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Home My WebLink About9B - Hickory Shores Final Plat 01 PRI % 4646 Dakota Street SE Prior Lake, MN 55372 41 INNEse` CITY COUNCIL AGENDA REPORT MEETING DATE: MARCH 10, 2014 AGENDA #: 9B PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AND LARRY POPPLER AGENDA ITEM: CONSIDER APPROVAL OF RESOLUTIONS: 1.) APPROVING A FINAL PLAT FOR HICKORY SHORES SOUTH AND AUTHORIZING THE MAYOR AND CITY MANAGER TO EXECUTE A DEVELOPMENT CONTRACT, AND 2.) A RESOLUTION APPROVING A FINAL FLEXIBLE DEVELOPMENT PLAN DISCUSSION: Introduction D.R. Horton Inc. has applied for approval of a Final Plat for Hickory Shores South and approval of a Final Flexible Development Plan. The area of consid- eration is located south of Turner Drive and the Hickory Shores Development, east of Reed Way and the Maple Glen Development, and west of Rice Lake. The applications include the following requests: • Request approval of a Final Plat and Development Contract for Hickory Shores South • Request approval of a corresponding Final Flexible Development Plan History The City Council approved the preliminary plat application on August 26, 2013. The developer has delayed action on the final plat until this year, which includes the platting of all Tots within the residential subdivision. Current Circumstances The final plat of Hickory Shores South consists of approximately 27 acres to be subdivided into 34 single family Tots, and 4 outlots. The Final Plat proposes the construction of three public streets. Staff has reviewed the final plat and finds it to be in substantial compliance with the approved preliminary plat. Conclusion The principal requirements for final plat approval include conformance with all aspects of the preliminary plat and an agreement to a Development Contract identifying, among other things, the surety for the installation of utilities and streets. The Development Contract specifies the development fees for the plat- ted Tots. As noted below in the "Issues" section, staff has worked with the devel- oper on two primary issues that will be part of the City Council's plat approval. ISSUES: Final wetland mitigation information has yet to be approved for the site; however, city staff believes that the proposed mitigation will be adequate based on its re- view of the site. Therefore, a condition of approval has be added to the resolution and development contract reflecting this matter, which must be fully approved by all jurisdictions prior to the recording of the Final Plat. Also, as part of the Preliminary Plat approval, the City Council directed the devel- oper and city staff to examine the possibility of additional trail corridors around the main wetland feature near the center of the development site as well as the originally contemplated trail within Rice Lake Park. Based upon standard development requirements, the city may ask that the de- veloper build either the central trail or complete the trail system though Rice Lake Park but not both. So the questions are: 1. Should one or both trails be built? 2. If one trail is to be built, which one? 3. If both are to be built then which trail should be built by the developer and which by the city? 4. How is the city portion funded? In accordance with council direction, the city staff and the developer have dis- cussed these questions. After analyzing various factors, we have come to the conclusion that despite the fact that the construction of both trails represent more trail opportunities in the vicinity of this subdivision, the central trail segment would create two additional mid -block street crossings not far from an intersection with a proposed pedestrian /sidewalk crossing. Also, the trail would require the re- moval of additional trees in this development which is intended to preserve trees and open spaces (in support of the Flexible Development Plan). In addition, staff believes the completion of the Rice Lake Park in the northwest corner of the development to be important. This residential area, including Hick- ory Shores and Maple Glen, does not currently have a neighborhood park. Com- pletion of a looping trail within the Rice Lake Park area north and east of the Hickory Shores South development site would provide connectivity to the three major developments in the region (Maple Glen, Hickory Shores, and Hickory Shores South). Each of the possible trail segments (within the park and in the central area) are estimated to have similar construction costs. DR Horton has indicated willingness to complete either segment but not both of these trails at their cost as shown on the attached graphic. Construction of the northern looping trail (identified as Op- tion 2 on the attached trail exhibit) by the developer would then allow the city to invest about $110,000 in park funds in completion of the remainder of the park which is intended to represent a new "Play Pocket Park" concept which protects natural park areas (assuming that this concept is well received by the neighbor- hood at a yet to be scheduled input meeting). The park will feature play pockets along the trails. Designed for whole families, these six to eight play pockets allow all family members to be active together as they discover their park system along the trail. The decision of which of the trails to construct is the City Council's but the City staff recommends the proposal to build only the segment within Rice Lake Park. (Option 2). If both segments are built, we recommend that the developer com- plete the central segment as tree removal is necessary and they are in a better position to know which trees can be lost with minimum impact. The city would complete the northern looping trail segment together with the rest of the park. City costs would be charged to the park dedication fund. Depending on the di- rection for trail construction approved by City Council, the final plat resolution should be amended accordingly. FINANCIAL Approval of this final plat will allow construction of new dwelling units, which will IMPACT: contribute to the City's tax base. ALTERNATIVES: The City Council has the following alternatives: 1. Approve a resolution approving the Final Plat for Hickory Shores South and authorizing the Mayor and City Manager to execute a Development Con- tract, and a resolution approving the Final Flexible Development Plan, sub- ject to the conditions identified by the City Council including addressing the trail issue set forth above. 