standards and conditions for approval of the CUP for Pheasant Meadow. Subdivision Ordinance 87-10 identifies all of the components required for a preliminary plat. The preliminary plat is the legal document identifying the proposed lot locations, areas and dimensions, road PHEASPC2.DOC 1 16200 ~ Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER location, storm sewer, grading, location and grade of sewer and water as well as proposed tree planting. Once preliminary plat approval is granted by the City Council, the property owner has a vested interest in the plat. For one year following preliminary plat approval, no ordinance amendment shall apply to or affect the use, development density, lot size, lot layout, dedication required or permitted by the approved preliminary plat. Draft Resolution 96-21PC outlines the conditions for preliminary plat approval for Pheasant Meadow. SITE ANALYSIS: The subject site consists of 12.5 acres of land located between STH 13 and 170th Street, (CSAH 12), and east of the Sunset Hills neighborhood. The site is surrounded by single family housing to the north and west; vacant land to the east (planned for Neighborhood Business in the 2010 Comprehensive Plan); 8TH 13 and the "city limits" boundary of the City of Prior Lake to the south, (single family homes are located in Spring Lake Township south of STH 13); and Woodview Park to the southwest of the subject site. The entire site is zoned R-l, Suburban Residential. The Year 2010 Comprehensive Plan designates the site for Low to Medium Density Residential land use. The site has been tilled for many years. There are no wetlands nor steep slopes on site. There are approximately 100 trees located along the east and west sides of the site however only 1/4 of the trees are species regulated by the Tree Preservation regulations of the Zoning Ordinance. The land is gently rolling and slopes generally from a high point on the northern part of the site to the southwest. CONDITIONAL USE PERMIT ANALYSIS: The following table sets forth certain, specific Ordinance requirements and the proposed project's consistency with them. .41Iilll,II'lllllllfllflllllllil.lill'I~111111!lillllt1111111111118 ::~:M#}m#mq?:~~t}}:::~I}:tI~:III:I?}:t:::::::I}tjl~~~::III::t:{I:II:}]~MlmM,fp~~ijft:ItI::I:::J:::::t::IIII:~I}I:I\::t:~/ia?IIIIII:~:}I}:~:~t::: :~~iM~fflim:~i#:Jl.i~IIiII~IIi~I~IIII~IIIi~iiIiiIi~~I~ill~1l~i~IiIIii:iII:~iiiii~iII.Mii~!iYiUWiIIIi:~IIiIIIiIIIIIIiII:~I:~ii:i~:~:i~iiI~!fIIiIIIiIIIiiIIr~}: :::$.Thl:J~1a#i*i@t:$.i.'JJtI::JJt:'IMiimtg%np:WIt:JIJ~_if::$Wfla:i~:~$.iW~K:ttItmII:tiQ,t:rt#'ijm~Bgw:t:tJJmI: fllllfJtlllllllllll'llll1.lllll_llt~lfllllttl!!!r~r!!~'!!;ll units shall not be subject to setback requirement on the individually platted lots underlying the unit. PHEASPC2.DOC RML 2 Section 7.5(C) sets forth several criteria for approval of a CUP. These criteria and the staff analysis of compliance with these criteria are set forth below; 1. The proposed use conforms to the district permitted and conditional use provisions and all general regulations of this Ordinance. The proposed use is consistent with the conditional use provisions for the RI-Suburban Residential zoning district. It is also consistent with the general regulations of this Ordinance. 2. The proposed use shall not involve any element or cause any conditions that may be dangerous, injurious, or noxious to any other property or persons, shall comply with the performance standards listed below. Testimony in connection with the previous application focused on additional traffic which would be generated by the proposed development. Previous staff analysis has demonstrated that the additional traffic generated by 50-units would be nominal, about 400 trips per day. The present proposal would generate about 336 (64 fewer) trips per day than the previous proposal. Staff concluded that about 90% of the trips generated would be to and from 170th Street, and only about 10% (about 34 trips) would be added to Sunset Hills if the Balsam Street connection were made. Thus, the overall conclusion was that existing streets had sufficient capacity to handle the additional traffic generated by this development. Staff does not anticipate that the proposed use would involve elements or cause any other conditions which would be dangerous, injurious or noxious. 3. The proposed use shall be sited, oriented and landscaped to produce harmonious relationship of buildings and grounds adjacent to buildings and properties. The landscape plan for the proposed project provides for substantial screening from the adjacent single- family residential areas. It also now incorporates several "boulevard trees" which render the plan consistent with landscaping in other residential areas of the City, as well as with the Subdivision Ordinance. 