Loading...
HomeMy WebLinkAboutMarch 28, 2005 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 REGULAR PLANNING COMMISSION AGENDA MONDAY, MARCH 28, 2005 Fire Station - City Council Chambers 6:30 p.m. 1. Call Meeting to Order: 2. Roll Call: 3. Approval of Minutes: 4. Consent Agenda: 5. Public Hearings: A. EP05-lll Arcon Development has submitted an application for approval of an amendment to the Comprehensive Plan and a Preliminary Plat of7.53 acres to be subdivided into 8 single family lots to be known as Berens Woods. This property is located north of l65th Street E and CSAH 12, east of Marschall Road and west of Stemmer Development/Spring Lake Regional Park. B. EP05-l0l Tollefson Development has submitted an application for a Preliminary Plat consisting of35.6 acres to be subdivided into 39 single family lots to be known as Maple Glen r Addition. This property is located south of Highway 13/Maple Glen Development and west of Rice Lake. 6. Old Business: 7. New Business: 8. Announcements and Correspondence: 9. Adjournment: L:\05 PILBS\OS PLAN COMMlSSION\OS AGENDAS\AG032BOS.DOC www.cityofpriorlake.com Phone 952.447.4230 I Fax 952.447.4245 PLANNING COMMISSION MINUTES MONDAY, MARCH 28, 2005 1. Call to Order: Chairman Starnson called the March 28, 2005, Planning Commission meeting to order at 6:30 p.m. Those present were Commissioners Billington, Lemke, Perez, Ringstad and Starnson, Planning Director Jane Kansier, Planning Coordinator Danette Moore, City Engineer Steve Albrecht and Recording Secretary Charlotte Green. 2. Roll Call: Billington Lemke Perez Ringstad Stamson Present Present Present Present Present 3. Approval of Minutes: The Minutes from the March 14,2005, Planning Commission meeting were approved as presented. 4. Consent: None 5. Public Hearings: Commissioner Starnson read the Public Hearing Statement and opened the meeting. A. EP05-111 Arcon Development has submitted an application for approval of an amendment to the Comprehensive Plan and a Preliminary Plat of 7.53 acres to be subdivided into 8 single family lots to be known as Berens Woods. This property is located north of 165tb Street E and CSAH 12, east of Marschall Road and west of Stemmer Development/Spring Lake Regional Park. Planning Coordinator Jane Kansier presented the planning report dated March 28, 2005, on file in the office of the City Planning Department. Arcon Development has applied for approval of a development to be known as Berens Woods on the property located north of l65th Street and CSAH 12, east of Marschall Road and Howard Lake, and directly west of the Stemmer Ridge development. The applications include the following requests: . An amendment to the 2020 Comprehensive Plan Land Use Plan Map to add the 7.53 acres and to designate this property as R-L/MD (Low to Medium Density Residential) . A preliminary plat consisting of 7.53 acres to be subdivided into 8 lots for single family dwellings. L:IOS FlLESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 1 Plalllling Commissioll Meeting March 28, 2005 Designation of the property for Low to Medium Density Residential (R-L/MD) would seem to be the appropriate designation for this property, given the nature of existing and proposed developments in contact with, or in close proximity to, the subject property. Access and visibility issues would preclude designations of commercial use and industrial uses here which would likely result in land use conflicts with adjacent properties. The Planning staff recommended approval of the proposed amendment. The preliminary plat application will comply with relevant ordinance provisions and City standards, provided all the conditions of approval are met. The Planning staff recommended approval of the preliminary plat subject to the following conditions: 1. Street A should be shifted further to the west to provide a block length greater than two lots on the properties to the east. 2. Lot 1, Block 1 and Lot 1, Block 2, as shown on the preliminary plat of Stemmer Ridge must be revised to meet the minimum lot area and frontage requirements for comer lots. This adjustment can be done at the final plat stage. 3. Potential building pads must be identified on the tree removal plan in order to clarify whether or not more than 25% of the significant caliper inches will be removed for building pads and driveways. If this results in more than 25% removal, the developer must provide a tree replacement plan. 4. An 8' wide bituminous trail must be provided along the back of Lots 1-7. This trail should run on the east end of the 30' wide buffer, although it may be possible to use the buffer in some areas to avoid tree impacts. This trail will then connect to the south across the wetland. The trail should be included in Outlot A. Provide a trail easement for future boardwalk location to be determined by City. 5. Lots 7 and 8 mnst be adjusted to meet the minimum lot width of 100' at the required 25' front setback. 6. The landscaping plan must be revised to meet the minimum front yard tree requirements as listed in Section 1005.1000 of the Subdivision Ordinance. 