HomeMy WebLinkAbout8C - Maple Hills Second Addn.
STAFF AGENDA REPORT
AGENDA #:
PREPARED BY:
REVIEWED BY:
SUBJECT:
DATE:
Be
JANE KANSIER, PLANNING COORDINATOR;
DONALD RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF RESOLUTION 96-98
APPROVING THE PRELIMINARY PLAT FOR
"MAPLE HILLS SECOND ADDITION"
SEPTEMBER 16,1996
INTRODUCTION:
The purpose of this agenda item is to consider adoption of
Resolution 96-98 approving the preliminary plat for Maple
Hills Second Addition. This site is located directly south of
County Road 42, about 1/4 mile east of Pike Lake Trail
and 1/4 mile west of Rolling Oaks Drive, and is zoned R-1
(Suburban Residential).
The preliminary plat consists of 11.74 acres to be
subdivided into 28 lots for single family dwellings. All of
the lots meet the minimum lot area and frontage
requirements for the R-1 district. The total density of 2.5
units per acre is also consistent with the maximum density
of 3.5 units per acre permitted in the R-1 district.
DISCUSSION:
The Planning Commission held a public hearing to review
this preliminary plat on August 26, 1996. Attached to this
report is a copy of the staff report to the Planning
Commission and the minutes of the August 26, 1996,
Planning Commission meeting.
At the hearing, the Commission heard testimony from the
developers of this project. The developers explained that
they are asking for a two year approval period for' the
preliminary plat, in order to coordinate the installation of
utilities with the County Road improvement projects,
scheduled for 1997 and 1998. The Commission also
heard testimony from one resident of the area, who
explained she is concerned about the amount of
development taking place in the City, and that the City
16200 ~W~reftf& Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (C~e4lt7-4245
AN EQUAL OPPORTUNITY EMPLOYER
should preserve the natural surroundings.
ISSUES:
The Planning Commission discussed this proposal at
length. The applicants had requested that the City ap-
prove a time period of two years during which the final plat
could be submitted instead of the one year required by
ordinance. Section 6-3-4 of the code provides that the
Council may extend the one year period for up to one
additional year "for good cause." The Commission felt that
the extension was reasonable. If a final plat is not
submitted prior to the expiration of the two year period (if
granted), the preliminary plat will be considered
abandoned and a new application for a preliminary plat
must be submitted.
The Commissioners were mainly concerned about the
temporary access to County Road 42 and the stub street
to the east. The Commission members agreed that the
temporary access to County Road 42 should be eliminated
when the access to the south is completed. The
Commissioners also agreed that a temporary turnaround
should be provided at the east end of the street.
This request raises a number of issues related to approval
of a plat where utilities may not be available for some time
and an extended time frame of approval is being
requested.
The City is in the process of developing a new zoning
ordinance, which will likely be adopted before the end of
the two year period. Normally, the adoption of a new
ordinance results in pending developments being held to
the requirements of the new ordinance. However,
Minnesota Statutes 462.358, Subd. 3c provides that the
prohibition against imposing new official controls on a
preliminary plat does not apply if "substantial physical
activity and investment has occurred in reasonable
reliance on the approved application..."
The City Attorney has expressed some discomfort with the
two year approval period in the light of the statute
discussed above. The concern is that the City might be
placed in the position of being unable to apply the
provisions of the new zoning ordinance if it is determined
to be in the City's best interest to do so.
A second issue deals with the availability, or lack thereof,
of utilities to serve the site. The two year approval is being
sought because of the uncertainty as to when utilities will
maplecc.doc
Page 2
be available to the property and where the utilities will
come from. The subdivision ordinance is silent on the
issue of availability and simply requires that utilities be
provided. There is no prohibition about accepting and
approving a plat application if utilities are not readily
available. This raises a policy issue in staffs mind. Time
spent dealing with what could be considered to be
premature developments could be better spent dealing
with more current projects. Additionally, the City would not
be faced with the question of ordinance changes during an
extended approval period.
The Planning Commission voted to recommend approval
of this preliminary plat with the following conditions:
1. The final plat for this development shall not be
approved until a public water line is extended to this
site.
2. The Developer will be required to dedicate a temporary
street easement over Lot 2 of Block 2 to allow for the
construction of the temporary street connection to
CSAH 42 across Lot 2. The temporary street
easement cannot expire until Bluebird Trail is extended
to the east to Rolling Oaks Circle.
3. The final platting of the four lots on the north end of
Hummingbird Court cul-de-sac will not be approved
until a final plat is approved on the Twiss property that
would extend streets and utilities to Hummingbird
Court.
4. The Developer will not be allowed to grade on the
properties adjacent to the subdivision unless written
permission of the abutting property owner is obtained.
5. The development will be required to provide 0.9 acre
feet of wet storage volume to meet the NURP
standards and the pond shall provide at least four feet
of depth below the NWL.
6. The storm water runoff from this development shall be
ponded to limit the discharge to one half the pre-
development rate.
7. The additional costs that the City might incur for
extending the 10" sanitary sewer line along CSAH 42
prior to the County upgrading project would be the
maplecc.doc
Page 3
Developers expense if the line needs to be instal/ed
prematurely.
8. A tree preservation and replacement plan must be
submitted and approved prior to final plat approval.
9. Stormwater management, collector street, trunk sewer
and water and lateral sewer and water fees will be
determined and collected in the context of the
developers agreement.
10. The Developer will be required to dedicate 75' of half
right-of-way for CSAH 42 at the time of final plat, to
accommodate the future upgrading of this street to a
four lane highway with a trail along the south side.
11. The Developer will be required to dedicate drainage
and utility easements over the wetlands, storm water
ponds, and over aI/ sewer and water lines constructed
outside of the dedicated right-of-way. Along the west
edge of Lot 2 of Block 2, the final plat shall dedicate a
30' wide drainage and utility easement over the
proposed 8" sanitary sewer line and 8" watermain
which are shown to be constructed along this lot line.
12. The temporary access to County Road 42 must be
removed when the road connection to the south is
completed.
13. The developer must provide a temporary turnaround at
the north east end of Bluebird Trial in this plat.
14. At the final plat stage, the need for a variance for the
length of a cul-de-sac should be reviewed when the
temporary connection to County Road 42 is removed.
ALTERNATIVES:
1. Adopt Resolution 96-98, approving the preliminary plat
of Maple Hills Second Addition subject to the listed
conditions, with the finding that the preliminary plat is
consistent with the intent and purpose of the
Comprehensive Plan and the Zoning and Subdivision
Ordinances.
2. Adopt Resolution 96-98 as modified to remove the two
year approval period.
3. Defer consideration of this item for specific reasons.
4. Find the preliminary plat inconsistent with the purpose
and intent of the Zoning and Subdivision Ordinances
maplecc.doc
Page 4
RECOMMENDATION:
ACTION REQUIRED:
EXHIBITS:
maplecc.doc
and/or the Comprehensive Plan and deny the request.
