HomeMy WebLinkAbout9C - Belmont Estates CITY COUNCIL AGENDA REPORT
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
MAY 2, 2005
9C
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION
APPROVING A PRELIMINARY PLAT TO BE KNOWN
AS BELMONT ESTATES
Histo~.: Arcon Development has applied for approval of a
preliminary plat to be known as Belmont Estates on the
property located north of 165th Street and CSAH 12, east of
Marschall Road, south of Howard Lake, and directly west of
the Stemmer Ridge development.
The Planning Commission considered this request at a public
hearing on April 11, 2005. The Planning Commission voted to
recommend approval of the preliminary plat. Drail minutes of
the Planning Commission meeting are attached to this report.
PhFsical Site Characteristics:
Total Site Area: The total site consists of 25.55 acres.
Tooography: This site has fairly level topography, with
elevations ranging from 976' MSL at its highest point to 964'
MSL at the lowest point.
Vegetation: This site has been historically cropped. There are
few, if any, trees on this site.
Wetlands: Howard Lake abuts the north and east boundary of
this property. There is a wetland located along the south side
of the lake. This plat will have no impact on the wetlands.
Access: Access to the site is from the Stemmer Ridge
development to the east and from CSAH 17 (Marschall Road)
to the west.
2020 Comprehensive Plan Designation: This property is
designated it for Low to Medium Density Residential uses.
L:\05 FILES\05 SUBDIVISION\05 PRELI~rr:~t.@§~,C report.doc
Phone 952.447.4230 / Fax 952.447.4245
Zoning: The site presently zoned R-1 (Low Density
Residential). The R-1 district is consistent with the proposed
R-L/MD designation. This district permits a maximum density
of 3.6 units per acre.
Shoreland: The site is also located within the Howard Lake
Shoreland District. Howard Lake is designated as a Natural
Environment Lake; the minimum lot area and lot width
requirements in this district are 20,000 square feet and 100 feet,
respectively.
Proposed Plan
Lots: The preliminary plat consists of 33 lots for single family
dwellings and 3 outlots. The lots range in size from 20,000
square feet to over 33,000 square feet. All of the lots meet the
minimum lot area and lot width requirements for the R-lSD
district. The three outlots are to be used for drainage purposes.
The outlots will be dedicated to the City.
Streets: This plan proposes three new public streets. Street A
is an east-west street extending from Stemmer Ridge on the
east to CSAH 17. This street is designed as a local street with
a 60' wide right-of-way and a 32' wide surface. The DNR has
expressed some concerns about the setback of this street from
the OHW for Howard Lake. Section 1104.403 of the Zoning
Ordinance generally required streets to maintain the minimum
Shoreland setback, 150' in this case. At its closest point, Street
A is located 70' from the Howard Lake OHW. Section
1104.403 (2) also states, "If no alternative exists, they may be
placed within these areas, and shall be designed to minimize
adverse impacts." In this case, the location of Street A is
determined by the street location in Stemmer Ridge, the
approved access point onto CSAH 17 and the existing lots to
the south. The applicant has moved the street as far away from
the OHW as possible, and is proposing several trees along this
segment of road to minimize the impact.
Street B is located on the north side of Street A, and provides
access to the Schneider property to the north. This street is
also designed as a local street with a 50' wide right-of-way and
a 32' wide surface.
Street C is located on the south side of Street A, and is an
extension of Palomino Street as platted in the Autumn Acres
subdivision to the south. Street C is designed as a local street
with a 60' wide right-of-way and a 32' wide surface.
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The access onto CSAH 17 from Street A requires a permit
from Scott County. To allow this access, the County is
requiring the removal of the access at 165th Street to the south.
The developer has agreed to remove this access point and
provide a cul-de-sac at the west end of 165th Street. The
developer must also construct Palomino Street from Street A to
165th Street. This plan is complicated by the fact that 165th
Street and Palomino Street are currently located outside of the
City limits. The developer will need to obtain written
permission from Spring Lake Township to complete this work.
The City will include the costs for construction of these roads
in the development contract.
Sidewalks/Trails: The plan includes a trail on the north side
of Street A.
Parks: There is no parkland included within this plat. A
neighborhood park is located adjacent to this property within
the Stemmer Ridge development to the east. The parkland
dedication requirements for this plat will be satisfied by a cash
dedication in lieu of land.
