HomeMy WebLinkAbout8C - Eagle Creek Villas Prelim
'r. .
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
DISCUSSION:
ISSUES:
STAFF AGENDA REPORT
8C
R. MICHAEL LEEK, ASSOCIATE PLANNER
CONSIDER APPROVAL OF RESOLUTION 96-56
APPROVING PRELIMINARY PLAT FOR EAGLE
CREEK VILLAS.
MAY 20,1996
The purpose of this item is to consider approval of the
preliminary plat for the project known as Eagle Creek
Villas.
The Planning Commission conducted the public hearing
related to this application on May 13, 1996. The
application, Planning Report and Planning Commission
minutes are attached to this report. The complete files
are available for review in the Planning Department.
The specific application is for preliminary plat approval for
20, 2-unit buildings on 13.541 acres of land located
between Five Hawks Avenue and Duluth Avenue
northwest of STH 13. Because 2-unit dwellings are
permitted in the R2 zoning district, no conditional use
permit is required. Nor do the applicants require PUD
status or variances.
The preliminary plat was' reviewed according to the
applicable provisions of Zoning and Subdivision
Ordinances, and found to be consistent with the
Ordinance requirements. The preliminary plat was found
by staff and the Planning Commission to be consistent
with the Comprehensive Plan
There was public testimony only from one person at the
hearing. That person expressed concern about the future
possibility of the proposed dwellings becoming rental
units.
There was also discussion by the Commission about
whether a sidewalk should also be provided on the North
16200 ~~.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
side of proposed Priorwood Street.
ALTERNATIVES:
1. Adopt Resolution 96-56 approving the preliminary
plat of Eagle Creek Villas.
2. Continue the review for specific information or
reasons per City Council discussion.
3. Find the 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 96-56 approving the
preliminary Pia, t of Eag[:i'Cr,eek Villas subject to the
conditi1s contai ther: line
, ~ '
kLW~ .
Reviewed By' oyles, City Manager
ECREEKCC.OOCIRML
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RESOLUTION 96-56
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "EAGLE CREEK VILLAS" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
SECOND BY:
the Prior Lake City Council reviewed the request for preliminary plat
approval of Eagle Creek Villas at its meeting of May 20th, 1996; and
the Prior Lake Planning Commission conducted a public hearing on May 13,
1996, to consider the application from "Eagle Creek Villas" for the
preliminary plat of Eagle Creek Villas; and
notice of the public hearing on said preliminary plat was duly published and
posted in accordance with 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 Eagle Creek Villas; 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 City Council finds the preliminary plat of Eagle Creek Villas to be
consistent with the Year 2010 Comprehensive Plan.
NOW THEREFORE, BE IT RESOL YED BY THE CITY COUNCIL OF PRIOR
LAKE, that the City Council hereby approves the preliminary plat of Eagle Creek Villas
subject to the following conditions:
16200 ~R!>~~~. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
1. The existing shed located in the southeast corner of the site shall be removed by its
owner prior to the final platting.
2. The developer will be responsible for any damage done to the existing 15" RCP
sanitary sewer line during the grading, utility, and street construction.
3. The developer will be required to dedicate 40 feet of half right-of-way for Duluth
Avenue at the time of final plat, to accommodate the future upgrading of this street to
a two lane urban design with sidewalk/trails.
4. The developer will be required to dedicate drainage and utility easements over the
wetlands, creeks, storm water ponds, and over all sewer and water lines constructed
outside of the dedicated right-of-way.
5. Along the west edge of Lot 1 Block 1, the final plat shall dedicate a 20 foot wide
drainage and utility easement from the center of the existing 15" sanitary sewer line to
the east to protect this 20 foot deep line.
6. The developer will need to provide an emergency overflow swale to allow overland
drainage to cross Priorwood Street in case the 48" storm sewer line would become
plugged.
7. The developer will be responsible to mitigate at a 2 to 1 ratio to replace the loss of
wetland.
8. A revised landscape plan showing the proposed irrigation system(s) shall be
submitted for review before approval of the final plat.