7. All wetland areas shall be shown in drainage and utility easements if they are not contained in outlots to be dedicated to the City. 8. All buffers shall be shown in drainage and utility easements or have conservation easement documents filed concurrently with final plat approval. 9. Buffer monumentation should be shown on plans. 10. The Grading Plan must be revised as follows: 11. Show 1 OO-year HWL elevation for all wetlands and ponds. a. Even though the lots are custom and will not be graded the grading plan must show that the proposed pad grades can be achieved. The builders may submit revised a revised grading plan with the building permit. b. All park areas eligible for land credit should be graded at 2%. Needed elevation break should occur at wetland or western edge. c. Lot 8 should be graded with development to ensure drainage and matching of grades with park. d. Grade park to drain towards wetland to eliminate catch basins in park. e. Indicate the apparent emergency overflow elevation for Howard Lake. L:IOS FILESIOS PLAN COMMISSIONlOS MINUTESIMN032805.doc 2 PIGnning Commission Meet/llg March 28, 2005 f. Submit wetland mitigation plan for all proposed impacts. g. No grading shall be permitted prior to preliminary plat or grading permit approval. h. Submit a copy of soil borings to City. 12. NPDES permit and SWPPP will be required prior to grading. 13. Final utility plans will be reviewed upon submittal of plans and profile sheets with final plat. 14. Submit final storm sewer calculations with final plat. 15. Storm sewer segments running through wetland areas may need special pipe class to prevent draining of wetland. 16. Utilities cutting across parkland are not permitted unless approved by City Engineer. a. Storm sewer across the park will be permitted to allow for minimization of ponds. However, the east west storm sewer leg across park shall be moved to north edge of park to allow for future park development. b. Sanitary sewer will be permitted along westem park boundary, as sewer would need to be 30+ feet deep in portions of Street B ROWand 40+ feet deep in portions south of Street B in Stemmer Ridge Road. Show overall plan with connection to Belmont Estates sanitary sewer. Questions from Commissioners: Stamson questioned Street A hitting the property line - Does the staff feel it is necessary for it to run off that way? The reason I ask is that it creates a block that is only two homes long. By doing that, Stemmer Ridge runs up and it becomes continuous into the next development however, these blocks are only two homes long until those streets get far enough away from each other. Albrecht responded the purpose of running it up in that direction is to establish a beginning to run along the lakeshore - the lakeshore begins to bend that way so we want to have that first tier along the lakeshore. It is going to have a little bit of depth before you get beyond two lots, but we do want to get that block width wider as soon as we can. That is a minimal block width and it gets very expensive in the future for the City to do any street repairs when we only have four lots on a street. Stamson: So the thinking is that street will curve? Albrecht: It will follow the edge of Howard Lake eventually. Starnson: That was my concern - looking at it those two streets run parallel two houses apart. Albrecht: That was our concern and it also somewhat inhibits the property to the north from developing as they are locked into some very large lake lots because the road is in said place. This will help future development and it will help us develop a better infrastructure road system. L:IOS FILESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 3 PllInning Commission Muting March 28, 2005 Dustin Kern representing Arcon Development stated Kansier did an outstanding job in over viewing the project. As she mentioned, there are a couple of things we need to do to the plan. We met with staff and will continue to do so to come to some conclusion on some of these issues. I don't see any of them as being too significant. It is a pretty small property and we are trying to do the best that we can in conforming to the ordinance and requirements. Comments from the Public: There were no comments from the public. Public hearing closed at 6:48 p.m. Comments from the Commissioners: Ringstad- Agree with Jane's comments. She answered one of my questions with respect to the tree replacement plan in the event the 25% would be altered at all by different building pad. If something was designated today as a certain building pad, and would change a year or two from now, that might change the ultimate tree replacement plan. In short, I agree with the comprehensive plan designation, with the recent annexation and also with the eight-lot preliminary plat. I will be voting for support for both of these tonight. Billington - It's a well conceived plan. I think it is thoroughly presented and see no difficulty anywhere with the permitting process - will take care of issues when they come up and will be monitored, I'm sure, very