Sanitary Sewer/Water Mains: Sanitary sewer and water
mains will be extended from the utilities to be located within
the Stemmer Ridge development.
Storm Sewer: The plan directs the runoff from a portion of
the site to the NURP ponds located in Outlot C at the northeast
comer of the site. These ponds will also accommodate the
runoff from Stemmer Ridge and Berens Woods. Arcon
Development will be developing all three subdivisions. Runoff
from the west side of the plat will be directed to a pond located
in Outlot A at the northwest comer of the site. The City and
the Prior Lake/Spring Lake Watershed District are currently
reviewing this plan.
.Densi,ty: The development proposes 33 single family units.
The gross density in this plan is 1.34 units per acre. The
proposed density is consistent with the 3.63 units per acre
permitted in the R-1 Use District.
Landscaping: Single family developments require at least 2
front yard trees per lot. The developer has provided a plan
showing at least 4 trees per lot.
Tree Replacement: The applicant has not submitted a tree
inventory; however, 2003 aerial photographs of the site do not
show any existing trees.
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,ISSUES:
,CONCLUSION:
Fees and Assessment: This development will be subject to the
standard development fees. In addition, the development will
be subject to a lateral assessment for the extension of sewer to
the site.
The applicant proposes to subdivide the property into 33 lots
for single family dwellings. All of the lots meet the minimum
lot area and lot width requirements.
The overall layout of the plat appears appropriate, given the
constraints of the site. In the memorandum dated April 6,
2005, the City Engineer has identified several design issues.
These issues must be addressed prior to final plat approval, and
in some cases, prior to any grading on the site.
The preliminary plat application will comply with relevant
ordinance provisions and City standards, provided the
following conditions of approval are met:
1. A final plat for this site will not be approved until the final
plat for Stemmer Ridge has been approved.
2. The developer must obtain written permission from Spring
Lake Township for the construction of the 165th Street cul-
de-sac and Palomino Street prior to final plat approval.
Any temporary easements or permanent right-of-way from
adjacent residents must be obtained prior to final plat
approval.
3. All necessary permits from Scott County must be obtained
prior to any grading on the site.
4. The wetland boundaries and proposed buffers must be
shown. All wetland areas shall be shown in drainage and
utility easements if they are not contained in outlots to be
dedicated to the City.
5. All buffers shall be shown in drainage and utility easements
or have conservation easement documents filed
concurrently with final plat approval.
6. Buffer monurnentation shouM be shown on plans.
7. The Grading Plan must be revised as follows:
a. Show 100-year back yard elevation for DA-2p to ensure
that lowest opening of existing structures is 2feet above
100-year elevation south of lots 5-8 block 4.
Additionally show the boundary of the 2, 10 and ! O0-
year events for existing and proposed conditions to
ensure that existing properties are not ponding
additional water during these events.
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b. Submit revised grading plan for plat.
c. Provide paved pond maintenance accesses as required.
d. Scott County Highway Department approval is required
for discharge into CR 17 ditch.
e. No grading shall be permitted prior to preliminary plat
or grading permit approval.
f. Submit a copy of soil borings to City.
g. Provide riprap at outlets as required in Prior Lake
P WDM.
h. All lowest openings for houses shall be 2feet above
EOF 's.
i. Basement for lot 1 block 1 must be 2feet above l O0-
year elevation.
j. Although not adjacent to pond, lots immediately across
street from pond should have minimum basements
above the NWL of the pond
8. NPDES permit and SWPPP will be required prior to
grading.
9. Submit final storm sewer calculations with final plat.
10. Final utility plans will be reviewed upon submittal of plans
and profile sheets with final plat. The following provisions
must be included on these plans:
a. Storm sewer in back of lots 7-10 block 4 should be
placed in easements. A minimum of 20-foot wide
drainage and utility easement shall be provided for all
storm sewer in side yards.
b. Automatic flushing hydrant may be required for dead
end watermain on street A.
c. Watermain in street A shall be 24-inch DIP. City will
pay oversizing from 8-inch watermain.
d. City may require installation of a raw water line for
future well connections. The developer shall be
reimbursed for this cost.
e. End sanitary sewer at south edge of plat on Street C.
f. 8-inch watermain shall be extended down Street C to
the intersection of l 65th Street East.
g. Provide additional information regarding extension of
utilities across CR 17.
ho
Sanitary sewer invert at north end of Street B should be
lowered to 960.
