HomeMy WebLinkAbout9A Haven Ridge Preplat Report
4646 Dakota Street SE
Prior Lake, MN 55372
CITY COUNCIL AGENDA REPORT
MEETING DATE: JULY 10, 2017
AGENDA #: 9A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM:
CONSIDER APPROVAL OF A RESOLUTION APPROVING THE PRE-
LIMINARY PLAT AND PRELIMINARY PLANNED UNIT DEVELOP-
MENT PLAN FOR HAVEN RIDGE
DISCUSSION: Introduction
M/I Homes, on behalf of the property owner, has applied for approval of
a Preliminary Plat and Preliminary Planned Unit Development (PUD) Plan
known as Haven Ridge, to be developed as a 133-lot, low density resi-
dential subdivision. The subject site is located north of County Highway
42 and east of County Highway 18. (see attached map)
History
M/I Homes submitted a concept plan to the City of Prior Lake in early
2017. The Planning Commission and City Council provided feedback on
the concept plan and M/I Homes has since moved forward with this cur-
rent Preliminary Plat and PUD application. The Planning Commission
held a public hearing on June 19, 2017 and received several comments
from the public (see attached minutes of the meeting). The main com-
ments highlighted concerns with tree removals/screening and drainage.
Current Circumstances
The current proposal calls for a 133-lot single family subdivision and PUD
on the site with a mix of housing product types and lot sizes. The area
encompasses land with wooded and open areas, large electric and natu-
ral gas utility easements and two wetlands.
The following paragraphs outline the physical characteristics of the exist-
ing site, the Comprehensive Plan and zoning designations, and a descrip-
tion of some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total development site area consists of approxi-
mately 55 acres.
Topography: This area has varied topography, with elevations ranging
from the 988’ MSL along the western property line near CSAH 18 to 1050’
MSL along the Savage border to the east.
Wetlands: Two wetlands exist on the proposed site. No impacts are
proposed to the wetland areas.
2
Access: The main access to the site is currently from a single driveway
at County Hwy 18.
2030 Comprehensive Plan Designation: This property is designated
for Low Density Residential uses on the 2030 Comprehensive Plan Land
Use Map.
Zoning: The site is presently zoned R-1, Low Density Residential.
PROPOSED PLAN
Phasing: The developer expects to complete this project in two phases,
beginning in 2017 and ending in 2018 or 2019. A mixture of housing
types is proposed for construction in the first 2 phases.
Lots: The development plan calls for 133 lots to be constructed of single
family housing styles. The lot sizes range in size and product type includ-
ing 76 detached villa lots and 57 single family detached lots. Requested
PUD modifications to the typical lot minimum sizes and widths are as fol-
lows:
Min. Lot Area Min. Lot Width
Villa Lots 5,650 sq. ft. proposed
(12,000 sq. ft. required)
50 feet proposed
(86 feet required)
Multi-Story
Single Family
7,800 sq. ft. proposed
(12,000 sq. ft. required)
65 feet proposed
(86 feet required)
Density: Density of the development is based on the net area of the site,
which is approximately 36 acres. There is a total of 133 units proposed,
for an overall density of approximately 3.69 units per acre. This is con-
sistent with the density in the R-1 district.
Building Setbacks: The developer requests PUD modifications to the
building setbacks as follows:
Multi-Story Single
Family Setbacks
Required
(R-1 Zoning)
Proposed
Front 20’ 20’
Side 10’ 7.5
Rear 20’ 20’
Parks / Trails: The developer proposes parkland dedication around the
trail system that separates the Villa lots and multi-story single family lots.
Parkland is also proposed around the wetland in the southwest corner.
Villa Lots Required
(R-1 Zoning)
Proposed
Front 25’ 20’
Side 10’ 4’
Rear 25’ 20’
3
This area will serve as a future neighborhood park location for the entire
residential area.
Tree Replacement: There are many significant trees on this site, partic-
ularly along the western and eastern edges of the site. Due to the need
to install street and public utility connections throughout the ever-varying
existing topography, it is difficult to preserve many tree areas, with the
exception on the site perimeter and around the large wetland. The de-
veloper has prepared an extensive landscape plan which will incorporate
over 400 trees (1,300 inches) of replacement on the private lots, outlots
and parkland. The Planning Commission recommended that the devel-
oper increase tree replacement of 10-15% along the southern boundary
of the overhead power line areas of the site to increase screening to the
northern properties.
Access/Street: The developer proposes to connect streets to the exist-
ing Shakopee and Savage neighborhoods as well as future connections
to the south and east. Few driveways are proposed off 138th Street which
will eventually extend to a full intersection with Hwy 18 to the east.