carefully by staff. Consequently, I will be supporting this. Lemke - Agreed with fellow commissioners. The land is already zoned this way because of the annexation. It needs to be done as far as the comprehensive plan and the way the eight lots are laid out make sense and I will be supporting it as well. Perez - Agree. As far as the designation, it is appropriate for this area - meets the comprehensive plan goals. The plat looks fine as long as the conditions are met. I would approve this. Stamson - This meets the comprehensive plan goals. It is a good plan for the area. As far as the plat goes, I agree with the staff - I know there needs to be a few minor changes to it, but I would be comfortable with that being taken care of before final plat. My one suggestion would be, if we are going to redo the roads a little bit, to think about the four lots on Street B and Stemmer Ridge. If we could turn them to face Street A, it might be something to think about. We don't actually have a two-lot street, it would actually end up with Street A front and back to Stemmer Ridge on Street A. Maybe Stemmer Ridge is too far along. I will support sending it to Council with our recommendation. L:IOS F1LESIOS PLAN COMMlSSIONlOS MINUTESIMN03280S.doc 4 Planllillg Commissioll Muting March 28, 2005 MOTION BY PEREZ, SECOND BY LEMKE, RECOMMENDING APPROVAL OF THE COMPREHENSIVE PLAN AMENDMENT TO THE R-L/MD DESIGNATION. Vote taken indicated ayes by all. MOTION CARRIED. MOTION BY PEREZ, SECOND BY BILLINGTON, APPROVING THE PRELIMINARY PLAT TO SUBDIVIDE 7.53 ACRES INTO 8 SINGLE FAMILY LOTS, SUBJECT TO THE LISTED CONDITIONS. Vote taken indicated ayes by all. MOTION CARRIED. This matter will go before the City Council on April 18. B. EP05-101 Tollefson Development has submitted an application for a Preliminary Plat consisting of 35.6 acres to be subdivided into 39 single family lots to be known as Maple Glen 2"d Addition. This property is located south of Highway 13/Maple Glen Development and west of Rice Lake. Planning Coordinator Danette Moore presented the staff report dated March 28,2005 on file in the office of the City Planning Department. Tollefson Development has applied for approval of a development to be known as Maple Glen 2nd Addition on the property located on the south side of Trunk Highway 13 and west of Rice Lake. The proposal calls for a single-family development consisting of 40 dwelling units on 35.6 acres. The development also proposes a public park. Revisions to the preliminary plat are required in order to meet minimum ordinance requirements. In addition, as noted in the attached memorandum from the City Engineer, the developer must refme the plans to meet Public Work Design Manual requirements. However, none of these revisions will impact the general design of the proposed plat. If the Commission feels the proposal should proceed to the Council, the staff would recommend the following conditions be attached: 1. A WetIand Replacement Plan application, along with a wetland delineation report must be submitted to the City for review and permitting prior to any grading on this site. The plan must be consistent with the requirements of the Subdivision Ordinance. 2. Revise the landscaping plan to include the proper number of subdivision trees (2 per front yard and 4 per comer lot). 3. The comments in the City Engineer's memorandum, dated March 21, 2005, must be addressed with the final plans. All utilities and roads must be constructed in conformance with the Public Works Design Manual. 4. Provide a copy of the approved Watershed District permit for this site prior to any L:IOS FlLESIOS PLAN COMMISSIONlOS MINUTESIMN03Z80S.dnc 5 P/4nlling Commission Muting March 28, 2005 grading. 5. Provide a revised Tree Inventory/Tree Preservation Plan that demonstrates how tree replacement requirements will be met. Questions from Commissioners: Starnson: I would like to ask about road connections. You discussed Maple Drive and Thornton obviously doesn't go out but there seems to be an alleyway for it there. There seems to be a lot of houses with only one way out and generally, we go out of our way to make as many connections as possible. Here it seems we have gone out of our way to not make connections. I'd like to hear more detail on the reasoning behind it. Albrecht: There is a master plan for the connection to the area- part of our access control agreement with MNDOT working on the County l2/Hwy 13 intersection called for some access management in this area. As part of that agreement, we've agreed to extend Turner Drive all the way to the east - kind of a secondary road to 13 and eventually Ida Circle will be connected and will connect all the way up to Lake Village Drive. Depending on whether there is a full intersection at County Road 12 and Highway 13, or the right-in, right-out intersection maintained at Village Lake Drive - that would be the secondary connection in that area. The developers of the project by Sunray Boulevard are working on annexation of the property that takes this portion all the way down to l80'h Street, so ultimately