9. A tree preservation plan be submitted for approval prior to approval of the final plat.
10. Storm water, collector street and trunk water charges will be determined and collected
in the context of the developer's agreement.
11. All public, drainage systems and utilities necessary to provide service to this
development shall be designed and certified by a registered professional engineer in
accordance with City adopted codes and ordinances, and in accordance with the
Public Works Design Manual prior to application for final plat approval.
12. The developer shall be responsible for the installation of public improvements as
depicted on the following;
a) Grading and Storm Sewer Plan, Sheet C2, Rev. 5-7-1996
b) Sanitary Sewer and Water Plan, Sheet C3, Rev. 5-7-1996
c) Paving Plan.............................., Sheet C4, Rev. 5-7-1996
d) Detail Sheet.............................., Sheet C5, Rev. 5-2-1996
RES9656.00cIRML
2
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Passed and adopted this 20th day of May, 1996.
Andren
Greenfield
Kedrowski
Mader
Schenck
{ Seal}
RES9656.00cIRML
YES
Andren
Greenfield
Kedrowski
Mader
Schenck
NO
City Manager
City of Prior Lake
3
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APFLIG\TION FOR TEE StJ"BDIVISION OF Uo.J.'D
WITHIN TEE CITY OF PRIOR ~..KE
Pro~rty CWner: EA-.6! e (,;v.(', j < 1/1 1L~5 POOne: L/c.n- 56S:.,!?
Mdress: ~~~ G I~ ~
~ivi.cer: - . '-L-- /';-, 1<- 1/1' ( ~ 5_ Ph::ne: tz'.<;7 --50 S g
h:aress : _~ . _ _ &;;.. ___ _.~ +- Y 10 I.. L,., ~ #l i'1
h;e.."lt: P!:o~e:
Mar ess :
(()jj~Yh./Y t.<;-=~:; L/S;).- 5-05/
Cj/ _ ,rt Jl-A G h4/
N:me of 9.lrleyo r :
Name of Engineer:
Legal I:escription of Prep: rt:j:
Present Zoning:
f<~
No VYes
P:c?=r-t-l ;.c=eage:
/3-S-
Deed Rest=ictior~:
If so, pI eas e a t'tac:: .
Has the 1-.pplica.T1t pretlicusly sOl:gnt: to plat, rezone, ootain a variance or
conditior..al use p:r:n.it on t::e subject. site or any part of it:
N:)'2 Yes wr..at was r~ested:
w!:en :
tt,L d1JO 00
pai~
sttdiv:sion Ordinar.ce ar.c agree to prcvice ~~e
',o/cr:< L'1 ac reance with t::e prcvi.sicr.s of t..~e ordinance.
~1-S-~~
Date
Fee Owners Signat~re
Date
'TIiJ.S sa'l'lON TO BE FILLED IN BY TEE PU-l-l~ DlRECIOR
I:)A.;.ms OF fiU..R...TN:;
~.TE OF E~
DENIED
DEm:=!)
pr....;.~ (CMt1..ISSCN
CITY CCrn:cIL
~..PPFOlED
A.PppO[ED
CDND1'l'lONS:
Signature of the Plannir:g Direct.or
Cate
RESOLUTION 96-15PC
RESOLUTION OF THE PRIOR LAKE PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE THE PRELIMINARY
PLAT OF "EAGLE CREEK VILLAS" SUBJECT TO THE CONDITIONS
OUTLINED HEREIN.
MOTION BY: Loftus
SECOND BY: Wuellner
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on May 13, 1996, to
consider an application from "Eagle Creek Villas" for the preliminary plat of Eagle
Creek Villas; 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 Eagle Creek Villas; 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 Eagle Creek Villas to be
consistent with the Year 2010 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 Eagle Creek Villas subject to the following conditions:
1. The existing shed located in the southeast comer of the site shall be removed by its owner prior to the
fmal platting.
2. The developer will be responsible for any damage done to the existing 15" RCP sanitary sewer line
during the grading, utility, and street construction.