4. The proposed use shall produce a total visual impression and environment which is consistent with the environment of the neighborhood. Because the proposed buildings are limited to 2-units on the proposed plan, and because of the proposed landscape plan, the total visual impression and environment should be consistent with the surrounding neighborhoods, which consists of both single-family residences and townhouses. s. The proposed use shall organize vehicular access and parking to minimize traffic congestion within the neighborhood. The proposed project provides sufficient area for vehicular parking. Although the currently proposed plan does not show the proposed connection to Balsam Street, it is stair s opinion that a plan with that connection would provide a better overall traffic circulation pattern. 6. The proposed use shall preserve the objectives of this Ordinance and shall be consistent with the Comprehensive Plan. The type and density of the housing proposed is consistent with the Comprehensive Plan and the objectives of this Ordinance. Specifically, the proposed project would address the City's Livable Communities and lifestyle housing goals. PHEASPC2.DOC RML 3 The performance standards are set forth in Section 7.5(D) and relate to the following factors; . Fire protection, . Electrical disturbance, . Noise, . Vibrations, . Odors, . Air pollution, . Glare, . Erosion, . Water pollution. The proposed project is not expected to result in any of the nuisance factors set forth in the performance standards, and is thus consistent with these standards. PRELIMINARY PLAT ANALYSIS: The subject site is owned by Williams Development LLC, represented by Mr. Terry Schneider. The subject site is proposed to be developed with 42 townhome units, public streets and one cul-de-sac. The developer proposes to install a five foot sidewalk along the west side of Pheasant Meadow Lane and along the south side of Spruce Road. The preliminary plat indicates the proposal is to provide access to the project via Pheasant Meadow Lane. An alternative is provided indicating a neighborhood street connection from Pheasant Meadow Lane to Balsam Street. The alternative would result in the elimination of two units and is not proposed by the developer but rather, has been shown on the preliminary plat at the request of City staff. The developer proposes to construct one large storm water pond on the southeast part of the site. PLANNING AND ZONING REVIEW: The preliminary plat indicates the development will be served by Pheasant Meadow Lane with the easterly extension of Spruce Road to the vacant neighborhood commercial property. The name of Spruce Road should be changed to a street name which is not currently used within the City of Prior Lake. The developer does not desire to construct a westerly street connection to Balsam Street. Staff recommends the street connection be installed in order to provide neighborhood connection and the ability of residents of Sunset Hills Addition to access the future neighborhood commercial district without having to drive on CSAH 12. The connection will not create excessive traffic because only the residents of Sunset Hills Addition and Pheasant Meadow would likely utilize the access. The street connection is consistent with policies of the Year 2010 Comprehensive Plan as well as a requirement of the Subdivision Ordinance. 1. The name "Spruce" Road shall be changed to a street name which is not currently used in the City of Prior Lake. 2. Balsam Street should be connected to Meadow Lane as indicated by the alternative shown on the preliminary plat. 3. The application refers to the future intended use of covenants and/or homeowner association agreements for maintenance of the exterior of structures as well as common grounds. The developer should submit a draft of the covenants and/or agreements as a condition of preliminary plat, as required by the Subdivision Ordinance. PHEASPC2.DOC RML 4 Landscape Plan Review: The landscape plan has been revised to add several boulevard trees consistent with the Subdivision Ordinance. Based on the review of the Landscape Plan for the Pheasant Meadow PUD (revised 12/21/95) the requirements of the landscape ordinance, Section 6.10, are met in the following regards; The ordinance requires either 1 tree per unit for multi-family projects or 1 tree per 40' of perimeter, whichever is greater. The number of trees required by perimeter calculation is greater in this case (approximately 2,611 feet of perimeter divided by 40' equals 65 trees vs. 50 trees by unit calculation). . The plan provides 95 trees, which exceeds the required number by 30 trees. Section 6.10(E)4(b) requires that at least 20% of the required trees be larger than the required minimum. . The plan provides 20 trees, or 250/0, which are larger than the minimum. This exceeds the requirement by 50/0. 