Sunray Boulevard will be a connection to l80'h. As far as Thorton Drive goes, MNDOT does not want to see a through connection at that location because it is so close to the County intersection that it doesn't meet their space guidelines. So when that does connect, which would be driven by the church and those residents requesting us to extend utilities in that area, to close off that access or not make a through connection because there is one driveway right off it - there is potential that one drive way would remain and the rest of them would come off of this new Thornton Avenue. Albrecht - The long-term ideal would be that Thornton would not connect with Highway 13 but just become a longer cul-de-sac. Sunray and Turner would be collector streets; actually they are both on our state aid system. Sunray will be a north-south connector, Turner won't have probably the traffic volume of a connector, but it is going to be designed to state aid standards to handle traffic becanse it is a secondary route to Highway 13 to take people up to the new market and mall. Based on some potential wetland impact, and some of the feedback from the residents living on Maple Drive, staff wanted to limit the access to Maple Drive. We will also ask them to plat access control along the church property so the church cannot access Maple Drive in that location. The church maintains their existing access off the county road on the west side of their site and they will be allowed an access on Thornton Drive. We tried to pick the shortest way to get them out to Sunray which is our collector to get that additional church traffic because during their events they are going to have significant amount of traffic on that road and the church really needs a secondary access. L:IOS FILESIOS PLAN COMMISSIONlOS MINlITESIMN03280S.doc 6 Phlllllillg Commissioll Meeting Ma,ch 28. 2005 Stamson: I'm guessing the County would like their access to eventually go away. Albrecht: They have said that access could be maintained. If Maple Drive is just a dead end cul-de-sac, the County doesn't want to have three accesses from the church. Stamson: The idea of Sunray extending south may be sooner rather than later? Albrecht: Yes. And we have indicated to the developer there will be no more final plats to the south until they have all the property to l80th filled to be able to make that connection. It has gone far enough from a safety standpoint we don't want to extend dead-end streets any further until they can make the jump to l80th. It appears they are getting the property lined up to do that. So we feel comfortable that will happen in the near future. Todd Bodem from Tollefson Development said staff pretty much covered everything he would be saying. It is a natural progression of how the development is going, and they are working towards a third addition Albrecht: I will expand a little more on Maple Drive since I think we have some residents from that area. There is one other issue there. Because it will be a city street connecting to a township road, we have certain precautions we need to make. One is that the city staff will work with the township to enter into some kind of a maintenance agreement. We have to use their street to access our street. It may end up that the city plows that whole portion as part of our maintenance. We will work with the County on that. Second, is the establishment of securities from Tollefson Development. Prior to them doing any work in that area, we will get securities from them to guarantee any impact to that road during our construction - we will try to limit their activity to them corning from the other part of their site. They will have to do some construction off that road, however, we will make sure the township is comfortable with the amount of security we get as part of our Letter of Credit to protect the road during construction. I am sure those residents are concerned - a city project being on an extension of their township road - whose going to pay for it if their road gets beaten up during that project? Staffwill be addressing that with the Town Board as this moves forward. Stamson questioned Maple Drive status. Albrecht: The utilities and our street would be extended to their road and it would be up to the residents of that road - they will not be in the city - so it is up to them to request utilities be extended down Maple Drive. That would be a petition request. The city has no plans to push utilities down that road. Comments from the Public: John Gessner, 3091 Maple Drive, said he would like to thank the staff for taking into consideration the neighbor's requests from the last meeting, especially not having access through Maple Drive to the church or to the other roads. At the same time the residents L:IOS FILESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 7 Pl4nlling Commissum Medillg March 28, 2005 have a concern about the impact to their road. Maple Drive was just paved with a significant cost to each resident. Any damage to the road is a concern. Also, with the extra houses at the end, there will