3. The developer will be required to dedicate 40 feet of half right-of-way for Duluth Avenue at the time
of final plat, to accommodate the future upgrading of this street to a two lane urban design with
sidewalk/trails.
4. The developer will be required to dedicate drainage and utility easements over the wetlands, creeks,
storm water ponds, and over all sewer and water lines constructed outside of the dedicated right-of-
way.
RS9615PC.DOC
RML
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
5. Along the west edge of Lot 1 Block 1, the final plat shall dedicate a 20 foot wide drainage and utility
easement from the center of the existing 15" sanitary sewer line to the east to protect this 20 foot deep
line.
6. The developer will need to provide an emergency overflow swale to allow overland drainage to cross
Priorwood Street in case the 48" storm sewer line would become plugged.
7. The developer will be responsible to mitigate at a 2 to 1 ratio to replace the loss of wetland.
8. The private driveway shall be constructed to City standards.
9. A revised landscape plan showing the proposed irrigation system(s) shall be submitted for review
before approval of the fmal plat.
10. A tree preservation plan be submitted for approval prior to approval of the fmal plat.
11. Storm water, collector street and trunk water charges will be determined and collected in the context of
the developer's agreement.
12. All public, drainage systems and utilities necessary to provide service to this development shall be
designed and certified by a registered professional engineer in accordance with City adopted codes and
ordinances, and in accordance with the Public Works Design Manual prior to application for fmal plat
approval.
13. The developer shall be responsible for the installation of public improvements as
depicted on the following;
a) Grading and Storm Sewer Plan, Sheet C2, Rev. 5-7-1996
b) Sanitary Sewer and Water Plan, Sheet C3, Rev. 5-7-1996
c) Paving Plan.............................., Sheet C4, Rev. 5-7-1996
d) Detail Sheet.............................., Sheet C5, Rev. 5-2-1996
Passed and adopted this 13th day of May, 1996.
YES
NO
KUYKENDALL
CRIEGO
LOFTUS
VONHOFF
WUELLNER
KUYKENDALL
CRIEGO
LOFTUS
VONHOFF
WUELLNER
Dick Kuykendall, Chair
Prior Lake Planning Commission
Donald Rye, Director of Planning
City of Prior Lake
RS9615PC.OOC
RML
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JU[lliill~u
PLANNING COl\tIMISSION MINUTES
MAY 13, 1996
The May 13, 1996, Planning Commission Meeting was called to order by Chairman
Kuykendall at 7:00 p.m. Those present were Commissioners Criego, Loftus, Wuellner,
V onhof and Kuykendall, City Planner Don Rye, Assistant Planner Michael Leek and
Recording Secretary Connie Carlson.
ROLL CALL:
Criego
Wuellner
V onhof
Loftus
Kuykendall
Present
Present
Present
Present
Present
APPROVAL OF MINUTES:
MOTION BY CRIEGO, SECOND BY VONHOF TO APPROVE THE APRIL 8,1996,
NIINUTES AS WRITTEN.
V otes taken signified ayes by Criego, V onhof, Wuellner, Loftus and Kuykendall.
NI0TION PASSED.
PUBLIC HEARINGS:
96-012 - CONSIDER THE PRELIMINARY PLAT FOR THE PROJECT K1'\J"OWN AS
"EAGLE CREEK VILLAS"- SUBDIVIDE 13.5 ACRES INTO TWO LOTS AND THE
EXTENSION OF PRIORWOOD STREET.
The hearing was open to the public and a sign-up sheet circulated to the public in
attendance.
Associate Planner wlichael Leek presented the information from the Planning Report
dated April 22, 1995. Staff recommended adopting Resolution 96-15PC for approval of
the preliminary plat of Eagle Creek Villas as presented and subject to the conditions or
with specific changes directed by the Planning Commission.
Comments from the audience:
Al Rehder, the land surveyor and civil engineer for the project 3440 Federal Dr, Eagan,
NfN. Covered very well in the presentation and open for questions.
Charles Cappachino, 4206 Cates Street, main concern is the density of the project and
from his understanding is the asking price per unit is around $130,000 to $150,000. Does
not feel these homes will sell at this price. Neighboring condos are not selling.