1. The landscape plan should be amended to show the required irrigation system as per the Zoning Ordinance. 2. In the opinion of staff, the landscape plan should be amended to add additional shrubs and ornamental trees around the entry monument. . NOTE: A letter of credit equaling 125% of the estimated cost of landscaping and irrigation system will be required at the time of buildine permit issuance This letter of credit will be held until one year after installation of the last material. Subdivision Identification Si~ns' The Prior Lake Sign Ordinance specifies that two signs, not to exceed 50 square feet of sign area are permitted on private property at each principal entrance to a development. The preliminary plat indicates an entrance monument will be located southwest of the intersection of Pheasant Meadow Lane and CSAH 12. The Sign Ordinance requires the developer to include a covenant, establishing responsibility for maintenance of the sign(s) over the entire project. The covenant must be approved by the City Attorney and recorded on the property title(s). In addition, appropriate easements shall be provided for the approved signs on the property where the signs are to be located. 1. The developer should provide the required covenants and easements for proposed entry monuments as required by Sign Ordinance 94-6. Tree Preserv;1ilim.;. The site is devoid of tree cover with the exception of the eastern and western boundaries. A tree location survey was submitted with the preliminary plat. The tree species located on site are: Boxelder, Maple, Elm, Oak, Ironwood, and Poplar ranging from 6" to 112" in caliper. The majority of mature trees are Elm and Boxelder which are not regulated species for purposes of the Tree Preservation Ordinance. According to the survey, 26 of the 100 trees located on site are species regulated by the Tree Preservation Ordinance. The developer is responsible to submit a tree preservation plan indicating the number, location and caliper inches of regulated trees proposed to be removed and those trees to be retained. A tree preservation plan is required in addition to the tree location survey submitted by the developer. At that point, staff will be able to determine the adequacy of a replacement program for the development in accordance with the Tree Preservation regulations set forth in the Zoning Ordinance. PHEASPC2.DOC RML 5 1. The developer should be required to submit a tree preservation plan as required by the Zoning Ordinance. ENGINEERING ANALYSIS: EasementslRii:ht-Of- W ay. The preliminary plat shows the dedication of 55 feet of right-of-way for Pheasant Meadow Lane and Spruce Road which should be adequate to meet City standards for a 32' wide street with a 5' wide concrete walk on one side. The required right-of-way for Balsam Street would be 50' for a 32' wide street, with a sidewalk to be included. 1. The developer will be required to dedicate 50' of right-of-way for 170th Street on CSAH 12, at the time of fmal plat, to accommodate the future upgrading of this street to a two (2) lane urban design with bituminous trails. 2. The developer will be required to dedicate drainage and utility easements over the southeast storm water pond and all sewer and water lines constructed outside of the dedicated right-of-way. GradinilErosion Control: Almost the entire parcel will be disturbed by the grading required to prepare the site. The north half of the site will be cut 2' to 4' to allow the site to drain to the south. The south half of the site will be filled 2' to 7' in the street and building pad areas and cut 4' to 6' in the ponding area. The grading plan proposes to construct 4' to 6' high berms along the north edge of the Highway 13 right-of-way line and along the south edge of the 170th Street right-of-way line. The benns will help to screen the townhouse units from the street. The development will be required to comply with City erosion control standards. Special care shall be taken to prevent erosion from occurring onto the City's park property. Sanitary Sewer: An 8" sanitary sewer line has been stubbed to this site at the Balsam Street location. The Developer intends to connect to that line. Storm Sewer/Wetlands/Water Ouality. Storm water runoff that will be discharged from the site will drain in a southwesterly direction through a