be more traffic impacting the neighborhood. Gessner went on to explain if the road needs to be widened, there would be an impact to all of the yards, which would require mature trees to be removed. Any trees removed will impact the remaining trees as far as wind damage and things like that. All of which they have experienced in the past. Gessner brought up the water runoff and utilities. Some of the residents have replaced septic tanks recently and to have sewer and water come through now would be a cost concern for them. Others have septic systems that need to be replaced and would like to see sewer and water come through. Gessner felt there are pros and cons to both. The neighbors are concemed they would have to pay for septics to be done now and then in the very near future, have utilities come through and end up paying twice. Again, not have access to the church and not having a through street was a huge concern and they appreciated stafftaking that into consideration. Tim Whitmore, 3110 Maple Drive, thanked the developer for cul-de-sacing the road. Questioned if there was any way they could get a ball park figure on what it would cost to bring in city sewer and water as part of this project? Then we can mull it around as a group of neighbors and kind of figure that out. Or is that out of the question as part of this project? Albrecht responded that would be a separate project. This is a privately funded development project so any extension of utilities onto your street would have to be petitioned to the City for a project like that. The first thing to deal with is annexation. Would have to be a city resident to have those services. That would be the first issue. Then, if you're interested in it, you could petition the Council and they would authorize staff to do a feasibility study to could get some accurate numbers rather than just throwing out numbers. That is an option you could pursue. Whitmore asked if there was any savings in costs if the project is done at the same time. Albrecht said "not really". The developer is going to pay to stub the utilities to the street. Any costs of bringing utilities down your street, in front of your houses would be born by the residents of Maple Drive. The developer will extend the utilities as far as he would regardless of whether the city was going down your street or not. Kansier also pointed out if residents negotiated with developer, all the City would need to do is annex the area. Albrecht said the developer would have to have every resident on the street in agreement. Bodem stated it would be a huge expense. It is a big advantage to even have the services brought this far. L:IOS FILESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 8 Plalllling Commissioll Meeting March 28, 2005 Tim Kridera, 17776 Wedgewood Lane said a lot of drainage comes in to their lot and had concerns with the additional asphalt runoffwill drain and become worse. Albrecht responded the developers are proposing to leave that drainage. The city is working with them right now understanding there are properties that could be impacted. Kathy Schmitz, 3131 Maple Drive, questioned if the neighboring residents go on city sewer and water, could they continue to use wells or would they have to cap them. Kansier responded the wells would have to be capped for potable water, but could be used for irrigation, etc. However, to serve the drinking water or water inside the homes it would have to be tapped into the city services. Albrecht said the townships and city does have plans for what wells can be used for. Commissioner Starnson closed the public hearing at 7:16 p.m. Comments from the Commissioners: Lemke: Looks like this is a well thought-out development. Appreciate residents coming with their concerns and it looks like those issues have been addressed. Damage to road would be covered; water and utilities would be at the residents' request. Will support. Perez: Agreed with Lemke, there seems to be only a few issues and they are minor to get to requirements. Looks like they will be met. Approve. Billington: It is an excellent project. Had concerns about wetland. Albrecht said this project dodges the wetlands pretty well. Not letting developer dump discharge onto other properties. The city and developer work closely with the Watershed District. There are some issues but nothing that we can't get through. Billington continued stating the project will be well managed. Sounds like the drainage will be controlled. Will approve. Ringstad: Questioned the Wetland Mitigation Plan. Albrecht responded the Wetland Mitigation Plan is processed under the Wetland Conservation Act. The City of Prior Lake is actually the LGU for that. It is our job to enforce the act and manage it in Prior Lake. The process is also required to get permits. As part of the city's review process we have the DNR, BOWSER, the Soil and Water Service and the Corp of Engineers review this and make a recommendation to our Council to approve or not. The idea of the law is to minimize impact. At this point, did not see any reason why