The plat itself appears to be adequate and appropriate for
the development of the site and on that basis, staff could
recommend approval of the application. However,
because of the policy implications regarding the two year
extension and the availability of utilities, staff is seeking
direction from the Council in this regard.
Motion and second consistent with the Councils
determination of the desired course of action.
A. Planning Report, dated August 26, 1996
B. Minutes of August 26, 1996, Planning Commission
Meeting
C. Resolution 96-98
s, City Manager
Page 5
AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
REVIEWED BY:
PUBLIC HEARING:
DATE:
INTRODUCTION:
PLANNING REPORT
4C
CONSIDER APPROVAL OF PRELIMINARY PLAT TO BE
KNOWN AS MAPLE HilLS SECOND ADDITION
11.74 ACRES LOCATED SOUTH OF CR 42, EAST OF
HOLY CROSS LUTHERAN CHURCH AND NORTH OF THE
DEVELOPMENT KNOWN AS KNOB HILL
JANE KANSIER, PLANNING COORDINATOR, JOHN
WINGARD, ASSISTANT CITY ENGINEER
DONALD R. RYE, PLANNING DIRECTOR
_X_ YES NO-N/A
AUGUST 26, 1996
./
The purpose of this public hearing is to consider an application for preliminary plat to be
known as "Maple Hills Second Addition". A preliminary plat identifies proposed lot
locations, areas and dimensions, road locations, storm sewers, grading, location and
grade of sewer and water, landscaping and tree replacement plans, and other
improvements to an undeveloped site. Once preliminary plat approval is granted, 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.
PRELIMINARY PLAT ANALYSIS:
Applicant:
Property Owner:
location of Property:
Zoning and Land Use
Designation:
Maple Hill Partnership
6001 Glendale Avenue
Minneapolis, MN 55422
Sharon Peterson
4663 140th Street NE
Prior Lake, MN 55372
This site is located directly south of CR 42, about 1/4
mile east of Chatonka Beach Road.
This site is zoned R-1 (Suburban Residential) and is
designated for Low to Medium Density Residential
uses on the 2010 Comprehensive Plan. The site is
16200 ~~~W9\Ve. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (C~1+7-4245
AN EQLAL OPPORTL;\iIT'( E:.-IPLOYER
Adjacent Land Use and
Zoning:
Proposed Development:
largely wooded, with a single family dwelling located
on the north end of the site. Access to this site is
presently from CR 42.
The property to the south of this site is undeveloped
land, presently zoned R-1 and C-1 (Conservation),
and is designated for Low to Medium Density
Residential use on the 2010 Comprehensive Plan.
The property to the east is single family dwelling on 6
acres, also zoned R-1 and designated for Low to
Medium Density Residential uses. The property to
the west is developed with a church and single family
dwellings, and is zoned R-1.
The proposed plat consists of 11.74 acres to be
subdivided into 28 lots for single family dwellings, for
a total density of about 2.5 units per acre. This
density is well below the maximum permitted density
of 3.5 units per acre.
The minimum lot size in the R-1 district is 12,000
square feet, with 86' of frontage at the front building
line. All of the proposed lots meet or exceed these
requirements.
For a more detailed explanation of the proposed
development, see the attached narrative submitted
by the developer.
Streets/Access/Circulation: The proposed street which will be called Bluebird
Trail is proposed to be a public street built to City
standards with a 32 foot back-to-back bituminous
surface with mountable concrete curb and gutter on a
55' wide right-of-way. This right-of-way should be
adequate to meet City standards for a 32' wide back-
to-back street with a 5' wide concrete walk along the
east side. The proposed street system will connect
to CSAH 42 by the construction of a temporary street
on Lot 2 of Block 2. The proposed street connection
to CSAH 42 has adequate site distance.
MAPL2PC.DOC
The street layout plan also shows the construction o.f
a cul-de-sac in the southwest corner of the site. The
final platting of the four lots on the north end of
Hummingbird Court cul-de-sac will not be approved
until a final plat is approved on the Twiss property
that would extend streets and utilities to Hummingbird
Court.
Page 2
Grading/Erosion Control:
Storm SewerlWetlandsJ
Water Quality:
MAPL2PC.DOC
As shown on the attached Exhibit, the County intends
to upgrade CSAH 42 from a two lane rural road to a
four lane divided highway with turn lanes along the
north edge of this site. The upgrading of CSAH 42 is
scheduled to begin in the fall of 1997. If the
temporary street connection to CSAH 42 is still in-
place when CSAH 42 is reconstructed, then the
entrance will be restricted to a right-inlright-out only
access. The County will not allow any permanent
street entrances onto CSAH 42 from this property.
The upgrading of CSAH 42 will provide full access
intersections at Pike Lake Trail and Rolling Oaks
Circle. The developer will be required to dedicate 75'
of half right-of-way for CSAH 42 at the time of the
final plat.
The preliminary grading plan attempts to match the
existing topography to preserve as many trees as
possible. Approximately 6.5 acres of the 11 acre site
will be disturbed to grade the street and house pad
areas. The 4.5 acres that will not be disturbed will be
in the backyards. The Developer also intends to
custom grade some of the lots to help preserve trees.
A maximum of 14' of cut and 8' of fill are required to
grade the site. No grading will be allowed on the
adjacent properties unless written permission is
obtained. The development will be required to
comply with the City's erosion control standards.
Storm water runoff will be directed to a 0.3 acre water
quality treatment pond located in the northwest
corner of the site. The pond shall provide 0.9 acre
feet of wet storage volume to meet the NURP
standards of the direct drainage from this
development. The City will require that the pond be
excavated to a depth of 4 feet below the NWL to
allow the pond to trap the sediments that drain into
the pond.
The outlet for the pond which drains to Pike Lake
shall be designed to limit the storm water discharge
from this site to one-half the pre-development rate.
The City's Storm Water Comprehensive Plan
requires the reduction for new developments in the
Pike Lake Drainage District.
There are no wetlands on this site.
Page 3
Sanitary Sewer:
Sanitary sewer service is not readily available to this
site. A 10" sanitary sewer line will need to be
extended along the south side of CSAH 42 from Pike
Lake Trail to the east a distance of 700 feet to serve
this site. The 10" sanitary sewer line extension is
designed to be included with the upgrading of CSAH
42 (City Project 95-09) which is scheduled to begin in
the fall of 1997. The 10" sewer line would be
constructed in 1998, SO' south of the centerline of
CSAH 42. Approximately 10 to 12 feet of excavated
material is shown to be removed from the area where
the sewer line is to be constructed.
If the Developer requests that the 10" sanitary sewer
extension on CSAH 42 be completed before the
County is ready to include the work in their project,
then the Developer could extend the 10" line along
CSAH 42 with this development's other utility
construction. Any additional costs incurred by the
City to construct the 10" sanitary sewer line before
the County upgrades CSAH 42, would be the
Developer's responsibility. The extra costs would
include easements along the Holy Cross Lutheran
Church property, extra excavation along the sewer
line extension, tree removal, and restoration.