Sanitary Sewer / Water Mains: Sanitary sewer and watermain service
will be extended from the City of Shakopee in the north (with an agree-
ment for this service) and from the existing utilities within the Kensington
Avenue right-of-way to the southeast.
Grading / Storm water: The site is very complex from a grading and
storm water perspective. The developer proposes to grade the entire site
prior to the construction of the first phase because of the street, utility,
and storm water features which are ultimately planned.
Home Owner’s Association: The developer proposes the creation of a
home owner’s association which will incorporate the commitment to
higher quality architectural materials with association maintained land-
scaping. The developer shall commit to the use of architectural standards
including stone, brick, stucco, and lap siding, non-monotony standards,
accent design features, and landscaping standards that are in addition to
the city standards for architectural design and landscaping.
Fees and Assessments: This development will be subject to the stand-
ard development fees, including park dedication and trunk street and util-
ity service charges.
Conclusion
City staff and the developer have discussed their plan and housing prod-
uct type. The product type differs in lot size and setbacks than previous
PUD developments in Prior Lake. The housing market is identifying
smaller lots with more manageable property maintenance structures and
the developer’s project plan reflects this market shift. The developer has
also hosted a neighborhood meeting to present the development plan to
nearby property owners. City staff believes the developer is identifying
unique PUD benefits within the site, including the preservation of open
space, mix of life cycle housing types and regional trail connections.
4
The developer has recently submitted plans to assure compliance with
the Public Works Design Manual requirements and City Zoning Ordi-
nance. While the City Staff is currently reviewing these plan revisions,
the staff feels these comments will not drastically alter the design of the
development plan or preliminary plat. Therefore, City staff does advise
the City Council to consider approval of the Haven Ridge Preliminary Plat
and PUD Plan with the following conditions:
1. The developer shall revise the plans per the June 12, 2017 City En-
gineering & Public Works Department Memorandum
2. The developer shall revise the plans per the June 13, 2017 City Com-
munity Development Department Memorandum
3. The developer shall increase tree replacement of 10-15% along the
southern boundary of the overhead power line areas of the site to
increase screening to the northern properties.
4. The developer shall obtain a grading permit from the City Engineering
Department prior to any grading or tree removal on the site.
5. The Developer shall obtain the required permits from other state or
local agencies prior to applicable on the site
ISSUES: PUDs provide a flexible approach to development that allows creative,
efficient and effective use of land, including the mixing of land uses. The
proposed project includes a mix of housing types and lot sizes. A PUD
tends to preserve more unique features on site and provides more open
space. The overall net housing density remains low (3.69 units per acre).
The PUD must be reviewed based on the criteria found in Section 1106
of the Zoning Ordinance. The criteria which are applicable to the Haven
Ridge PUD are discussed below:
(1) Provides a flexible approach to development which is in harmony with
the purpose and intent of the City's Comprehensive Plan and Zoning
Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use
Plan designations on the entire site. The PUD approach allows the
location of the different land uses in ways that preserve and enhance
the natural features of the site with open space areas.
(2) More creative, efficient and effective use of land, open space and
public facilities through mixing of land uses.
The proposed PUD plan clusters the residential areas, and provides
over 30% of open space on the site.
(3) Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to
connect the residential elements. HOA and public open space areas
throughout the development create a sense of place.
(4) Increase transportation options, such as walking, biking or bussing;
The plan includes a network of trails that will connect to the regional
trail system including a connection to Hwy 18, the existing regional
trail in Savage, and a future connection to the residential areas and
parkland to the south.
5
(5) Provide opportunities for life cycle housing to all ages.
The PUD plan includes a mix of housing types, including one-story
villa dwellings and detached multi-story traditional single family
homes. This mix will provide housing options to many different
buyers.
(6) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser
cost.
The development utilizes a mix of public streets that will enhance the
traffic flow of the region in both a north-south and east-west direction.
(7) Enhanced incorporation of recreational, public and open space
components in the development which may be made more useable
and be more suitably located than would otherwise be provided under
conventional development procedures. The PUD district also
encourages the developer to convey property to the public, over and
above required dedications, by allowing a portion of the density to be
transferred to other parts of the site.
The PUD incorporates preservation of open space and a greenway
corridor around the trail system.
(8) Preserves and enhances desirable site characteristics and open
space, and protection of sensitive environmental features including,
but not limited to, steep slopes, wetlands, and trees. Where
applicable, the PUD should also encourage historic preservation, re-
use and redevelopment of existing buildings.
The plan includes a regional trail corridor connection to Savage and
the residential development to the south.
(9) High quality of design compatible with surrounding land uses,
including both existing and planned.