series of ponds, ditches and pipes located in Woodview Park, then across Sunset Trail (County Road 81) and into Spring Lake. To minimize the impacts from this development to Spring Lake, the developer proposes to construct a water quality treatment and rate control pond in the southeast comer of the site. This pond will be able to be enlarged to the east to also serve the undeveloped property to the east. (There are no existing wetlands located on the site). The developer proposes to excavate the east end of the existing pond in Woodview Park to create a small settling basin to treat the storm water runoff from the development plus the east half of the Sunset Hills Addition. Streets/Access/Circulation' The preliminary plat indicates streets, sewer and water will be installed by the developer per City specifications. All streets and utilities are proposed to be public. All streets are proposed to be built to City standards with a 32 foot back-to-back bituminous surface, mountable concrete curb and gutter. The street connection to 170th Street or CSAH 12 shall be constructed to match the location of the Walnut Avenue intersection. The proposed street connection to CSAH 12 has adequate sight distance. The street layout PHEASPC2.DOC RML 6 plan also shows the construction of a stub street to the east called Spruce Road. This street will be a future connection to the undeveloped property to the east. The City staff has asked the developer to also provide a connection to the west to the stub street called Balsam Street, which was constructed in 1987 with the Sunset Hills Addition. Residents have previously expressed a strong desire not to have Balsam Street extended. City staff and the Scott County Highway Department feel that the street extensions of Balsam Street and Spruce Road would minimize the number of accesses and crossings onto CSAH 12. The extension of Balsam Street would eliminate a dead end street that does not have a turnaround. The City's snow plowing crews currently have to back up on Balsam Street to plow the street. 1. Balsam Street shall be extended from the existing street stub near the west property line of the site to Pheasant Meadow Lane. A sidewalk connection should be included in accordance with the Planning Commission's previous review comments. Watermain: Water main service is available to serve this site from an existing 16" line located on the north edge of 170th Street and from an existing 6" line in Balsam Street. The preliminary utility layout plan shows a connection to the 16" watermain in 170th Street. The developer will be responsible for all costs associated with the connection to the 16" watermain including the costs to remove and replace 170th Street, traffic control, detours, wet taps, etc. The watermain construction within CSAH 12 will require a County permit. If Balsam Street is required to be extended, then the 6" watermain should be looped to the west to provide for this connection. If Balsam Street is not required to be extended, then the City would prefer not to have the 6" line extended in between the townhouse units. As shown on the preliminary plans, the developer will be required to extend an 8" watermain in Spruce Road to serve the future development to the east. An 8" watermain should also be extended to the south plat line to serve possible future development to the south of Highway 13. 1. An 8" watermain shall be extended to the south plat line to serve possible future development to the south of Highway 13. 2. 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. FINANCE REVIEW: The subject site, (PID # 25-910-005-0), was served with water and sewer utilities in 1973 under Project 72- 7 and was assessed 820' of frontage and 22.2 acres for trunk acreage charges. Of these charges only 150' and 2.82 acres were assessed currently. The remainder of the 22 acres was deferred and there is no city record of payment on either this parcel or the adjacent 10 acre parcel, (PID # 25-910-005-1), that was previously sold to Howard Monnens. There are no other outstanding special assessments currently certified against the subject site. The tax status of the property is current with no outstanding delinquencies. PARK AND RECREATION REVIEW. The subject site is located in the Spring Lake/Willows Planning District identified in the Year 2010 Comprehensive Plan. There are a number of parks located in close proximity of the subject site including: W oodview Park, Sunset Hills Park, and Willows Park. The Year 2010 Comprehensive Plan indicates there should be a trail connection through the subject site linking the future regional trails along CSAH 12 and PHEASPC2.DOC RML 7 STH 