As shown on the preliminary utility plan, the
Developer intends to construct an 8" sanitary sewer
line through the site from the 10" line in CSAH 42 to
the south edge of the plat. The 8" sewer line will also
serve the undeveloped property to the south.
Watermain:
A City maintained water system is not readily
available to serve this site. The City intends to
construct a 1S" trunk watermain along the south side
of CSAH 42 from Ferndale Avenue to Pike Lake Trail
with the upgrading of CSAH 42, City Project 95-09.
However, this watermain is not expected to be ready
for service until 1998.
Approximately 1/2 mile to the south of this site is an
8" watermain in Carriage Hills Parkway. The
development of the next phase of Knob Hill is
intended to extend the 8" watermain system up to the
south property line of the Twiss property. When the
Twiss property develops, then the 8" watermain
would be extended to the south property line of this
site.
MAPL2PC.DOC
Page 4
As shown on the preliminary utility plan, the
Developer will be responsible for constructing an 8"
watermain through the site to serve the proposed
houses. The final plat for this development should
not be approved until a public water line of sufficient
size, pressure and capacity is extended to the site.
Easements:
The Developer will be required to dedicate drainage
and utility easements over the wetlands, storm water
ponds, and over all sewer and water lines
constructed outside of the dedicated right-of-way.
Along the west edge of Lot 2 of Block 2, the final plat
shall dedicate a 30' wide drainage and utility
easement over the proposed 8" sanitary sewer line
and 8" watermain which are shown to be constructed
along this lot line.
Tree Preservation:
This development is subject to the provisions of
Section 6.16 (Tree Preservation) of the Zoning
Ordinance. As mentioned earlier, this site is largely
wooded. The applicant has 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. This
inventory identified 441 significant trees, as defined
by the ordinance. The developer has estimated that
225, or 51 %, of the trees will be removed by initial
site development and the placement of building pads,
driveways and so on.
The ordinance allows up to 500/0 of the significant
trees to be removed, without replacement or
restitution, as a result of initial site development and
home placement. Therefore, the developer will be
required to replace the 1 % (44 trees) by which he
exceeds the provisions of the ordinance. A tree
replacement plan must be prepared according to the
provisions of Section 6.16 of the Zoning Ordinance.
Landscaping:
This development is also subject to the requirements
of Chapter 7 of the Subdivision Ordinance, which
required one (1) street tree per lot frontage and one
(1) front yard tree per lot. The applicant has
submitted a "typicallot" plan showing the proposed
location of the required trees, as well as the minimum
size and types. It must be noted that this
requirement is over and above the required
MAPL2PC.DOC
Page 5
Parkland Dedication:
Finance/Assessment Fee
Review:
MAPL2PC.DOC
replacement trees.
The Developer shall comply with the park dedication
and contribution requirements as defined in the City
Code. The park dedication for the plat shall be
fulfilled through the following:
A. Due to the size of the plat and proximity of other
parks to this property the park dedication will be
cash in lieu of land. The cash dedication is based
on the raw land value of $13,000.00 per acre.
With a 100/0 park dedication the total cash
dedication for this parcel is:
11.74 acres (Gross Area) x $13,000.00/acre x
0.10 = $15, 262.00
The park dedication fee shall be payable prior to
the release of the final plat.
B. In addition a 5' wide concrete sidewalk shall be
constructed along the entire length of Bluebird
Trail on the same side of the street as lots 1 - 9
as identified in the preliminary plat. A temporary
8' wide bituminous trail shall be constructed
parallel and adjacent to the temporary access to
County Road 42. The developer will be
responsible for the costs associated with
construction of the aforementioned sidewalks and
trails.
C. Outlot A which is located adjacent to lot 1 shall be
graded to accommodate a future 8' wide
bituminous trail. This grading shall be
coordinated with the future Knob Hill
development, as one half of the width of this trail
is located on both properties. The City will be
responsible for the construction of this trail at a
later date.
At the time municipal utilities are available, this
subdivision will be subject to a stormwater
management fee, a collector street fee, a trunk sewer
and water fee, and a lateral sewer and water fee. A
summary of the charges is shown on the attached
memo from Ralph Teschner.
Page 6
ISSUES:
There are two main issues with this development. First of all, municipal services are not
immediately available to the site. Development of the site depends on the extension of
services in CR 42, which is scheduled for 1998. For this reason, the applicant has
requested a two (2) year approval period for the preliminary plat. The Subdivision
Ordinance requires that a developer submit a final plat within one (1) year of the
preliminary plat approval by the Council The Ordinance allows the Council to extend
this period "for good cause for up to but not exceeding 12 months", upon written
application by the developer. The question is whether or not a preliminary plat should
be approved for an area without these services. The fact that the extension of services
is scheduled in the Capital Improvements Program for the relatively near future does
provide some assurance that these services will be available. In the event that the
project is delayed, the preliminary plat, even with an extension, will expire. The
applicant will also have the option of extending the services, with the understanding that
any additional, cost to the City would be his responsibility.
The other issue concerning this development is its effect on the development of the
property to the south. The cul-de-sac in the southwest corner of this preliminary plat is
accessible only from the property to the south. Additionally, Bluebird Trail is an
extension of the road from the south. The applicant is working with the owners of the
property to the south, Gold Nugget Development, on the location and grades of the cul-
de-sac and the extension of Bluebird Trail. Development of these streets will require
this continued cooperation.
These two issues, as well as other engineering and ordinance requirements, can be
addressed by placing the following conditions on the approval of this preliminary plat:
1. The final plat for this development shall not be approved until a public water
line is extended to this site.
2. The Developer will be required to dedicate a temporary street easement over
Lot 2 of Block 2 to allow for the construction of the temporary street
connection to CSAH 42 across Lot 2. The temporary street easement cannot
expire until Bluebird Trail is extended to the east to Rolling Oaks Circle.
3. The final platting of the four lots on the north end of Hummingbird Court cul-
de-sac will not be approved until a final plat is approved on the Swiss property
that would extend streets and utilities to Hummingbird Court.
4. The Developer will not be allowed to grade on the adjacent properties unless
written permission is obtained.
5. The development will be required to provide 0.9 acre feet of wet storage
volume to meet the NURP standards and the pond shall provide at least four
feet of depth below the NWL.
6. The storm water runoff from this development shall be ponded to limit the
discharge to one half the pre-development rate.
MAPL2PC.DOC
Page 7
7. The additional costs that the City might incur for extending the 10" sanitary
sewer line along CSAH 42 prior to the County upgrading project would be the
Developers expense if the line needs to be installed prematurely.
8. A tree preservation and replacement plan must be submitted and approved
prior to final plat approval.
9. Stormwater management, collector street, trunk sewer and water and lateral
sewer and water fees will be determined and collected in the context of the
developer1s agreement.