The proposed design is compatible with the surrounding low density
residential land use. The developer shall commit to the use of archi-
tectural standards including stone, brick, stucco, and lap siding, non-
monotony standards, accent design features, and landscaping stand-
ards that are in addition to the city standards for architectural design
and landscaping.
ALTERNATIVES:
1. Motion and a second to approve a resolution approving a Prelimi-
nary Plat to be known as Haven Ridge subject to the listed condi-
tions, or others that may be added or modified by the City Council.
2. Motion and second to approve an ordinance amending the Zoning
Map to designate the property as the Haven Ridge Planned Unit
Development.
3. Motion and second to approve a Resolution adopting the Summary
of Ordinance and ordering the publication of said summary.
4. Motion and a second to deny the Preliminary Plat and Preliminary
Planned Unit Development Plan for Haven Ridge based upon find-
ings of fact.
5. Motion and a second to table this item to a future City Council meet-
ing and provide the applicant with direction on the issues that have
been discussed.
Alternatives 1, 2 and 3 (three motions required)
6
RECOMMENDED
MOTION:
ATTACHMENTS:
1. Location Map
2. Development Plans – June 27, 2017
3. Applicant Narrative
4. Engineering/Public Works Dept. Memorandum – June 12, 2017
5. Community Development Dept. Memorandum – June 13, 2017
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 17-___
A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS HAVEN RIDGE
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on June 19, 2017,
to consider a request from M/I Homes Inc. (the “Developer”), on behalf of the owners,
to approve a Preliminary Plat for the following property:
The East half of Southeast Quarter (E1/2 of SE1/4) of Section 24, Township 115,
Range 22, Scott County, Minnesota, EXCEPT the South 1319 feet thereof.
And, the North 500 feet of the West half of the Southeast Quarter (W1/2 of SE1/4)
of Section 24, Township 115, Range 22, Scott County, Minnesota, EXCEPT the West
75 feet thereof for highway purposes.
PID: 259240020 & 259240010
WHEREAS, Notice of the public hearing on said Preliminary Plat was duly published and mailed
in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission heard all persons interested in the Preliminary Plat at the
public hearing, and the Commission recommended the plat for Haven Ridge to the
City Council on a 4-0 vote subject to certain conditions; and
WHEREAS, The City Council finds that the proposed Preliminary Plat for Haven Ridge meets the
requirements of Subsections 1002.200 and 1103.200 (Preliminary Plat) of the Prior
Lake 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 City Council approves the Preliminary Plat for Haven Ridge subject to the following
conditions:
a. The developer shall revise the plans according to the June 12, 2017 City Engineering
& Public Works Dept. Memorandum.
b. The developer shall revise the plans according to the June 13, 2017 City Community
Development Dept. Memorandum.
c. The developer shall obtain a grading permit from the City Engineering Department
prior to any grading or tree removal on the site.
d. The Developer shall obtain the required permits from other state or local agencies prior
to applicable on the site.
2
3. The applicant shall submit an application for Final Plat within twelve (12) months after
approval of this Preliminary Plat.
PASSED AND ADOPTED THIS 10TH DAY OF JULY 2017.
VOTE Briggs McGuire Thompson Braid Burkart
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
Frank Boyles, City Manager
4646 Dakota Street SE
Prior Lake, MN 55372
CITY OF PRIOR LAKE
ORDINANCE NO. 117-__
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND THE
OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY: SECOND BY:
WHEREAS: M/I Homes Inc. has submitted an application for a Planned Unit Development (PUD) to
be known as Haven Ridge; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development at a public hearing on June 19, 2017; and
WHEREAS: Notice of the public hearing on said PUD has been duly published in accordance with
the applicable 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 PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Haven Ridge on July 10,
2017; and
WHEREAS: The City Council finds the PUD is compatible with the stated purposes and intent of the
Section 1106 Planned Unit Developments of the Zoning Ordinance.
The City Council of the City of Prior Lake does hereby ordain:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is hereby amended
to designate the following legally described property as the Haven Ridge Planned Unit Development
(PUD).
LEGAL DESCRIPTION:
The East half of Southeast Quarter (E1/2 of SE1/4) of Section 24, Township 115, Range 22, Scott
County, Minnesota, EXCEPT the South 1319 feet thereof.
And, the North 500 feet of the West half of the Southeast Quarter (W1/2 of SE1/4) of Section 24,
Township 115, Range 22, Scott County, Minnesota, EXCEPT the West 75 feet thereof for highway
purposes.