2. Deny the resolution approving the final plat and development plan based on findings of fact. RECOMMENDED 1. Staff recommends a motion and second in support of Alternative #1 to ap- MOTION: prove both the resolution approving the Final Plat and Development Con- tract and a second motion and second to approve the resolution approving the final flexible development plan. EXHIBITS: 1. Final Plat Resolution 2. Flexible Development Plan Resolution 3. Alternative trail exhibit 4. Hickory Shores South Development Contract #13 -104 NOTE: Due to the allowable statutory review time, including an extension provided by the developer, the City Council must take action on March 10. Hick rY 1 I ' / Roads 8 Grad ny i11 2013 ,,-'1--''''''`^,-..., "� � r P- °4k s .� i x . �\ 1 , , 7 , f '� \ 3 rH I l • v �� I ., / i 1 I fi p y L c - , Y l Option 2 �� I // I ,_ „„,- ,.. ' '' '' ' I - , f !,_ :..."_. ♦ q �, ' � C r �` 0 o - -� Shores South r. Y` I Prelim- Plat Submitted 2013 '‘ o 1 R t x ' F . ‘: .. ' , ,.. % - ' ' ri , s 4... .. d : , — ...' ''' ' ''';'. 1 ..\ s A ,, rf —1 i 1 1 rHY$ l ..w'.Yt+ XM e .. 7 - - O ption 1 I 1 I '4" , I l i t I R ice Lake Park Proposals -, COYYGHRV PARK Proposed Trails (by type) _ - NEIGHBORHOOD PARK AAAAAL: Board,. The purpose of Pathways for Play is to integrate play into NATURAL RESOURCE AREA .w.... --.° Erhtno &dem& City of Prior Lake walkable, bikeable, shared use community pathway networks COON YREGgNAL PARK Proposed SH nA Minnesota la pockets" providing o °� Eristnp Tnll // , infused with " { "play p p g pportunities for playing _ _, poposedTn, ( E1 2014 . t / along the way. 0 100 200 300 400 500 I Feet m Cty el .& L.k4 PARK VJarks 0.paMV,2 Aerial PEAR Scot County 1Spmp 20121 �0 M1+1✓ Ko Nrd MPnpueai A4-.,- ...K.T,o U trf 4646 Dakota Street SE 41 0v so' ". Prior Lake, MN 55372 RESOLUTION 14 -XXX A RESOLUTION TO APPROVE THE "HICKORY SHORES SOUTH" FINAL PLAT AND TO AUTHORIZE THE MAYOR AND CITY MANAGER TO EXECUTE THE DEVELOPMENT CONTRACT Motion By: Second By: WHEREAS, On August 26, 2013, the City Council approved the preliminary plat for "Hickory Shores South ", subject to conditions identified by Resolution 13 -122; and WHEREAS, DR Horton Inc. (the "Developer") has submitted an application to the City of Prior Lake for approval of a Final Plat for Hickory Shores South; and WHEREAS, The City Council has found that the final plat of "Hickory Shores South" is in substantial compliance with the approved preliminary plat for Hickory Shores South. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein as if fully set forth. 2. The final plat of "Hickory Shores South" is approved subject to the following conditions to be met by the Developer, which shall be met prior to release of and recording of the final plat: a. A current title opinion or commitment of title insurance is submitted acceptable to the City Attorney. b. Payment of all fees is made to the City prior to release of the final plat mylars. c. Reductions of the entire final plat are submitted to the City, to the following scales: 1" = 200'; and one reduction at no scale which fits onto an 8 1/2" x 11" sheet of paper. d. Three mylar sets of the final plat with all required signatures are submitted to the City. e. Provide financial security to the City, acceptable to the City Engineer, prior to release of the final plat mylars. f. The final plat and all pertinent documents must be filed with Scott County within 60 days from the date of final plat approval. Failure to record the documents by May 9, 2014, will render the final plat null and void. g. A park trail (graphically portrayed as option on the attached Exhibit A) shall be constructed by the developer. 3. The Mayor and City Manager are hereby authorized to execute the Development Contract on behalf of the City. PASSED AND ADOPTED THIS 10TH DAY OF MARCH, 2014. YES NO Hedberg Hedberg Keeney Keeney McGuire McGuire Morton Morton Soukup Soukup 4646 Dakota Street SE ' Prior Lake, MN 55372 RESOLUTION 14 -XXX A RESOLUTION APPROVING A FINAL FLEXIBLE DEVELOPMENT PLAN FOR HICKORY SHORES SOUTH Motion By: Second By: WHEREAS, The DR Horton Inc. (the "Developer") has submitted an application for a Final Flexible Development Plan for Hickory Shores South; and WHEREAS, The Prior Lake Planning Commission conducted a public hearing to consider the proposed Flexible Development Plan on August 5, 2013; and WHEREAS, The Planning Commission recommended approval of the Flexible Development Plan on August 5, 2013; and WHEREAS, The Prior Lake City Council considered the proposed Final Flexible Development on March 10, 2014; and WHEREAS, The City Council finds the Final Flexible Development Plan is compatible with the stated purposes and intent of the Section 1106A (Flexible Development in Areas with High and Moderate Quality Natural Communities) of the Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Final Flexible Development Plan is hereby approved subject to the following conditions: a. The Developer shall obtain the required permits from any other state or local agency prior to any work on the site. b. The Developer shall revise the plans in accordance with the requirements contained in the memorandum from the City Engineering Department dated March 3, 2014. PASSED AND ADOPTED THIS 10th DAY OF MARCH, 2014. YES NO Hedberg Hedberg Keeney Keeney McGuire McGuire Morton Morton Soukup Soukup Frank Boyles, City Manager