10. The Developer will be required to dedicate 75' of half right-of-way for CSAH 42
at the time of final plat, to accommodate the future upgrading of this street to
a four lane highway with a trail along the south side.
11. The Developer will be required to dedicate drainage and utility easements over
the wetlands, storm water ponds, and over all sewer and water lines
constructed outside of the dedicated right-of-way. Along the west edge of Lot
2 of Block 2, the final plat shall dedicate a 301 wide drainage and utility
easement over the proposed 8" sanitary sewer line and 8" watermain which
are shown to be constructed along this lot line.
ALTERNATIVES:
1. Adopt Resolution 96-28PC recommending approval of the preliminary plat of Maple
Hills Second Addition as presented and subject to conditions contained in Resolution
96-28PC, 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.
RECOMMENDA TION:
Staff recommends Alternative #1
ACTION REQUIRED:
A motion to adopt Resolution 96-28PC recommending approval of the preliminary plat of
Maple Hills Second Addition, subject to the listed conditions.
REPORT ATTACHMENTS:
1. Location Map
2. Preliminary Plat
MAPl2PC.DOC
Page 8
3. Applicants' Narrative
4. Future CSAH 42 Alignment Map
5. Proposed Sanitary Sewer Alignment Map
6. Proposed Watermain Alignment Map
7. Concept Plan for Development of Knob Hill North
8. Memo from Ralph Teschner
9. Letter from Adjacent Property Owner (Garling)
10. Resolution 96-28PC
MAPL2PC.DOC
Page 9
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Maple Hill 2nd Addition
Prior Lake, lVIN
Proposed
Single Family Residential
Neighborhood
Submitted by:
Maple Hill Partnership
August 6, 1996
August 6, 1996
Page 2
Reauested Annrovals
The developers of Maple Hill 2nd Addition, Maple Hill Partnership, are requesting to the Planning
Commission and City Council that the proposed Maple Hill 2nd Addition receive Preliminary Plat
approval for 28 single family residential lots, one out lot and three road rights-of-way on 11.74
acres. If approved, then Maple Hill Partnership would also request that the preliminary plat
approval be for two years instead of the standard one year.
Project Location
The 11. 74 acre proposed development of Maple Hill 2nd Addition is located in the northeast
quarter of Section 26, Township 115, Range 22, to the north of the existing Knob Hill single family
development, south of Co. Rd. 42 and east of the Holy Cross Lutheran Church on Pike Lake Road.
The location map and legal description is shown on the Preliminary Plat/Utility Plan/Planting
Plan.
Maule Hill Partnershin
Maple Hill Partnership consists of four individuals. They are Peter J. Knaeble, Brian W. Olson,
Jim. Allen and David G. Brown. The contact person for Maple Hill 2nd Addition shall be Peter J.
Knaeble, 6001 Glenwood Avenue, Minneapolis, MN 55422. The phone number is 593-9325.
Existine: Land Owner
The property is currently owned and homesteaded by Sharon Peterson. Maple Hill Partnership
has a signed purchase agreement to buy the property. The property address is 4663 140th
Street, Prior Lake, MN 55372. Sharon Peterson is planning to purchase another property
elsewhere.
Existine:Conditions
Prior to the design of the preliminary plat of Maple Hill 2nd Addition a number of existing
conditions were analyzed relating to the site. These existing conditions were:
Land Use Plan and Zoning:
The City's land use plan shows the site to be residential. No change to the land use plan will be
needed. The site is presently zoned for R-1 Suburban Residential. No change to the zoning will
be needed.
Surrounding: Land Use
North
The existing land use to the north of Co. Rd. 42 is undeveloped, A-I Agriculturally zoned land.
Maple Hill 2nd Addition is compatible with this surrounding land use.
South
The undeveloped land to the south is owned by Gold Nugget Development, the developer of
Knob Hill. Gold Nugget Development is proposing to develop this R-1 Suburban Residential
zoned land in 1997. Maple Hill 2nd Addition is compatible with this surrounding land use.
East
The existing land use to the east is undeveloped, R-1 Suburban Residential zoned land that is
owned by Robert and Lorene Garling who homestead the property. Maple Hill Partnership tried
to purchase the property but the Robert Garling was not interested in selling. Maple Hill 2nd
Addition is compatible with this surrounding land use.
August 6, 1996
Page 3
West
The nine lot exiting R-1 Suburban Residential zoned development of Maple Hill is located to the
southwest. Also to the west is the existing Holy Cross Lutheran Church located on Pike Lake
Road. Maple Hill 2nd Addition is compatible with both of these SUlTOllllding land uses.
Proiect Boundarv
The bonndary of the site is very irregular in shape which had a slight constraint upon the design
options of the proposed Maple Hill 2nd Addition development.
Wetlands
No wetlands are located on the property. The lowest portions of the site are located along the
north property line adjacent to Co. Rd. 42 and are included within the reconstruction plans of Co.
Rd. 42 by the Scott County Engineer. Dan Jobe, County Project Engineer, has determined that
there are no wetlands adjacent to Co. Rd. 42 on this property.
Topoeraphy
The topography of the property is undulating to hilly, and the slopes are mostly irregular.
Elevations range from a low of 871 at the northwest corner of the property to a high of 935 at the
southeast corner of the property creating a difference of 64 feet.
Soils
One soil series, Hayden Series, has been identified in the Scott County Soil Survey within the
property boundary of Maple Hill 2nd Addition. The Hayden series are light colored, well drained
soils formed nnder a mixed hardwood forest from limey clay loam glacial till. They occupy about
one-third of the uplands of Scott Connty. These soils are suitable for home building and road
construction.
ExistinlZ Trees
The site is mostly wooded with areas of scattered openings. The trees have been inventoried and
identified on the Existing Conditions Plan as part of the preliminary plat drawings. This
inventory was completed in compliance with the city's tree preservation ordinance which requires
all significant deciduous trees measuring 6 inches in diameter and all significant coniferous trees
measured 12 feet above ground be inventoried. This inventory does not show the smaller
significant trees that will be proposed to be transplanted elsewhere on site.
Conntv Road 42
The boundary survey on Maple Hill 2nd Addition shows that the county presently has a 33 foot
easement for right-of-way for Co. Rd. 42. The north property line is the center line of Co. Rd. 42.
Scott County is requiring that the right-of-way be 75 feet. This 75 foot right-of-way shall be
dedicated with the final plat of the property. Co. Rd. 42 is scheduled to be upgraded to a four
lane road adjacent to this site. Construction will commence in 1997 and end in 1998.
Construction activities will consist of road construction, sanitary sewer, storm sewer, water main
and a bituminous pathway along the south side.
Easements have not yet been acquired from the existing land owner of the property by the connty.
The required right-of-way and easements are planned to be dedicated to the county by Maple Hill
Partnership after the plat of Maple Hill 2nd Addition has been approved by the city at no cost to
the county.