this project wouldn't be approved. Ringstad: With respect to Maple Drive recently being redone - Would take photos of the street before and after just in case there is damage. Regarding the drainage on Lot 12 - staffhas worked with this before and is very aware of the drainage issues. With a new L:IOS FILESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 9 Phlnllillg Commissum Meeting March 28, 2005 development there will be no adverse impact on the surrounding areas. Looks like well planned development. Will support. Stamson: My sole initial concern was with access points and traffic patterns. Staff looks like it meets with bigger area not just this small development. Overall, it is well thought out. Will support. Perez: Commend developer for working with staff and the neighbors. It makes it a smoother process to deal with issues before hand. MOTION BY BILLINGTON, SECOND BY RINGSTAD, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT SUBJECT TO THE LISTED CONDITIONS. Vote taken indicated ayes by all. MOTION CARRIED. This matter will go before the City Council on April 18. 6. Old Business: None 7. New Business: A. Consider 2006-2010 Capital Improvement Program. Planning Director Jane Kansier presented the staff report dated March 28, 2005, on file in the office of the City Planning Department. Minnesota Statutes provides that all proposed capital improvements be reviewed by the Planning Commission for consistency with the Comprehensive Plan. Attached is a draft of the proposed 2006-2010 Capital Improvement Program (CIP). The surrnnary describes the CIP process and the funding sources available to the City and expected to be used in paying for the individual projects. The budget for the projects within the 5 year CIP totals 47.455 million dollars. This is a 10 million decrease from the 2005-2009 CIP. Kansier reviewed the project and explained the rescheduled projects. Comments from the Commissioners: Starnson questioned the satellite fire station/ladder platform truck for 2006 - Albrecht responded the truck was $5000,000 to $600,000 and believe it is Jeffers Pond satellite station. Stamson questioned the Brooksville Hills street reconstruction. Albrecht said it is the area immediately to the west of the treatment plant site. East of the Itasca neighborhood. L:IOS FILESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 10 Plallllillg Commissioll Meetillg March 28, 2005 Stamson questioned the athletic field complex improvements in 2009. Kansier responded it is new adult athletic field complex. It will be a referendum bond. It is a signal the city is looking at and planning for but before we can actually do it, the city will have to go through the bond referendum process. There was a brief discussion on the area around the newly annexed area around Campbell Lake. Ringstad questioned the County Road 82 transportation improvement plan. Albrecht said that would be a county project. The project itselfwill not start until 2006 for our schedule. Lemke questioned the $10 Million decrease - is that where projects were eliminated? Or was money spent early. Albrecht explained the city borrowed ahead 'on our State aid money. Notice there will not be street reconstruction projects every year, we will skip the next two years - it is because State funding is not available to match our money. Some of the projects have been dropped for now because the funding will not be there. MOTION BY BILLINGTON, SECOND BY LEMKE, RECOMMENDING APPROVAL OF THE CIP SUMMARY AS PRESENTED. Vote taken indicated ayes by all. MOTION CARRIED. This item is temporarily scheduled for the fIrst week in May. 8. Announcements and Correspondence: Lemke noted he was at a Watershed meeting and one of their recommendations was that roads not be curbed and guttered near the lake as it provides a channel for water to get to the lake quicker. What is it that drives the city to require curb and gutter when it's near the lake. Albrecht responded there are two ways the city approaches that - In the past when a street was curbed and guttered a direct conduitto the lake was created. The City actually installs high-tech manhole covers filtering much of the sedimentation. The second is the life ofthe street - one of the drawbacks of having a ruraI section street (without curb and gutter) is a lot of saturation along the road. The road life is substantially reduced. The road breaks up on the edges much quicker. From a long-term facility maintenance, the City has made a decision to invest in curb and gutter. The streets will last longer. However, we do spend a considerable amount of money dealing with the increased conduit water and treating it before it goes into the lake. The City worked out a system with the Watershed District that seems to work pretty good on the reconstruction projects. L:IOS FILES\OS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 11 Planning Commission Meeting March 28, 2005 9. Adjournment: The meeting adjourned at 7:35 p.m. Charlotte Green Connie Carlson Recording Secretaries L:IOS FlLESIOS PLAN COMMISSIONlOS MINUTESIMN03280S.doc 12