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FISCAL IMPACTS:
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
There is no budget impact as a result of this action. Approval
of the project will facilitate the development of the area and
increase the City tax base.
The City Council has three altematives for action on the
application:
1. Adopt a resolution approving the Preliminary Plat for this
development subject to the listed conditions, with the
finding that the preliminary plat is consistent with the intent
and purpose of the Zoning and Subdivision Ordinances.
2. Deny the Preliminary Plat on the basis that it is inconsistent
with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case,
the Council should direct the staff to prepare a resolution
with findings of fact based in the record for the denial of
these requests.
3. Defer consideration of this item and provide staff with
specific direction.
The Planning Commission and staff recommend Alternative
# 1. This action requires the following motion:
A motion and second adopting a resolution approving a
Preliminary Plat~l~ be known as Belmont Estates, subject to
Frank B~/~2i~ Manager
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 05-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF "BELMONT ESTATES"
SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY: SECOND BY:
WHEREAS:
The Prior Lake Planning Commission conducted a public hearing on April 11, 2005, to consider an
application from Arcon Development, Inc. for the preliminary plat of Belmont Estates; 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 Belmont Estates for the record at the public hearing conducted by the
Planning Commission; and
WHEREAS:
The Planning Commission and City Council have 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 Prior Lake City Council considered an application for preliminary plat approval of Berens Woods on
May 2, 2005; and
WHEREAS: The City Council has the authority to impose reasonable conditions on a preliminary plat.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE, MINNESOTA:
A. The
B. The
1.
2.
,
,
.
www. cityofpriorlake, com
1:\05 tiles\05 subdivision\Ob prelim plat~elmonJke..~at~e~s~l~ak~s~olqtzo~n.clo~c-
~'none vDz.~/.~zso / l-ax 9bZ.447.4245
above recitals are incorporated herein as if fully set forth.
preliminary plat of Belmont Estates is approved subject to the following conditions:
A final plat for this site will not be approved until the final plat for Stemmer Ridge has been approved.
The developer must obtain written permission from Spdng Lake Township for the construction of the 165th Street cul-
de-sac and Palomino Street prior to final plat approval. Any temporary easements or permanent right-of-way from
adjacent residents must be obtained prior to final plat approval.
All necessary permits from Scott County must be obtained prior to any grading on the site.
The wetland boundaries and proposed buffers must be shown. All wetland areas shall be shown in drainage and
utility easements if they are not contained in outlots to be dedicated to the City.
All buffers shall be shown in drainage and utility easements or have conservation easement documents filed
concurrently with final plat approval.
Buffer monumentation should be shown on plans.
The Grading Plan must be revised as follows:
Page
a. Show 100-year back yard elevation for DA-2p to ensure that lowest opening of existing structures is 2 feet above
100-year elevation south of lots 5-8 block 4. Additionally show the boundary of the 2, 10 and 100-year events for
existing and proposed conditions to ensure that existing properties are not ponding additional water during these
events.
b. Submit revised grading plan for plat.
c. Provide paved pond maintenance accesses as required.
d. Scott County Highway Department approval is required for discharge into CR 17 ditch.
e. No grading shall be permitted pdor to preliminary plat or grading permit approval.
f. Submit a copy of soil borings to City.
g. Provide riprap at outlets as required in Pdor Lake PWDM.
h. All lowest openings for houses shall be 2 feet above EOF's.
i. Basement for lot 1 block 1 must be 2 feet above 100-year elevation.
j. Although not adjacent to pond, lots immediately across street from pond should have minimum basements above
the NWL of the pond.