August 6, 1996
Page 4
Utilities
The property is within the Metropolitan Urban Service Area (MUSA) and city utilities will be
available with the reconstruction of Co. Rd. 42 and also with the development of the Knob Hill
land adjacent to the south. Storm sewer and storm water ponding will have to be designed and
constructed for Maple Hill 2nd Addition to handle the storm sewer runoff.
Existiruz DwellinfZ
The existing Peterson dwelling is located towards the center of the property. Maple Hill
Partnership is proposing to save the dwelling by platting the property with the dwelling to be on
one of the proposed lots. The dwelling presently utilizes a water well and septic system. The well
shall be sealed and the septic system will be abandoned during the construction of the proposed
development. The dwelling shall be connected to city utilities upon the completion of the
construction activities.
Project DesilOl
The existing conditions of the site limit the design flexibility that other typical sites have. The site
also has a uniqueness about it for the people who would eventually live there. Maple Hill
Partnership's goal is to design a neighborhood of single family homes that would neatly fit into the
natural amenities and have as little impact on the site as reasonably feasible. Maple Hill
Partnership believes that the proposed development plans of Maple Hill 2nd Addition
accomplishes this goal.
Proiect PhasinlZ and Time Schedule
It is the goal of Maple Hill Partnership to construct Maple Hill 2nd Addition in one phase starting
in the spring of 1997 and ending in the fall of 1997. If Gold Nugget Development does not develop
the adjacent land to the south, then Maple Hill Partnership shall construct Maple Hill 2nd
Addition in one phase starting in the spring of 1998 and ending in the fall of 1998.
Preliminary Plat
The preliminary plat shows a total of 28 proposed lots on 11.05 acres (excluding Co. Rd. 42 ROW)
with a density is 2.53 lots per acre. Lot sizes range from 23,810 sq. ft. to 12,010 sq. ft. with an
average lot size of 14,840 sq. ft. The existing dwelling is shown to be on lot 8, block 1.
No variances are proposed to any of the minimum required R-l residential zoning standards
conceming lot areas, lot widths, building setbacks, easements or maximum allowable gross
density.
Out lot A consists of 2,210 sq. ft., 0.46% of the total land area (excluding Co. Rd. 42 ROW) shall
to be deeded to the City as park dedication for a proposed trail greenway. The width of this
greenway within the plat of Maple Hill 2nd Addition is 15 feet. An additional 15 feet (both of
which combined equal 30 feet) shall be dedicated to the city for park dedication as part of the
future phase of the Knob Hill development. This 30 foot wide trail greenway will continue to the
north to Co. Rd. 42 when the Garling property is developed. The payment of the trail in Maple
Hill 2nd Addition shall be the responsibility of the city and shall be built after the Garling
property is developed. The City Park Director has reviewed and approved the size and location of
this proposed trail greenway.
The rights-of-way for the proposed street and cul-de-sac comply with city standards and are as
proposed by the City Engineer. Bluebird Trail is shown to have a right-of-way of 55 feet to
accommodate a five foot concrete sidewalk within the right-of-way on one side of the street.
Bluebird Trail is also shown to end at the northeast corner of the site at the Garling property.
August 6, 1996
Page 5
When the Garling property is developed, Bluebird Trail would then continue through the Garling
property and then connect to the existing Rolling Oaks Circle, which would then provide
permanent access to Co. Rd. 42.
Lot 2, block 2 is shown to have a paved temporary right in and right out vehicular access from Co.
Rd. 42 to Bluebird Trail going through the lot. This temporary right in and right out has been
reviewed and approved by the Scott County Engineer's office. Home building on this lot shall not
take place until the temporary access has been abandoned. Maple Hill Partnership plans to
abandon the temporary access upon the completion of home building activities on the rest of the
lots and also upon the completion of the connection of Bluebird Trail through the Knob Hill
development.
The location of Bluebird Trail and Hummingbird Court has been coordinated with Gold Nugget
Development, the developer of the Knob Hill development. Maple Hill Partnership and Gold
Nugget Development have a signed agreement concerning the location and construction of
Hummingbird Court.
Preliminary Utility Plan
The proposed sanitary sewer and water main sizes and locations are shown on the Preliminary
PlatiUtility Plan/Planting Plan. If the Knob Hill development develops their phase adjacent to
Maple Hill 2nd Addition to the south in 1997, which they are planning to do, then the water main
will come from this new Knob Hill phase and the sanitary sewer will be constructed along Co. Rd.
42 through Maple Hill 2nd Addition to the Knob Hill phase in 1997.
If the developer of Knob Hill decides to develop their phase next to Maple Hill 2nd Addition in
1998, then the development of Maple Hill 2nd Addition would take place in the spring of 1998,
with the sanitary sewer and water main entering Maple Hill 2nd Addition from Co. Rd. 42. For
this reason Maple Hill Partnership is requesting that the preliminary approval be two years
instead of the standard one year. The Co. Rd. 42 improvement project which includes sanitary
sewer and water main will start in 1997 and end in 1998 with or without any additional phases
being developed by the developer of Knob Hill or the development of Maple Hill 2nd Addition.
Storm sewer sizes and locations are shown on the Preliminary Grading and Drainage Plan.
Drainage and utility easements for the sanitary sewer, water main and storm sewer are shown on
the Preliminary PlatlUtility Plan/Planting Plan.
The design and installation of the public improvements will be by Maple Hill Partnership and not
petitioned to the city to design and install the public improvements.
Other utilities include: electricity provided by Shakopee Public Utilities; natural gas provided by
Minnegasco; telephone provided by Scott Rice Telephone; and cable TV provided by Midwest
Cable. The installation and underground location of these utilities in Maple Hill 2nd Addition
shall comply with the standards of the city and the utility companies.
Preliminary Grading: and Drainag:e Plan
The Preliminary Grading and Drainage Plan shows how the grading of the property will appear
after the initial development grading and home building grading. The Final Grading and
Drainage Plan will show only the extent of the grading activities upon the completion of the initial
site grading of the development and not through the home building grading because of the
significant trees on the property. The reason for this is to allow the home builder flexibility in the
placement of the dwelling on the lot so as to save as many of the significant trees on the lot as
possible. The lot survey for building permit will show the significant trees on it for review by the
city.
August 6, 1996
Page 6
The storm water pond, drainage calculations and erosion control measures are shown on the
Preliminary Grading and Drainage Plan. All disturbed areas will be seeded and disc mulched
upon the completion of site grading and utility construction. There will be no temporary soil and
dirt stockpiles after the development construction activities.
Tree Replacement
During initial site development, up to 25% of the total number of significant trees may be removed
by the developer without providing replacement trees as per city ordinance. The ordinance also
allows up to 25% of the significant trees to be remove on individual lots by the home builder after
the initial site development activities by the developer. The developer's engineer has calculated,
through the combined activities by both the developer and the home builders in the development
of Maple Hill 2nd Addition, that 225 (51%) of the total of 441 significant inventoried trees would
be removed. 1% of the significant trees will have to be replaced as per the tree preservation
ordinance. Final calculations shall be completed once the Final Grading and Drainage Plan is
completed.