13 to W oodview Park. In addition, there should be a pedestrian link from the development site to the neighborhood commercial property to the east. The preliminary plat indicates a combination traiVutility easement connecting Pheasant Meadow Lane with Woodview Park. The plat has been amended to follow the staff recommendation with respect to trail location. The trail is recommended for this location because it provides better access to W oodview Park and the topography is more suitable in this location for connection to the proposed trail system within the park. In addition, a trail in the staff recommended location will not infringe on the rear property lines of existing homes in the Sunset Hills neighborhood. 1. A 5' wide concrete sidewalk should 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 to be installed to the west edge of the plat. The specific trail location to be determined by staff. The developer will be responsible for the costs associated with construction of the sidewalks and trails located within this development. 2. A 5' wide concrete sidewalk should be located on the south side of Spruce Road which should be constructed with the installation of other streets in the PUD. 3. 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. 4. The park dedication for the preliminary plat will be a cash in lieu of land, the amount to be determined at the time of fmal plat. (The cash dedication amount is determined by multiplying 1.25 acres (10% of the gross acreage for the site) by $1,300.00 per acre to determine the total cash dedication for the project. The cash dedication is estimated at $1,625.00. 5. A connection should be made to Balsam Street, and the connection should include a sidewalk connection. ALTERNATIVES: 1. Adopt Resolution 96-20PC, (recommending the City Council approve the CUP for Pheasant Meadow) and Resolution 96-21 PC, (recommending the City Council approve the preliminary plat of Pheasant Meadow subject to the conditions outlined therein) as presented or with changes recommended by the Commission. 2. Continue the public hearing to a date and time certain to allow the developer and/or staff to provide additional information specifically requested by the Planning Commission. 3. Based upon expressed findings of fact, recommend the City Council deny part or all of the applications based upon inconsistency of the proposal with specific regulations of the Zoning and Subdivision Ordinances and/or specific policies of the Comprehensive Plan. RECOMMENDATION: Alternative # 1. ACTION REOUIRED: A motion to adopt the proposed Resolutions as written or with changes directed by the Planning Commission. A separate motion to close each of the two public hearings. PHEASPC2.00c RML 8 ':\'\ & \; .~ii- QJqtt> PInt 03L{ '. i l APalCATION FOR CDNDITIONAL USE P~IT Applicant: williams Development LLC Halle Phone: 474-0307 Address: 1535 Bavarian Shores Dr. Chanks. 5S11 R 1ibrk Phone: 441-/?44 Property Cwner: same as above Bane Phone: Address: same as above 1ibrk Phone: Consultant: Project Developers, Inc. Terry Schneide~hone: 545-0505 Address: 600 So. Hyw 169, st. Louis Park MN 55426 U ~~d So. of 170th St. East of Sunset Hills subdivision Proposed Conditional se nu ress: Legal Description: see attached survey Existing Use of Property: vacant Property Acreage: 12.05 acres Present Zoning: R-l Conditional Use Being F81uested: CUP for townhouses Deed Restrictions: x ~ Yes If so, please attach. Has the Applicant pr~iously sought to plat, rezone, obtain a variance or conditional use permit 01) th~ subject site Qr any part of it: ~ X Yes Pequest: Previous submlsslon for 50 unlt purr When: Dec. 95- A.Dr. 96 SJBMISSION RIDUIREMENrS: (A) Completed application form. (B) Complete legal description and parcel identification nurrber (PID). (C) Filing fee. (D) Deed restrictions, if necessary. (E) Fifteen copies of site plan drawn to scale showing existing/proposed structures. (F)Additional inforrration as requested by the Planning Director including but not limited to: existing grades and buildings within 100 feet, drainage plan with finished grade and relationship to existing water bodies, if any, proposed floor plan with use indicated plus building elevations, landscape plan with schedule of plantings and screening, curb cuts, driveways, parking areas, walks and curbing. (G) Certified fran abstract firm the names and address of property owners within 500 feet of the existing property lines of the subject property. (H)Application and supp:>rtive data are due 20 days prior to any scheduled hearing. ONLY COMPLETE APPLICATIONS SHALL BE REVIEWED BY THE PLANNIN; a:l1MISSION. requirements for conditional uses. I agree