8. NPDES permit and SWPPP will be required pdor to grading.
9. Submit final storm sewer calculations with final plat.
10. Final utility plans will be reviewed upon submittal of plans and profile sheets with final plat. The following provisions
must be included on these plans:
a. Storm sewer in back of lots 7-10 block 4 should be placed in easements. A minimum of 20-foot wide drainage
and utility easement shall be provided for all storm sewer in side yards.
b. Automatic flushing hydrant may be required for dead end watermain on street A.
c. Watermain in street A shall be 24-inch DIP. City will pay oversizing from 8-inch watermain.
d. City may require installation of a raw water line for future well connections. The developer shall be reimbursed
for this cost.
e. End sanitary sewer at south edge of plat on Street C.
f. 8-inch watermain shall be extended down Street C to the intersection of 165th Street East.
g. Provide additional information regarding extension of utilities across CR 17.
h. Sanitary sewer invert at north end of Street B should be lowered to 960.
Passed and adopted this 2nd day of May, 2005.
YES NO
Haugen Haugen
Fleming Fleming
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
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Page 2
PLANNING COMMISSION MEETING MINUTES
Planning Commission Meeting
April 11, 2005
B
* for developer- How many single family dwel and numbers of
types of housing? Goodroad responded 113 to 5 detached single family
unl
· There more carefully managed than in Minnesota. There
are lots rules and mandates. Staff is very with those rules and
miti
· We will be at this again and monitored.
· Will support.
Lemke:
· Fellow Commissi{
is now part of the City.
· The R-1 designation is
· Support.
echo{
concerns. The land has been annexed and
density and appropriate.
Perez: · This land needs a
· Approve.
with staff.
Stamson:
· Agreed with aners and staff.
· This is the st designation for the property.~
·Support/
MOTION B~ §~ ~AD, SECOND BY BILLINGTOI~ RECOMMENDING
APPROVA/E OF THE COMPREHENSIVE PLAN AMENDMENT TO THE R-L/M,
LOW TO}~/IEDIUM DENSITY RESIDENTIAL DESIGNA~IXI, ON.
/
Vote t~en indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on May 2, 2005.
B. #EP 05-126 Arcon Development has submitted an application for a
preliminary plat consisting of 25.68 acres of land to be subdivided into 34 lots for
single family homes. This property is located east of Marshall Road/Co. Rd. 17 and
north of 165th Street East.
Planning Director Jane Kansier presented the staff report dated April 11, 2005, on file in
the office of the City Planning Department.
Arcon Development has applied for approval of a development to be known as Belmont
Estates on the property located north of 165th Street and CSAH 12, east of Marschall
Road, south and west of Howard Lake, and directly west of the Stemmer Ridge
development. The application is a request for approval of a preliminary plat consisting of
24.55 acres to be Subdivided into 33 lots for single family dwellings.
L:\05 FILES\05 PLAN COMMISSION~05 MINUTEShMN041105.doc
Planning Commission Meeting
April 11, 2005
The overall layout of the plat appears appropriate, given the constraints of the site. In the
memorandum dated April 6, 2005, the City Engineer has identified several design issues.
These issues must be addressed prior to final plat approval, and in some cases, prior to
any grading on the site.
The preliminary plat application will comply with relevant ordinance provisions and City
standards, provided all the conditions of approval are met. The Planning staff
recommends approval of the preliminary plat subject to the following conditions:
1. A final plat for this site will not be approved until the final plat for Stemmer Ridge
has been approved.
2. The developer must obtain written permission from Spring Lake Township for the
construction of the 165th Street cul-de-sac and Palomino Street prior to final plat
approval. Any temporary easements or permanent right-of-way from adjacent
residents must be obtained prior to final plat approval.
3. All necessary permits from Scott County must be obtained prior to any grading on the
site.
4. The wetland boundaries and proposed buffers must be shown. All wetland areas
shall be shown in drainage and utility easements if they are not contained in outlots
to be dedicated to the City.
5. All buffers shall be shown in drainage and utility easements or have conservation
easement documents filed concurrently with final plat approval.
6. Buffer monumentation should be shown on plans.
7. The Grading Plan must be revised as follows:
a. Show 100-year back yard elevation for DA-2p to ensure that lowest opening of
existing structures is 2feet above 100-year elevation south of lots 5-8 block 4.