Proposed Landscapine:
The Preliminary Plat/Utility PlanJPlanting Plan show a typical lot with two deciduous trees to be
planted, 2 and 1/2 inch caliper in size measured at the base of the tree. The trees shall be
planted before a certificate of occupancy is to be issued for the dwelling on the lot.
Maple Hill Partnership plans to use many of the existing trees, types of which are as show on the
Existing Conditions Plan, on the property (old nursery stock) for the planting requirements of two
trees per lot and also plans to transplant some of these existing trees on site along Co. Rd. 42 for
screening purposes and for any tree replacement requirements as per the tree preservation
ordinance. If Maple Hill Partnership and/or home builders decide not to use the existing trees on
the site then the type of new trees to be planted will be sugar maple, hackberry, Marshall's
seedless ash, summit ash, greenspire linden, pin oak and/or river birch.
Proposed Housine: Stvles
Maple Hill Partnership proposes to develop the property and sell lots to home builders. The
housing styles shall comply to the Grading and Drainage Plan and be similar to the style and
price of the existing housing that is already built in the neighboring Knob Hill development.
Maple Hill Partnership shall be reviewing for approval all lot surveys and architectural plans for
the house construction.
Proposed Development Amenities
As mentioned above there will be landscaping in the proposed development of Maple Hill 2nd
Addition. At this time it is planned to have custom mail boxes, all of which would be designed the
same for the development, and the location shall be determined by the postmaster. No
permanent entrance monuments and associated landscaping would be installed because there
would be no permanent vehicular access to Maple Hill 2nd Addition from any collector roads.
Permanent access is through the SlllTOunding land when it develops. Sidewalks and trails are
also proposed as stated above.
Proposed Covenants
Maple Hill Partnership shall submit restrictive covenants to the city for review at the time of final
plat submittal. There will be no home owners association as part of this proposed development.
August 6, 1996
Page 7
Site Data
Total land area
Co. Rd. 42 ROW area
Total land area excluding Co. Rd. 42 ROW
Out lot A (trail greenway) area
Total lot area
Total number of lots
Average lot size of all lots
Largest lot
Smallest lot
Density (excludes Co. Rd. 42 ROW)
Existin~ R-l Suburban Residential Zonin~ Standards
Building setbacks:
Front
Comer side yard
Side yard house
Side yard garage
Rear
Centerline of Co. Rd. 42
Minimum lot data:
Lot size
Lot width at front setback
Maximum. gross density
Typical easements
Front and rear yard
Side yard
Exhibits
Existing Conditions Plan
Preliminary PlatlUtility PlanlPlanting Plan
Preliminary Grading and Drainage Plan
Preliminary Street Plan and Profile
11. 74 ac.
0.69 ac.
11.05 ac.
2,210 sq. ft.
415,630 sq. ft.
28
14,840 sq. ft.
23,810 sq. ft.
12,010 sq. ft.
2.53 lots per ac.
25 ft.
25 ft.
10 ft.
10 ft.
25 ft.
50 ft.
12,000 sq. ft.
86 ft.
3.5 lots per ac.
10 ft.
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INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING
Ralph Teschner
Maple Hill 2nd Addition
(assessment/fee review)
June 18, 1996
A 11.05 parcel in Section 26-115-22 (PIN #25 926 004 0) is proposed to be subdivided into the
plat of Maple Hill 2nd Addition. The property currently is NOT served with municipal sewer and
water utilities.
At the time municipal utilities become available the subdivision will be subject to the following
City charges:
Stormwater Management Fee
Collector Street Fee
Trunk Sewer & Water Fee
Lateral Sewer & Water Charge
16.8 cents/sq.ft.
$ 1500.00/acre
$3500.00/acre
150' @ $60.00/ff
The application of these City charges would generate the following costs to the developer based
upon a net lot area calculation of 9.54 acres of single family lots (415,630 sq. ft.) as provided
within the site data summary sheet of the preliminary plat description:
Lateral Sewer & Water Charge:
150' @ $60.00/ff= $9,000.00:
Trunk Sewer & Water Charge:
9.54 acres @ $3500.00/ac = $33.390.00
Storm Water Management Fee:
415,630 sf@ 16.8/sf= $69,825.00
Collector Street Fee:
9.54 acres @ $1500.00/ac = $14,310.00
These charges represent an approximate cost $4500.00 per lot for the 28 proposed lots within
Maple Hills 2nd Addition. Assuming the initial net lot area of the plat does not change, the above
referenced storm water, collector street. trunk and lateral sewer and water charges would be
determined and collected within the context of a developer's agreement for the construction of
utility improvements at the time of final plat approval.
There are no other outstanding special assessments currently certified against the property. Also,
the tax status of the property is current with no outstanding delinquencies.
16200 8'e~~ Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQLAL OPPORTL:'-iITl E:VIPLOYER
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RESOLUTION 96-28PC
RESOLUTION OF THE PRIOR LAKE PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE THE PRELIMINARY PLAT
OF "MAPLE HILLS SECOND ADDITION" SUBJECT TO THE CONDITIONS
OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on August 26,
1996, to consider an application from Maple Hills Partnership for the preliminary
plat of Maple Hills Second Addition; 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 issue
and persons interested were afforded the opportunity to present their views and
objections related to the preliminary plat of Maple Hills Second Addition; 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 Maple Hills Second
Addition to be consistent with the Year 2010 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOL VEO BY THE PLANNING COMMISSION OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby recommends the City Council approve the
preliminary plat of Maple Hills Second Addition subject to the following conditions:
1. The final plat for this development shall not be approved until a public water line is extended
to this site.
2. The Developer will be required to dedicate a temporary street easement over Lot 2 of Block 2
to allow for the construction of the temporary street connection to CSAH 42 across Lot 2. The
temporary street easement cannot expire until Bluebird Trail is extended to the east to Rolling
Oaks Circle.
3. The final platting of the four lots on the north end of Hummingbird Court cul-de-sac will not be
approved until a final plat is approved on the Twiss property that would extend streets and
utilities to Hummingbird Court.
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
A:'< EQl'AL OPPORTl':\ITY c:-1PLOYER
4. The Developer will not be allowed to grade on the adjacent properties unless written
permission is obtained.
5. The development will be required to provide 0.9 acre feet of wet storage volume to meet the
NURP standards and the pond shall provide at least four feet of depth below the NWL.
6. The storm water runoff from this development shall be ponded to limit the discharge to one
half the pre-development rate.
7. The additional costs that the City might incur for extending the 10" sanitary sewer line along
CSAH 42 prior to the County upgrading project would be the Developers expense if the line
needs to be installed prematurely.
8. A tree preservation and replacement plan must be submitted and approved prior to final plat
approval.