to proced~res as outl~ed in the Ordinance. ~ Wdh~ Applicijt !. ignature ~ W,d/;Qh.fi Fee ~ers Signature provide information a~d follow In the the To the best of my knowledge the information presented on this form is correct. addition, I have read Section 7.5 of the Zoning Ordinance which specifies 4/15/96 Date 4/15/96 Date PLANNTIl3 <DMMISSION CITY COmx:IL APPWlED APPWlED DENIED DENIED DA.TE DA.TE THIS SECI'ION rro BE FILLED OUT BY THE PLANNIN; D CDNDITIONS: Signature of the Planning Director Date PROJECf NARRATIVE PHEASANT MEADOW CUP 4/15/96 We are proposing a conditional use permit in a R-1 district to allow for construction of 42 townhome units on 12.05 acres of property located south of 170th St. and east of Sunset Hills Addition. The property is currently vacant, and has been tilled in the past. Their are few trees actually located on the property. The resulting density for the development would be 3.2 units per gross acre. The property is currently owned in fee title by Williams Development LLC. The project has been designed to take advantage of the natural topography and the wooded park area to the south west of the site, and serve as a transition from the single family neighborhood to the west and the heavy traffic impacts of Hwy. 13 and the commercial area farther to the east. The design of the units are generally Rambler walk-out units or Split entry units with two unit structures. It is anticipated that the sewer, water and streets would be put in by the developer to city standards and dedicated to the City as public improvements. It is expected that site grading would begin as soon as weather permits in the spring of 1996 with utilities and streets being installed as soon as site grading is completed. As noted on the preliminary utility plans, we were able to accommodate the sewer service from the Balsum Street stub. We would anticipate construction of a model unit during the summer of 1996 with sales of townhomes to begin at that time. It is anticipated that the project would take approximately two years to sell out. Each townhome would be offered for sale as an individual owed unit. Their would be a townhome association formed that would own and maintain all of the common area of the site as well as the exterior of the units. The final make-up of rambler vs. split entry townhomes will depend somewhat on market demands for each type of unit. Based on our preliminary site plan the project would contain 12 Rambler walk-out units, 16 Rambler units with full basements, and 14 Split entry look-out units. It is anticipated that the rambler units would market more to the empty nester market with only two people per unit, and the split entry units marketing to both empty nesters and professional couples, with an estimated person per unit count of approximately 2.25. This would result in a total of estimated people in the project of 95. This would therefore result in 42 families, an estimated 90 and 10 children. The project has a building coverage of 1.38 acres or 11.4% of the site. The project has approximately 6.2 acres (51 % of the site) of open space that is available for open air recreation and would be protected from development as part of the townhome association documents. The project has approximately 51 % of the site available as open space available to all residents. The dwelling units are sited to allow them to take advantage of the natural topography of the site and provide a significant number of the units to be orientated toward the wooded park land to the west of the site. The common open area would provide ease of access to the park area. The primary access to the site is off of 170th street an major collector street. The physical characteristics of the site (lack of any tree cover) and surrounding road impacts are greatly enhanced by the layout and grouping to the townhomes that follow the natural topography, orient themselves away from Hwy 13 and towards the east and west. During the public hearings for the PUD questions were raised as to the traffic that would be generated by a townhome type development versus a single family development. The standard daily traffic generation rate according to the Institute of Transportation Engineers (ITE) for single family homes is 9.55 trips per day. For a single family development of 30 lots this would generate a traffic volume of 286 trips per day. The ITE rate for townhomes is 5.86 trips per day, which results in 246 trips per day for the 42 townhomes, 40 trips less than single family. 