Additionally show the boundary of the 2, !0 and 100-year events for existing and
proposed conditions to ensure that existing properties are not ponding additional
water during these events.
b. Submit revised grading plan for plat.
c. Provide paved pond maintenance accesses as required.
d. Scott County Highway Department approval is required for discharge into CR 17
ditch.
e. No grading shall be permittedprior to preliminaryplat or grading permit
approval.
f Submit a copy of soil borings to City.
g. Provide riprap at outlets as required in Prior Lake PWDM.
h. All lowest openings for houses shah be 2feet above EOF's.
i. Basement for lot 1 block 1 must be 2feet above l O0-year elevation.
j. Although not adjacent to pond, lots immediately across street from pond should
have minimum basements above the NWL of the pond.
8. NPDES permit and SWPPP will be required prior to grading.
9. Subrnit final storm sewer calculations with final plat.
10. Final utility plans will be reviewed upon submittal of plans and profile sheets with
final plat. The followingprovisions must be included on these plans:
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Planning Commission Meeting
April 11, 2005
a. Storm sewer in back of lots 7-10 block 4 should be placed in easements. A
minimum of 20-foot wide drainage and utility easement shall be provided for all
storm sewer in side yards.
b. Automatic flushing hydrant may be required for dead end watermain on street A.
c. Watermain in street A shah be 24-inch DIP. City will pay over sizing from 8-inch
watermain.
d. City may require installation ora raw water line for future well connections. The
developer shah be reimbursed for this cost.
e. End sanitary sewer at south edge of plat on Street C.
f &inch watermain shah be extended down Street C to the intersection ofl65th
Street East.
g. Provide additional information regarding extension of utilities across CR 17.
h. Sanitary sewer invert at north end of Street B should be lowered to 960.
Questions from Commissioners:
Stamson questioned why staff requested the cul-de-sac in Berens Woods be connected
with Street A? Kansier responded they did not want to disturb the wetland.
Stamson questioned Street B and Palomino Drive design- Albrecht explained the
shoreland and wetland areas and didn't feel it was a proper extension. Another concern is
for services to the north. This was the best access. Stamson agreed.
Lemke questioned Street C and D access. Albrecht said they are locked into Street C and
explained the spring-time drainage issues and the outlet. The developer is in the process
of working with a solution. The goal is not to impact the residents.
Ringstad questioned why the City is paying for the oversize watermain. Albrecht said the
development is only required to have an 8 inch watermain. However, in the future the
City will have a well to the west and it would be one of the trunk arterial lines supplying
water from potential wells in the area.
Billington questioned the current time frame for Stemmer Ridge development. Kansier
responded the developer has submitted information and suspects that all three
developments will start at one time. Once they are all approved they can begin
construction which would be better for the existing neighborhood. Probably start this
summer.
Comments from the Public:
Dustin Kern, Arcon Development, said staff did a wonderful job with the project. A few
issues have to be worked out however the engineers are working on staff's concerns.
Arcon took over this project a few weeks ago and are now the fee owners. They will still
meet with the neighbors. Kern did not see any particular engineering problems.
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Planning Commission Meeting
~4pri111, 2005
Paul Hofslien, 1896 165th Street East, stated he was concerned about the drainage and
looks forward to the neighborhood meeting.
The meeting closed at 7:15 p.m.
Comments from the Commissioners:
Perez:
·
The project sounds encouraging from staff and the developer. There is no impact
to the wetlands. The densities are well below the maximum for the zoning
designation.
Questioned staff on minimizing the adverse impacts with the shoreland and
wondered if there was anything different that could be done with the trees?
Albrecht responded the way Berens Woods and this development are laid out
actually minimizing things greatly. Trails give the development bigger natural
buffers. The property to the north will not be disturbed. Disturbing the area as
little as possible is the best way to not impact. The developer is also proposing
ponding that meets and exceeds the City's requirements.
· For the most part this should be a minor impact to the shoreland area.
· Approve.
Lemke:
· Initially thought this might be premature however if the talented staff is
comfortable moving forward with the preliminary plat, than I am comfortable.
· The developer has taken a lot of steps to address the concerns of the residents.
· Approve.
Billington: · There has been more than reasonable diligence with the management of the
issues.
· Support.
Ringstad: · Support.
· Thought there may be comments with the cul-de-sac. Glad to see Arcon is going
above and beyond the requirements with the wetland plan.
· Agreed with comments from fellow Commissioners.
Stamson:
· Agreed with all. It is an appropriate design for the area. It meets the land use
criteria.
· Concern with Street B to the north.
· Support and recommend approval to the Council.