MN05 1396. DOC
PAGEl
ill)[lli&~u
Close public hearing.
Comments from the Commissioners:
Criego:
. Discussion on grading.
. John Wingard discussed the drainage area, the water quality pond, extension off
Duluth Avenue. Feels confident everything is being done to control the erosion and
wetland.
. Al Rehder discussed the values of the units of a $130,000 minimum and the developer
feels the demand is there. The units will not be put in all at one time. Development
will start on the westerly edge of the project. All grading will take place at one time.
Year and one halfte complete.
Loftus:
. The property was not part of the Priorview PUD. The market was not there for all the
condos. There is no guaranty it will not become rentals.
. Leek said the City Ordinances does not designate ovvner occupied project.
. Rye - the use is not an issue, nor the City having control of ovvner occupied, the
market will dictate the success of the development.
. Supportive of proposal.
V onhof:
. Wetland mitigation. Leek explained the City tries to get as much mitigation on site as
possible...
. Concerns same as Criego regarding wetland.
. Supportive of road connection.
. Side\valk area on one side of Prionvood Street - any side\valks on cul-de-sac.
. Leek - Private driveway with no sidewalks.
. Supports proposed development.
Wuellner:
. All comments have been addressed.
Kuykendall:
. Sidewalks could be added on Duluth A venue as part of the requirement.
. When the City upgrades Duluth would be a better time to add sidewalks.
. Al Rehder the chances of putting in a sidewalk now is not a good idea with the
reconstruction of Duluth.
. Wingard said they are oversizing the street to add sidewalks and the school bus
traffic.
. The developer will be responsible for street lights every 300 feet. Serviced
underground.
MN051396 DOC
PAGE2
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LDw&~u
Open Discussion:
The developer is showing the sidewalks, utilities and lighting in the plans. It would
become part of the Developer's Agreement. Discussion of sidewalks on both sides of the
development. Possible set aside money for sidewalk on Duluth and proposed sidewalks
on both sides.
Rye questioned the legality of a future project that may never be built and the
demonstration of benefit. The better way to deal with this is through the Developer's
Agreement.
Al Rehder estimated the cost for the additional sidewalk in the development to be
$15,000 to $20,000.
MOTION BY LOFTUS, \VITH THE 13 CONDITIONS, 96-15PC TO ACT
FA VORABL Y, SECOND BY WUELLNER.
Discussion: The additional sidewalk would be a cost burden for the developer. The
ordinance states one or !\Vo sidewalks and we are going beyond the required one
sidewalk. Who will maintain the sidewalks in the winter not located in front of a
residence.
Vote taken votes ayes all, Kuykendall- nay. MOTION PASSED.
96-029 - JENNIFER LAMBERT - ZONING ORDINAL'J"CE TO PERMIT CERTIFIED
THERAPEUTIC MESSAGE IN CERTAIN COMMERICAL LOCATIONS.
Open to public hearing and a sign-up sheet was circulated.
Associate Planner Michael Leek presented the information from the Planning Report
dated April 22, 1996. Staff recommended City Council approve the amendment as
presented or with changes suggested by the Planning Commission.
Comments from the audience:
Jennifer Lambert, 4575 139th Street, Savage, stated Mr. Leek covered the issues well.
Penny Borchardt, 21880 Panama Avenue, owner of Kaylyn's Coffee and Tanning
submitted a petition for the service of massage.
Linda Epps, a certified massage 15375 Garfield in Faribault, one concern of the proposal.
Interested in having a massage business with Dr. Lemke is concerned with the permitted
uses does not included the word "clinic" and would be included.
Leek said the staff does include clinic.
MNOS 1396. DOC
PAGE]
AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
PLANNING REPORT
4.A.
Public hearing to consider application of "Eagle Creek
Villas" for preliminary plat approval for the development
known as "Eagle Creek Villas."