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The purpose of the public hearing is to consider a Conditional Use Permit and Preliminary Plat, (subdivision), of the following legally described property into a 42-unit, townhome development to be known as "Pheasant Meadow." The subject site is legally described as follows: 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. Or more commonly described as approximately 12.5 acres of land located south of 170th Street (County Road 12), and about 100' east of the intersection of Balsam Street and Spruce Trail in Prior Lake, Minnesota. A complete copy of the CUP and Preliminary Plat applications are available for review at the Prior Lake Planning Department located at 16200 Eagle Creek Avenue, Prior Lake, MN 55372. An 11 x 17" copy of the maps can be mailed to you by contacting R. Michael Leek, Acting Assistant City Planner, at 447-4230 between the hours of 8:00 AM - 4:30 PM, Monday through Friday. If you desire to be heard in reference to this matter, you should attend this public 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. R. Michael Leek Acting Assistant City Planner To be published in the Prior Lake American on Saturday, April 27 and Saturday, May 4, 1996. PHEAPN2.lJOC 1 16200 ~~le Creek Ave. S.E.. Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER RESOLUTION 96-20PC RESOLUTION OF THE PRIOR LAKE PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL APPROVE THE CONDITIONAL USE PERMIT FOR PHEASANT MEADOW. MOTION BY: SECOND BY: WHEREAS: the Prior Lake Planning Commission conducted a public hearing on May 13, 1996, to consider an application from Williams Development LLC, for a Conditional Use Permit (CUP) for Pheasant Meadow; and WHEREAS: notice of the public hearing on said CUP has been duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS: the Planning Commission proceeded to hear all persons interested in this issue and persons interested were afforded the opportunity to present their views and objections related to the CUP of Pheasant Meadow; and WHEREAS: the Planning Commission finds the Schematic PUD are consistent with the Year 2010 Comprehensive Plan; and WHEREAS: the Planning Commission finds the CUP of Pheasant Meadow in harmony with both existing and proposed development in the area surrounding the project; and WHEREAS: the Planning Commission finds the proposed CUP of Pheasant Meadow is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP of Pheasant Meadow meets the criteria for approval of CUP is contained in Section 7- 5 C 1-6 of the Zoning Ordinance. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PRIOR LAKE, MINNESOTA, that it recommends the City Council approve the CUP for Pheasant Meadow subject to the following: 1. 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 cluster, townhome development consisting of 42 townhome units. 3. No minimum setback standard from the units to the platted lot line of all proposed lots. 4. The following zoning standards shall apply to the CUP of Pheasant Meadow: RS9620PC.DOC RML . 16200 Eagle Creek Ave., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER STANDARD REQUIREMENT t=i~_~qf..r@1aw&21th1Hilfli____.1Kt.1BBm "cSAff...1 i...(1.7oih...Street.....SS.;..from.Centerfine..of .....Propose"d......c.sA"ft.."ii..... .SS;".ftom..centerfine"o{ Required Setback) the traveled road Setback the traveled road ~!~_ I Setback Setback PROPOSED CUP *The individual townhome units shall not be subject to setback requirement on the individually platted lots underlying the unit. Passed and adopted this 13th day of May, 1996. YES NO KUYKENDALL CRIEGO LOFTUS WUELLNER VONHOF KUYKENDALL CRIEGO LOFTUS WUELLNER VONHOF Dick Kuykendall, Chair Planning Commission Donald Rye, Director of Planning City of Prior Lake RS9620PC.DOC RML . RESOLUTION 96-21PC RESOLUTION OF THE PRIOR LAKE PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL APPROVE THE PRELIMINARY PLAT OF "PHEASANT MEADOW" SUBJECT TO THE CONDITIONS OUTLINED HEREIN. MOTION BY: SECOND BY: WHEREAS: the Prior Lake Planning Commission conducted a public hearing on May 13, 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 proceeded to hear all persons interested in this issues and persons interested were afforded the opportunity to present their views and objections related to the preliminary plat of Pheasant Meadow; and WHEREAS: the Planning Commission 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 Planning Commission finds the preliminary plat of Pheasant Meadow to be consistent with the Year 20 I 0 Comprehensive Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PRIOR LAKE, MINNESOTA, that it hereby recommends the City Council approve the preliminary plat of Pheasant Meadow subject to the following conditions: 1. Approval of the Conditional Use Permit (CUP) for Pheasant Meadow to allow a cluster, townhome development. 