9. Stormwater management, collector street, trunk sewer and water and lateral sewer and water
fees will be determined and collected in the context of the developer's agreement.
10. The Developer will be required to dedicate 75' of half right-of-way for CSAH 42 at the time of
final plat, to accommodate the future upgrading of this street to a four lane highway with a trail
along the south side.
11. The Developer will be required to dedicate drainage and utility easements over the wetlands,
storm water ponds, and over all sewer and water lines constructed outside ot the dedicated
right-ot-way. Along the west edge of Lot 2 of Block 2, the final plat shall dedicate a 3D' wide
drainage and utility easement over the proposed 8" sanitary sewer line and 8" watermain
which are shown to be constructed along this lot line.
12. The temporary access to County Road 42 must be removed when the road connection to the
south is completed.
13. The developer must provide a temporary turnaround at the north east end of Bluebird Trial in
this plat.
14. At the final plat stage, the need for a variance for the length of a cul-de-sac should be
reviewed when the temporary connection to County Road 42 is removed.
Passed and adopted this 26th day of August, 1996.
YES
NO
KUYKENDALL
CRIEGO
STAMSON
VONHOFF
WUELLNER
KUYKENDALL
CRIEGO
STAMSON
VONHOFF
WUELLNER
William Criego, Chair
Prior Lake Planning Commission
Donald Rye, Director of Planning
City of Prior Lake
96subd\preplat\maplehil\rs9628pc. doc
Page 2
. Agree with adult day care definition.
. . ~et parking provided for staff.
Crlego: '\
. Agree Wt Commissioners.
. Recommen on-site parking . ~
. Stenson spoke n the limit of 12. The stipulation is 40 sq. feet for each person (client and
staff) by the De ent of Human Services. Her recomn1'endation would be to allow 20 to
25 for this facility. ///
. Neighborhoods woul ot like 40 patrons. /'
/'
,/'
~7
,/
,/
,//~/
Wuellner: ,
. Feels this should be a conditt al use in ~,Yesidential area.
. Rye explained a different slant. lther~is a concern operating in a house and creating
problems, perhaps instead of calli ,it a permitted use, it could be allowed as an accessory
use in the R 1 and R2 districts. It"gtv more certainty of the availability of parking. Traffic
would be less of a problem. /
. Not opposed to land use but,u{e affect on e surrounding neighborhoods.
/'
l
Mrs. Stenson felt a reasona~ number of patrons
/'
Commissioner Stam~J.tisuggested tying in with the Sta: ~censing with 40' per patron.
MOTION BY cEJEGO, SECOND BY WUELLNER, TO A OW ADULT DAY CARE FOR
24 OR FEWEJri>ERSONS AS AN ACCESSORY USE TO SC OOLS AND CHURCHES IN
"
THE RI ~)ID R2 DISTRICTS.
en signified ayes by Criego, Wuellner, Stamson and V onhof.
nON CARRIED.
recess was called at 8: 15 p.m. The meeting reconvened at 8:26 p.m.
~
Case #96-045 Maple Hill 2nd Partnership - Preliminary Plat for Maple Hills 2nd
Addition.
Planning Coordinator Jane Kansier presented the information from the Staff Report dated August
26, 1996.
The City received an application for preliminary plat to be known as "Maple Hills Second
Addition". This site is located directly south ofCR 42, about 1/4 mile east ofChatonka Beach
Road. There are two main issues with this development. First of all, municipal services are not
immediately available to the site. Development of the site depends on the extension of services
in CR 42, which is scheduled for 1998. For this reason, the applicant has requested a two (2)
year approval period for the preliminary plat. The Subdivision Ordinance requires a developer to
submit a final plat within one (1) year of the preliminary plat approval by the Council. The
question is whether or not a preliminary plat should be approved for an area without these
services. The applicant will also have the option of extending the services, with the
understanding that any additional, cost to the City would be his responsibility.
MN082696.DOC
PAGES
The other issue concerning this development is its effect on the development of the property to
the south. The cul-de-sac in the southwest corner of this preliminary plat is accessible only from
the property to the south. The applicant is working with the owners of the property to the south,
Gold Nugget Development, on the location and grades of the cul-de-sac and the extension of
Bluebird Trail. Development of these streets will require this continued cooperation.
Staff recommends adoption of Resolution 96-28PC approving the preliminary plat of Maple
Hills Second Addition as presented and subject to conditions contained in the Resolution or with
specific changes directed by the Planning Commission.
Comments from the public:
Peter Knaeble, developer of the project, Brian Olson his partner, Randy Olson the realtor and
project developer for Knob Hill, Horst Graser were present. Mr. Knaeble explained their
contract with Knob Hill to tie in the Maple Hill project. They will share common streets and
utilities. The project would start at the earliest the spring of 1997. If water is not connected it
will start spring of 1998.
Acting City Engineer John Wingard spoke on the water and sewer issues. The water and sewer
systems are not available to this project at this time. Water is available to the east in the
Ferndale area as well as to the south at Carriage Hills. The City will construct a watermain with
the County's CR 42 upgrade project. Sanitary Sewer is available on Pike Lake Trail. The City
put in the 10" line extension crossing CR 42. This is the best area for the sewer connection to
Maple Hills Second Addition. Any extra cost to extend the sewer line on CR 42 will be paid by
the developer.
Carol Jarzyna, 14150 Rolling Oaks Circle, stated she had major concerns with the building
projects currently going on and what our City can handle. She works in the school district and
sees the growing class size and the growing traffic on CR 42. Ms. Jarzyna feels the City needs to
preserve the natural surroundings.
Comments from the Commissioners:
V onhof:
. First time an applicant came in with a development outside MUSA.
· Positive development working with the Knob Hill; small size; working roads together.
· Two recent developments have had stub streets going no where.
. The density for Rl is appropriate.
. Generally a good plan.
. The tree preservation ordinance will have an impact on the development.
. Not sure on approving a development so preliminary in terms of not having services
available.
Stamson:
. Good plat for a difficult piece of property in the Rl district.
. Same concern for stub street.
. Access off 42.
. Save trees.
MN082696.DOC
PAGE 6
Wuellner:
. Not against the preliminary plat but uncomfortable with the stub street issue or any kind of
development of property to the east. Sometimes developments work out.
. No readily available sewer and water.
· Rather see further development plans for the Garling property. Does not like to see a
temporary access on CR 42.
. Do not jump into this when it is not planned for an other 2 years.
Criego:
. Knaeble addressed the grading and said it would take place as soon as the utilities are
available. This project is based on Knob Hill's approved plat.
. Knaeble addressed the green way trail.
. Knaeble explained why the project should be approved now. The County is going to work on
CR 42 and would like to know the utilities are in place. The applicants feel it is appropriate
to plan the development at this time.
. Concern for temporary road on CR 42. The City does not dictate when the County updates
its road projects.