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Planning Commission Meeting
April 11, 2005
MOTION BY PEREZ, SECOND BY LEMKE, RECOMMENDING APPROVAL OF A
PRELIMINARY PLAT TO BE KNOWN AS BELMONT ESTATES SUBJECT TO
THE LISTED CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before the City Council on May 2, 2005.
C. 05-135 Greystone Industrial Condos has applied fo: application for a
Corn al Use Permit to allow outdoor storage in the I-1 teral Industrial)
Zoning in the Deerfield Industrial Park.
Planning
on file in the offi,
Danette Moore presented the
City Planning Department.
dated April 11, 2005,
Greystone
outdoor storage on a site 1.
within the Deerfield Indm
18,576 square foot structure
determined use.
has applied for a use permit to allow
ated south and west of Revere Way,
Park. Currently site is vacant. The site plan shows an
,osed to landscaping, auto body, and yet to be
Overall, staff believes the outdoor
district provided conditions of approval
report, staff recommends approval of'
above-listed criteria, the Planning st
consistent with the intent of the I-1 use
met. Based upon the findings set forth in this
Use Permit. In order to meet the
the following conditions:
1. The applicant shall record Permit at Scott County no later than
60 days after City Council
2. A plan must be provided details the materi~ ,sed for the construction of the
gates to the fenced areas.
3. A zoning permit shall : issued prior to the installatioXflxof the fence.
4. All vehicles within~.~ outdoor storage area must be lice~ed and registered.
5. The plan must be ~.viI :d to show all outdoor storage ,grou.t~ surfaces as paved.
6. A sign permit apj/lical on must be submitted to the City priol~{o the installation of any
signage on the/~fte.,
7. All parking slIfces located beyond the enclosed outside storage a~a shall be for
customer an~ employee parking only.
8. Revise ~ .aefiSlans to address comments detailed in the City Engineers)~fil 7, 2005
memo./. .
9. Prior to ~,ite plan approval, the applicant shall submit revised plans reflectil~g plan
chan and conditions as indicated. . ...... _~_
10. All )ns listed in Section 1102.1503(8) of the Zoning Ordinance shall be met.
L:\05 FILES\05 PLAN COMMISSION~05 MINUTESWIN041105.doc
Location Map
Belmont Estates Preliminary Plat
Berens Woo~ ts
Preliminary lat
Belmont Estates
Stemmer
Ridge
500 0 500 1000 Feet
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.I~'7__~_W A~ ZO IH~IW A____INIgO0 IIOOS
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I
·
DATE: April 6, 2005
TO: Danette Moore, Planning Coordinator
FROM: Steve Albrecht, City Engineer
CC:
Bud Osmundson, Public Works Director
Jane Kansier, Planning Director
Larry Poppler, Assistant City Engineer
RE:
Belmont Estates (04-34)
The Engineering Department has reviewed the preliminary plat for the above referenced
project and we have the following comments:
General Comments:
1) Show City Project No. 04-34 on all sheets.
2) Scott County Highway Department approval is required for access and work on
CR 17.
3) Spring Lake Township approval required for new access location. Temporary
easements and permanent ROW from adjacent residents on 165th Street
required for new cul-de-sac.
Preliminary Plat
1) Show wetland boundaries and proposed buffers.
2) All wetland areas shall be shown in drainage and utility easements if they are not
contained in outlots to be dedicated to the City.
3) All buffers shall be shown in drainage and utility easements or have conservation
easement documents filed concurrently with final plat approval.
4) Buffer monumentation should be shown on plans.
Grading Plan
1) Show 100-year back yard elevation for DA-2p to ensure that lowest opening of
existing structures is 2 feet above 100-year elevation south of lots 5-8 block 4.
Additionally show the boundary of the 2, 10 and 100-year events for existing and
proposed conditions to ensure that existing properties are not ponding additional
water during these events.
2) Submit revised grading plan for plat.
3) Provide paved pond maintenance accesses as required.
4) Scott County Highway Department approval is required for discharge into CR 17
ditch.
L:\05 FILES\05 SUBDIVISIONS05 PRELIM PLAT~Belmont Estates~Review 1 040605.DOC
5) No grading shall be permitted prior to preliminary plat or grading permit approval.