13.541 acres of land located between Five Hawks Avenue
and Duluth Avenue to the Northwest of STH 13, Prior
Lake, Minnesota
Michael Leek, Associate Planner, John Wingard,
Assistant City Engineer
_X_ YES _NO-N/A
April 22, 1996
The purpose of this public hearing is to consider an application for preliminary plat
approval for the project known as "Eagle Creek Villas". The proposed preliminary plat
consists of 2 blocks, each containing 1 lot, and an outlot. The overall project consists of
20 buildings with 2 units each, for a total of 40 units. Once constructed, the project
would proceed under a "condominium plat". The proposed preliminary plat indicates
individual lots and duplex units upon each lot. It should be noted the duplex units are
indicated for illustrative purposes only, they do not represent a present request for lot
subdivision.
REVIEW PROCESS:
Because two family dwellings are a "permitted use" in the R2 zoning district, the
applicants do not need to proceed with a conditional use permit. Nor are the applicants
seeking PUD status for the project, or any variances from either the Zoning or
Subdivision Ordinances. Thus the only matter under review is the applicants' 2 block
subdivision.
SITE ANALYSIS:
The subject site consists of approximately 13.541 acres and is located between Five
Hawks Avenue and Duluth Avenue to the northwest of STH 13. The current Land Use
Plan designates the site as Low Density Residential (up to 10 dwelling units/acre). The
parcel is not located in the SD-Shoreland District.
16200 ~~ee~~.E.. Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (6i2) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
The site contains 3 natural features of note; 1) a wetland on the North, 2) 2 areas of steep
slopes on the Southwest and Southeast, and 3) several existing trees. The proposed
project is, of course, subject to the recently adopted tree preservation ordinance (Section
6.16 of the Zoning Ordinance).
ZONING COMPLIANCE:
Lot and Setback Requirements:
The following table indicates the requirements for a standard subdivision in the R-2,
Urban Residential Zoning District and the proposed standards for Eagle Creek Villas:
Table 1
STANDARD SUBDIVISION PROPOSED EAGLE CREEK VILLAS
Lot Area: 12,000 square feet Lot Area: 13.541 square feet
Front Setback: 25' Front Setback: 25'
Maximum Unit
D~~ D~~
As can be seen from the table above, the proposed project is in compliance with relevant
Ordinance requirements.
Landscapeffree Preservation Requirements:
The proposed development is subject to provisions of the Landscape Ordinance. The
developer will be required to install an irrigation system and a letter of credit will be
required to cover the estimated cost of both the landscaping and irrigation system. The
ECREEKPC.OOCIRML
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project is also subject to the provisions of Section 6.16 of the Zoning Ordinance, i.e. the
tree preservation ordinance. The applicants have provided an inventory as required by
this ordinance, but will be required to provide a preservation plan which shows which
significant trees are to be removed and which are to remain, as well as the size, type and
location of any replacement trees which might be required.
PRELIMINARY PLAT ANALYSIS:
The preliminary plat is the legal document identifying the proposed lot locations, areas
and dimensions, road 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.
The proposal consists of 20 duplex units. As a part of the project, Priorwood Street
would be extended from Five Hawks on the West to Duluth Avenue on the East. The
proposed units would be located along the proposed street and a private driveway located
on the North side of proposed Priorwood Street.
There is an existing drainage and utility easement on the south-central portion of the site
which should be vacated by the City before approval of final plat. The applicant has
shown a new easement which would be dedicated as a part of this plat to replace the
vacated easement
Finance AssessmentlFee Review:
See Exhibit A, memorandum from Finance Director Ralph Teschner dated March 12,
1996 for reference to this issue.
Park Analysis (Prepared by Paul Hokeness, Parks and Recreation Director):
The park dedication for Eagle Creek Villas will be cash in lieu of land. The cash
contribution is 10% of the gross acreage of the site multiplied by $1,300.00. This plat has
a total acreage of 13.541 acres, which would represent a total cash contribution of
$17,609.30. Payment is due prior to release of the final plat.