Horst Graser, representing Gold Nugget Development and Knob Hill, pointed out the area
drainage and the agreement with the Maple Hill development. The neighboring Twiss property
is proposed to come in to City Staff within the next 6 to 8 weeks. The overall improvements to
Knob Hill is proposed for next spring.
Brian Olson, co-developer and landscape developer addressed the tree concerns and explained
the ultimate grading plan.
Wingard commented on the 500' cul-de-sac from the south. The City felt CR 42 connection was
preferable. He also explained the road connection with the east property. Scott County will not
allow a permanent access on CR 42.
Rye said the only access to the development is off CR 42, until the street connection to the south
is made.
Criego:
. No problems with preliminary plat approval as soon as there is a connection south.
. No problem to grant 2 year window.
. State in resolution no grading or development take place until water and sewer are in place.
MOTION BY VONHOF TO ADOPT RESOLUTION 96-28. NO SECOND.
MOTION BY WUELLNER TO TABLE THE MATTER UNTIL REVIEW OF THE
PRELIMINARY PLAT TO THE TWISS PROPERTY. NO SECOND.
Open discussion:
V onhof:
. Understand concerns - put a sunset clause on the temporary road. There is an issue of having
another access to the development. It is a safety issue.
MN082696.DOC
PAGE 7
· There is a written agreement between the applicant and Knob Hill. The major concern is for
the Garling property. The City does not need another stub street. Prefer to see the
developments work together as opposed to a free standing - no connection development.
This is not an ideal situation.
Criego:
· Applicant attempted to show the bigger picture in the development and are trying to work
together. It is a difficult issue. No harm in approving the development as it stands.
· Would like to see verbiage eliminating the temporary connection to CR 42.
Wuellner:
· The whole plan is predicated on what might happen in the future.
· Wingard said the Knob Hill and Maple Hill Second Addition will be developing together.
Stamson:
· Change the stub street to a temporary turn around.
· By design if the Knob Hill development completes consider the variance to the cul-de-sac.
· Potential for a lot of traffic and snow plows not being able to turn around.
· Concern for pond and grading. Under Condition #4 - applicants would have to redesign the
pond.
· Wingard said there is an existing easement on the Church property.
MOTION BY CRIEGO, SECOND BY VONHOF, TO APPROVE 96-28PC AS WRITIEN
WITH THE FOLLOWING CONDITIONS:
1) A TEMPORARY CUL-DE-SAC SHALL BE INSTALLED AT THE END OF THE
STREET ON THE EAST PROPERTY LINE.
2) THE TEMPORARY ROAD TO CR 42 BE ELIMINATED WHEN PROJECT TO THE
SOUTH IS COMPLETED AND A ROAD IS CONNECTED, AND
3) UPON FINAL PLAT A VARIANCE SHALL BE REQUESTED WHEN THE
TEMPORARY CONNECTION TO CR 42 IS ELIMINATED.
Vote taken signified ayes by Vonhof, Criego and Stamson, nay be Wuellner. MOTION
CARRIED.
The public hearing closed at 9:48 p.m.
Id Business: . /
ve Smith Variance (C07)'
Jane presented the info tion from th "Staff Report dated August 26, 1996.
5.
On August 12, 1996, the Plann. Commission tabled action on this variance application to
obtain additional informati / from t taff. Specifically, the Commissioners wanted
informati.on on ,,:hethe~/ef ~ot a gra~el dr~ay was included ~n impervio~s surface. While a
gravel drIveway IS naf speCIfically lIsted, the CQnstant use of thIS surface WIll cause the gravel to
become packed /n and will not allow the per~on of water. For this reason, the staff as
well as the D , interpreted impervious surface to iIlet.ude gravel driveways. If the Planning
Commisso n chooses to exempt a gravel driveway in this case, a variance to the requirement all
MN082696.DOC
PAGE8
RESOLUTION 96-98
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "MAPLE HILLS SECOND ADDITION" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on August
26, 1996, to consider an application from Maple Hill Partnership, for the
preliminary plat to be known as Maple Hills Second Addition; 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: all persons interested in this issue were afforded the opportunity to present
their views and objections related to the preliminary plat of Maple Hills
Second Addition for the record at the Planning Commission hearing; and
WHEREAS: the Prior Lake City Council considered an application for preliminary plat
approval of Maple Hills Second Addition on September 16, 1996; and
WHEREAS: 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
WHEREAS: the City Council finds the preliminary plat of Maple Hills Second Addition to
be consistent with the Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of
Maple Hills Second Addition subject to the following conditions:
1. The final plat for this development shall not be approved until a public water line is
extended to this site.
16200 Eagle Creek Ave. S.E.. Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
2. The Developer will be required to dedicate a temporary street easement over Lot 2 of
Block 2 to allow for the construction of the temporary street connection to CSAH 42
across Lot 2. The temporary street easement cannot expire until Bluebird Trail is
extended to the east to Rolling Oaks Circle.
3. The final platting of the four lots on the north end of Hummingbird Court cul-de-sac
will not be approved until a final plat is approved on the Twiss property that would
extend streets and utilities to Hummingbird Court.
4. The Developer will not be allowed to grade on the adjacent properties unless written
permission is obtained
5. The development will be required to provide 0.9 acre feet of wet storage volume to
meet the NURP standards and the pond shall provide at least four feet of depth below
the NWL.
6. The storm water runoff from this development shall be ponded to limit the discharge
to one half the pre-development rate.
7. The additional costs that the City might incur for extending the 10" sanitary sewer
line along CSAH 42 prior to the County upgrading project would be the Developer's
expense if the line needs to be installed prematurely.
8. A tree preservation and replacement plan must be submitted and approved prior to
final plat approval.
9. Stormwater management, collector street, trunk sewer and water and lateral sewer
and water fees will be determined and collected in the context of the developer's
agreement.
10. The Developer will be required to dedicate 75' of half right-of-way for CSAH 42 at
the time of final plat, to accommodate the future upgrading of this street to a four
lane highway with a trail along the south side.
11. The Developer will be required to dedicate drainage and utility easements over the
wetlands, storm water ponds, and over all sewer and water lines constructed outside
of the dedicated right-of-way. Along the west edge of Lot 2 of Block 2, the final plat
shall dedicate a 30' wide drainage and utility easement over the proposed. 8"
sanitary sewer line and 8" watermain which are shown to be constructed along this
lot line.
12. The temporary access to County Road 42 must be removed when the road connection
to the south is completed.
rs9698cc.doc
2
13. The developer must provide a temporary turnaround at the north east end of Bluebird
Trial in this plat.
14. At the final plat stage, the need for a variance for :the length of a cul-de-sac should be
reviewed when the temporary connection to County Road 42 is removed.
15. The preliminary plat is valid for 24 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.
Passed and adopted this 16th day of September, 1996.
YES
NO
Andren Andren
Greenfield Greenfield
Kedrowski Kedrowski
Mader Mader
Schenck Schenck
{Seal}
City Manager
City of Prior Lake
rs9698cc.doc
3