6) Submit a copy of soil borings to City.
7) Provide riprap at outlets as required in Prior Lake PWDM.
8) All lowest openings for houses shall be 2 feet above EOF's.
9) Basement for lot 1 block 1 must be 2 feet above 100-year elevation.
10) Although not adjacent to pond, lots immediately across street from pond should
have minimum basements above the NWL of the pond.
Erosion Control Plan
1) NPDES permit and SWPPP will be required prior to grading.
Utility
l)
2)
3)
4)
5)
6)
7)
8)
9)
10)
Plan
Final utility plans will be reviewed upon submittal of plans and profile sheets with
final plat.
Submit final storm sewer calculations with final plat.
Storm sewer in back of lots 7-10 block 4 should be placed in easements. A
minimum of 20-foot wide drainage and utility easement shall be provided for all
storm sewer in side yards.
Automatic flushing hydrant may be required for dead end watermain on street A.
Watermain in street A shall be 24-inch DIP. City will pay oversizing from 8-inch
watermain.
City may require installation of a raw water line for future well connections. The
developer shall be reimbursed for this cost.
End sanitary sewer at south edge of plat on Street C.
8-inch watermain shall be extended down Street C to the intersection of 165th
Street East.
Provide additional information regarding extension of utilities across CR 17.
Sanitary sewer invert at north end of Street B should be lowered to 960.
L:\05 FILES\05 SUBDIVISIONS05 PRELIM PLAT~Belmont Estates~Review 1 040605.DOC
Minnesota Department of Natural Resources
Central Region Waters - 1200 Warner Road, St. Paul, MN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
·
March 8, 2005
Ms. Danette Moore, DRC Coordinator
City of Prior Lake
16200 eagle Creek Avenue SE
Prior Lake, Minnesota 55372
RE: Revised Belmont Estates Preliminary Plat, Arcon Development, Howard Lake Shoreland
Dear Ms. Moore.
I reviewed the revised Belmont Estates preliminary plat and offer the following comments for consideration.
Howard Lake is a Natural Environment (NE) basin subject to the provisions of the City's shoreland zoning regulations. The ordinary
high water elevation (OHW) is 957.2'. The final plat drawings should include the DNR identification number of 70-73P, and the
OHW elevation.
The minimum lot size for non-riparian lots is 20,000 square feet. Lots 5, 6, and 7 of Block 2 are slightly short of the minimum lot area.
Adjustments should be made to bring these to the 20,000 square foot minimum. Similarly, Lots 4and 5 also are a foot short of the
required 100-foot minimum lot width.
I note that on the bottom of the plan sheet it indicates lot dimensions and areas are approximate, and that negotiations are underway
with an adjacent property owner to bring some lots in conformance with Shoreland minimums. The information in the Development
Data Table needs to be corrected. It indicates the required lot width is 86 feet, and minimumlot area 12,000 square feet. As mentioned
earlier, minimums required in Shoreland, for which most, if not all of the site is located, is 100'width and 20,000 square feet for non-
riparian sewered lots.
There is a diagonal line through lots 6 and 7 of Block 2 that is identified as "Topographical Divide/Shoreland District Boundary". It
is not clear what this is illustrating. The shoreland district extends 1000' from the OHW of Howard Lake, and can only be considered
for change by the Commissioner of DNR, and only after a request and supporting documentation from the city. This notation should
be removed from the plat drawings.
Finally, "Street A" is located within the l.~,,er" setback from the lake. Section I. '~ u-,.-,,,.o t.~.'"~ ,,r,, ,-,x of the ~"-'"- ,-, ..... a
~t~ ~- oh~,,.l..., ordinance, based
upon the state standards for shoreland, require that streets meet the structure setback unless no alternatives exist. With the proposed
plat, alternatives do exist that would keep the road at the required setback. The alternative would likely result in the reduction in the
number of lots.
The plat does not provide any information as to how stormwater willbe managed.
Thanks for the opportunity to comment on the proposed preliminary plat. If you have any questions, please call me at 651-772-7917.
Patrick J. Lynchfl;lt'r--
Area Hydrologist
DNR Information: 651-296-6157 ·
An Equal Opportunity Employer
1-888-6-,6-6367 · TTY: 651-296-5484 · 1-800-657-39~.9
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