PID: 259240020 & 259240010
3. The Haven Ridge Planned Unit Development includes the following elements:
2
a. The PUD is a single-family development consisting of 133 lots for single family homes. The PUD
plan provides a minimum of 5.0 acres of park to be dedicated to the City.
b. The total number of units on the site will not exceed 133.
c. As part of the park development, the developer is responsible for grading, topsoil, turf
establishment and construction of the trails to the specifications provided by the City as indicated
on the approved PUD plans.
d. The elements of the plan will be as shown on the plans dated June 27, 2017, except for
modifications approved as part of the final PUD plan.
4. It hereby adopts the following findings:
a. Provides a flexible approach to development which is in harmony with the purpose and intent of
the City's Comprehensive Plan and Zoning Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan designations on the
entire site. The PUD approach allows the location of the different land uses in ways that preserve
and enhance the natural features of the site with open space areas.
b. More creative, efficient and effective use of land, open space and public facilities through mixing
of land uses.
The proposed PUD plan clusters the residential areas, and provides over 30% of open space on
the site.
c. Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect the residential elements.
HOA and public open space areas throughout the development create a sense of place.
d. Increase transportation options, such as walking, biking or bussing;
The plan includes a network of trails that will connect to the regional trail system including a
connection to Hwy 18, the existing regional trail in Savage, and a future connection to the
residential areas and parkland to the south.
e. Provide opportunities for life cycle housing to all ages.
The PUD plan includes a mix of housing types, including one-story villa dwellings and detached
multi-story traditional single family homes. This mix will provide housing options to many different
buyers.
f. Provide more efficient and effective use of streets, utilities, and public facilities that support high
quality land use development at a lesser cost.
The development utilizes a mix of public streets that will enhance the traffic flow of th e region in
both a north-south and east-west direction.
g. Enhanced incorporation of recreational, public and open space components in the development
which may be made more useable and be more suitably located than would otherwise be provided
under conventional development procedures. The PUD district also encourages the developer to
convey property to the public, over and above required dedications, by allowing a portion of the
density to be transferred to other parts of the site.
The PUD incorporates preservation of open space and a greenway corridor around the trail
system.
h. Preserves and enhances desirable site characteristics and open space, and protection of
sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees.
Where applicable, the PUD should also encourage historic preservation, re-use and
redevelopment of existing buildings.
3
The plan includes a regional trail corridor connection to Savage and the residential development
to the south.
i. High quality of design compatible with surrounding land uses, including both existing and planned.
The proposed design is compatible with the surrounding low density residential land use. The
developer shall commit to the use of architectural standards including stone, brick, stucco, and
lap siding, non-monotony standards, accent design features, and landscaping standards that are
in addition to the city standards for architectural design.
5. Final plans for the Haven Ridge Planned Unit Development are subject to the following conditions:
a. The developer shall revise the plans according to the June 12, 2017 City Engineering & Public
Works Dept. Memorandum
b. The developer shall revise the plans according to the June 13, 2017 City Community
Development Dept. Memorandum
c. The developer shall obtain a grading permit from the City Engineering Department prior to any
grading or tree removal on the site.
d. The Developer shall obtain the required permits from other state or local agencies prior to
applicable on the site
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 15th day of July, 2017.
ATTEST:
_________________________ __________________________
Frank Boyles, City Manager Kirt Briggs, Mayor
This Ordinance to be published in the Prior Lake American on the 15th day of July, 2017.
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 17-___
A RESOLUTION APPROVING THE SUMMARY OF ORDINANCE 117-__ AND ORDERING
THE PUBLICATION OF SAID SUMMARY
Motion By: Second By:
WHEREAS, In accordance with Minnesota Statute, the Planning Commission held a public
hearing regarding an amendment to Subsection 1101.700 of the Prior Lake Zoning
Ordinance, Official Zoning Map, related to the Haven Ridge Preliminary Planned Unit
Development (PUD) Plan on June 19, 2017; and
WHEREAS, The City Council has considered the advice and recommendation of the Planning
Commission, city staff reports and others pertaining to the Zoning Ordinance
amendments; and
WHEREAS, On July 10, 2017, the City Council adopted Ordinance 117-__ amending Subsection
1101.700 of the Prior Lake Zoning Ordinance; and
WHEREAS, Minnesota Statutes requires publication of an Ordinance in the official newspaper
before it becomes effective; and
WHEREAS,
WHEREAS,
Minnesota Statutes also allows the publication of a summary of an ordinance if the
City Council finds that the summary is an accurate representation of the Ordinance;
and
The City Council desires to publish a summary of the amendment to Subsection
1101.700 of the Prior Lake Zoning Ordinance relating to the Haven Ridge Preliminary
Planned Unit Development (PUD) Plan and has determined the publication of a
summary of this ordinance will meet the intent of the statute.