2. The landscape plan should be amended to add additional shrubs and ornamental trees around the entry monument, and to provide for boulevard tree plantings. 3. A Tree Preservation Plan shall be submitted to the City in accordance with Section 6.16 of the Prior Lake Zoning Ordinance. 4. The developer shall submit a draft of the covenants and/or agreements as a condition of preliminary plat, as required by the Subdivision Ordinance. 5. The developer shall provide the required covenants and easements for proposed entry monuments as RS9621 PC. DOC RML . 16200 Eagle Creek Ave.. Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER required by Sign Ordinance 94-6. 6. A minimum of 30' setback from the 100 Year Flood Elevation to all building pads and house locations is required. 7. 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 west edge of the plat. 8. 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. 9. 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. 10. 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. 11. The name "Spruce" Road shall be changed to a street name which is not currently used in the City of Prior Lake. 12. Balsam Street should be connected to Meadow Lane as indicated by the alternative shown on the preliminary plat. A sidewalk should be constructed along Balsam Street, with the specific location to be determined by City staff. 13. Dedication of 50' of right-of-way for 170th Street on CSAH 12, shall be required at the time of final plat, to accommodate the future upgrading of this street to a two (2) lane urban design with bituminous trails. 14. Dedication of drainage and utility easements shall be required at the time of final plat, over the southeast storm water pond and all sewer and water lines constructed outside of the dedicated right- of-way. 15. 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. 16. An 8" watermain shall be extended to the south plat line to serve possible future development to the south of Highway 13. 17. Five complete full-size and one 11" 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 final plat for the development. Said full-size plan sheets shall be at the same scale as the final plat. 18. 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. RS9621 PC.DOC RML Passed and adopted this 13th day of May, 1996. KUYKENDALL CRIEGO LOFTUS VONHOF WUELLNER YES NO KUYKENDALL CRIEGO LOFTUS VONHOF WUELLNER Dick Kuykendall, Chair Prior Lake Planning Commission Donald Rye, Director of Planning City of Prior Lake RS962 1 PC. DOC RML MAY-16-96 02:31 PM P.02 <1f> Project Developers, Inc. May 16, 1996 Via fax 447-4245 Mayor and City Council Members City of Prior Lake 4629 Dakota St. S.E. Prior Lake, MN 55372 Re: Pheasant Mcadow CUPlPlal Dcar Mayor and Council: The CUP and Preliminary Plat for the above project will be on your agcnda for May 20th, and hascd on the general discussion fronl the last City Council meeting, I am requcsting all behalf of Williams Developnlcnt consideration of a change in one of the stipulations. We woulLl request changing stipulation #1 of Lhe Conditional Use Permit and stipulation #14 of the Preliminary plat, both dealing with the extension of Balsam Street frum the Sunset Hills Audition to our new road, to the following wording: "Provide a trail easement and construct a 6 foot bituminous trail from the cat;tcrn terminus of Balsam Street to the sidewalk locatec.l on the west side of the new street." We understand the staffs and Planning Conlmission's desire to promote the linkage of neighborhuods via local streets and pedestrian trails as stated in the Development Objectives of the Comprehensive Guide plan. However, under the circumstances, where the Sunset Hills Neighborhood has stated a strong preference for a trail connection only, and the fact that vehicular traffic can still access the proposed conlmercial area east of our site by simply traveling one lot to 170th Street and back in our main road to the commercial area, we feel a pedestrian connection would be m()fC appropriate. I am including a sketch of how the trail COIUlcCtioIl could be col1structcd. Staffs traffic review of this proposcd vehicular connection has indicated Interchange Tower, Suite 1970 6{X) South Highway 169 St. Louis Park, MN 55426 (612) 545-0505 Fax (612) 545-1510 96 02:33 PM J) MAY-16- ---...J " ................... -........ - ~;a f? J I~ --....... -=- _ __ -.J V C (" _______ ____ .~ TRAIL .......... ...... ------- --T--~~l I I U I _-/_ I \ f. ~__ _J fA. 0 ) - ~..,,~~ -~ ; -., ! . 't \.I ~ I ~j) ~-==-=--=--=---J_ / .,-- - - -- I POTENTIAl. 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