Sidewalksffrails:
The extension of Priorwood Street from Five Hawks Avenue to Duluth Avenue will
include the construction of a 5 foot wide concrete walk to be built on the south side of the
street. The costs associated with the construction of the sidewalk along Priorwood Street
will be the developers responsibility. The 250 foot section of sidewalk along the existing
stub street of Priorwood, will be the City's responsibility. See Exhibit B for a layout of
ECREEKPC.OOC/RML
3
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the existing sidewalks/trails in the Five Hawks Avenue area. The City is meeting with
ISD 719 representatives to layout the trail system west of Five Hawks Avenue. The
proposed trail extension would connect to the existing trail constructed in the Westbury
Ponds development.
Engineering Review (prepared by John Wingard, Assistant City Engineer):
Sanitary Sewer:
A 15" sanitary sewer was constructed through this site in 1973. The sewer line serves the
Creekside Circle neighborhood and flows northerly along the creek to the area where the
proposed Priorwood Street will cross. The 15" sanitary sewer then flows westerly along
the north edge of Priorwood Street to the west edge of this development. Then the sewer
line turns and flows north to Cates Street. The construction of Priorwood Street will
improve the access capabilities for the City's maintenance personnel to this existing
sewer line.
The developer proposed to connect 16 of the proposed 40 units directly to the existing
15" sanitary sewer line. The other 24 units will be served by two new 8" lines that the
developer proposes to construct that will connect to the existing 15" sanitary sewer line.
GradinglErosion Control:
Almost the entire parcel will be disturbed by the grading required to prepare the site. The
southwest corner of the site and the water quality pond in the northeast corner of the site
will require 6 to 8 feet of cut. The area where the units will be built around the private
driveway will require 3 to 6 feet of fill. The east one-third of the site, and the low area
300 foot east of the west end of the site will require 8 to 10 feet offill.
Since the development will be short of dirt, the developer will need to make arrangements
to purchase fill to grade this site. The fill will need to be truck-hauled on Five Hawks
Avenue or Duluth Avenue.
The developer proposes to construct 300 feet of boulder retaining wall ranging in height
from 2 to 4 feet along the south property line .
The preliminary grading plan shows that 4 to 8 feet of fill will be placed over sections of
the existing 15" RCP sanitary sewer line. In some areas the existing pipe only has 4 feet
of cover over the line. When the developer's grading contractor places the fill over the
line, special care will be necessary to protect the pipe. The City intends to televise the
sewer line during the month of May 1996 to inspect the line before this project begins.
The developer will be responsible for any damage done to the existing 15" RCP sanitary
sewer line during the grading, utility, and street construction.
ECREEKPC.OOCIRML
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The development will be required to comply with the City's erosion control standards.
Whenever possible, a grass buffer strip should be provided along the edge of wetlands to
limit erosion.
Watermain:
An 8" watermain is proposed to be constructed through this development from an 8" stub
in the existing Priorwood Street to an existing 8" line in Duluth Avenue. The construction
of this line will provide another loop to the City's system and eliminate the dead end
water line that is located in Priorwood Street.
Sanitary Sewer and Water Services:
As shown on the preliminary utility plan, an individual sewer and water service shall be
provided to each of the 40 units.
EasementslRight-of- Way:
The preliminary plat shows the dedication of 55 feet of right-of-way for Priorwood Street
which should be adequate to meet City standards for a 36 foot wide back-to-back street
with a 5 foot wide concrete walk along the south side.
The developer will be required to dedicate 40 feet of half right-of-way for Duluth Avenue
at the time of final plat, to accommodate the future upgrading of this street to a two lane
urban design with sidewalk/trails.
The developer will be required to dedicate drainage and utility easements over the
wetlands, creeks, storm water ponds, and over all sewer and water lines constructed
outside of the dedicated right-of-way. Along the west edge of Lot 1 of Block 1, the final
plat shall dedicate a 20 foot wide drainage and utility easement from the center of the
existing 15" sanitary sewer line to the east to protect this 20 foot deep line.
Storm Sewer/Wetlands/Water Quality:
Storm water runoff will be directed to a 0.5 acre water quality treatment pond located in
the northeast corner of the site. The pond shall provide 1.0 acre feet of wet storage
volume to meet the NURP standards of the 6 acres of direct drainage from this
development. The City will require that the pond be over-excavated to a depth of 4 feet
below the NWL to allow the pond to treat 8 acres of off-site drainage. A portion of the
0.5 acre water quality pond is shown to be located in an existing wetland. The excavation
required to create the NURP pond will enhance the existing wetland.
As shown on the attached Exhibit C, storm water runoff from over 700 acres eventually
drains into the creek that crosses Priorwood Street. The creek serves as the outlet to Rice
Lake and Crystal Lake.
ECREEKPC.OOCIRML
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Approximately 130 feet of the creek will be filled in and replaced with a 48" storm sewer
line where Priorwood Street crosses the creek. The developer will need to provide an
emergency overflow swale to allow overland drainage to cross Priorwood Street in case
the 48" storm sewer line would become plugged.
Approximately 15,560 square feet (0.36 acres) of wetland is proposed to be filled along
the northwest edge of Priorwood Street. The developer will be responsible to mitigate at
a 2 to 1 ratio to replace the loss of wetland. The preliminary grading plan shows on-site
wetland mitigation of 14,005 square feet (0.32 acres). The developer has approximately 3
acres of wetland area in the banking system from a project in Credit River Township and
this area will be used for the remaining area needed to meet the Wetland Conservation
Act as stated in the City's Local Surface Water Management Plan, "Up to one acre of
"debit" wetland (filled or drained) will be allowed to be replaced through wetland
"credit" in a bank which is located outside of Prior Lake's city limits, but State and
County governments are exempt from this policy."
The wetland delineation was performed by the developer's representative during
December of 1995, and then reviewed in the field with the City's Water Resources
Coordinator in early April of 1996. When the frost is out of the ground, the wetland
delineation will need to be checked again. If the wetland boundaries change
substantially, which would affect lot lines, unit density of street location, then a new
preliminary plat will need to be submitted.
Streets/Access/Circulation:
The proposed east-west street which will be called Priorwood Street is proposed to be a
public street built to City standards with a 36 foot back-to- back bituminous surface with
mountable concrete curb and gutter. The street will connect to a 250 foot long stub street
constructed to the east from Five Hawks Avenue. The proposed street connection to
Duluth Avenue has adequate site distance. The street layout plan also shows the
construction of a private 200 foot long driveway to the North.
The extension of Priorwood Street from Five Hawks Avenue to Duluth Avenue will
eliminate the dead-end street system of Five Hawks Avenue. The street connection to
Duluth Avenue will improve the access to the Five Hawks Elementary School. The
school district will use Priorwood Street as a route for school buses and this should
relieve some of the congestion at the Five Hawks A venue/Highway 13 intersection.
In the City's Transportation Plan, Priorwood Street/Five Hawks Avenue is classified as a
minor collector street. The projected traffic for this street will be between 2000 to 3000
average daily trips and this development's 40 units would generate about 360 of the trips
per day. The Transportation Plan specifically recommends the construction of Priorwood
Street from Five Hawks Avenue to Duluth Avenue to improve the City's street
circulation system.
ECREEKPC.DOCIRML
6
The Transportation Plan identifies Duluth Avenue also as a minor collector street. The
City measured the traffic on Duluth Avenue in 1993 at 4125 trips per day and the traffic
volume is expected to increase to 6200 ADT by the year 2015. The City's Five Year
Capital Improvements Plan for 1995 identifies upgrading Duluth Avenue to an urban
section in 2000.
ALTERNATIVES:
1. Adopt Resolution 96-l5PC recommending approval of the preliminary plat of
Eagle Creek Villas as presented and subject to conditions contained in Resolution
96-l5PC, or with specific changes directed by the Planning Commission.
2. Table or continue the public hearing to a date and time certain and provide the
developer with a detailed list of items or information to be provided for future
Planning Commission review.
3. Recommend denial of the application based upon specific findings of fact.
RECOMMENDATION:
Staff recommends Alternative # 1.
ACTION REQUIRED:
A motion to adopt Resolution 96-l5PC recommending approval of the preliminary plat of
Eagle Creek Villas.
ECREEKPC.DOCIRML
7
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