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. Ordinance No. 117-__ is lengthy.
3. The text of summary of Ordinance No. 117-__, attached hereto as Exhibit A, conforms to M.S.
§ 331A.01, Subd. 10, and is approved, and publication of the title and summary of the
Ordinance will clearly inform the public of the intent and effect of the Ordinance.
4. The title and summary shall be published once in the Prior Lake American in a body type no
smaller than brevier or eight-point type.
5. A complete text of the newly amended City Code will be available for inspection at City Hall
or in the Document Center on the City of Prior Lake website after July 15, 2017.
2
Passed and adopted by the Prior Lake City Council this 10TH day of July, 2017
VOTE Briggs McGuire Thompson Braid Burkart
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Frank Boyles, City Manager
3
Exhibit A
SUMMARY ORDINANCE NO. 117-___
AN ORDINANCE AMENDING SUBSECTION 1101.700, OFFICIAL ZONING MAP,
OF THE PRIOR LAKE ZONING ORDINANCE RELATING TO THE TRILLIUM COVE PRELIMINARY PLANNED
UNIT DEVELOPMENT (PUD) PLAN
The following is only a summary of Ordinance No. 117-____. The full text will available for public inspection after
May 22, 2017 by any person during regular office hours at City Hall or in the Document Center on the City of Prior
Lake Website.
SUMMARY: The Ordinance amends the Official Zoning Map for the City of Prior Lake by amending the Zoning
Use District from R-1 (Low Density Residential) to PUD (Planned Unit Development) for the following parcel
identification numbers (PIDs):
250520130, 259250272, and 259250271.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 10th Day of July, 2017.
ATTEST:
_________________________ __________________________
Frank Boyles, City Manager Kirt Briggs, Mayor
Summary Ordinance to be published in the Prior Lake American on the 15th day of July, 2017.
5800
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13625
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13850
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13829
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Scott County GIS
Ü
Haven Ridge Preliminary PUD Location Map
UPPER PRIOR LAKEGD
(904)
SPRING LAKEGD
(912.8)
LOWER PRIOR LAKEGD
(904)
PIKELAKE
NE(820.5)
MYSTICLAKE
NE
HAASLAKE
NE(907.3)
BLINDLAKE
RD(948.7)
ARTICLAKE
NE(906.7)
MARKLEYLAKE
RD( )
HOWARD LAKENE
(957.3)
CRYSTAL LAKENE
(943.3)
RICE LAKENE
(945)
CLEARY LAKENE
CAMPBELLLAKE
NE(Not Estab.)
Scott County GIS
SUBJECTPROPERTY
SUBJECTPROPERTY
SUBJECTPROPERTY
VILLA LOTS
SINGLE
PROPOSED SUMMIT
PRESERVE ADDITION
FA
M
I
L
Y
LO
T
S
AREA SUMMARY
GROSS AREA 55.25 AC
COUNTY ROW 0.86 AC
PARK 2.02 AC
CITY OUTLOTS 13.82 AC
NET AREA 38.55 AC
CITY OUTLOT SUMMARY
OUTLOT A 3.52 AC
OUTLOT D 6.61 AC
OUTLOT E 3.11 AC
OUTLOT F 0.58 AC
NET AREA 13.82 AC
DENSITY SUMMARY
133 LOTS / 38.55 AC = 3.45 LOTS/AC
00-ENG-116309-SHEET-SITE-OVERALL
9OVERALL PUD/SITE PLANI hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFHAVEN RIDGE
PRIOR LAKE, MINNESOTA
M/I HOMES
941 HILLWIND ROAD NE SUITE 300
03-02-17
NAP
NCR
Name
Reg. No.Date
Revisions
1. 3-21-17 City Comments Date
Designed
Drawn
2017 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 03-02-2017
Brian N. Molinaro
FRIDLEY, MINNESOTA 55432
2. 5-19-17 Redesign
3. 6-14-17 City Comments
PROPOSED SUMMIT
PRESERVE ADDITION
PUD - VILLA SETBACKS
FRONT 20'
SIDE 4' LIVING
4' GARAGE
CORNER @ ROW 20'
REAR 20'
LOW FLOOR 2' + HWL
LOW OPENING 2' + EOF
HWL 30'
PUD - SINGLE FAMILY SETBACKS
FRONT 25'
SIDE 7.5' LIVING
7.5' GARAGE
CORNER @ ROW 20'
REAR 20'
LOW FLOOR 2' + HWL
LOW OPENING 2' + EOF
HWL 30'
00-ENG-116309-SHEET-GRAD-OVERALL
13OVERALL GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFHAVEN RIDGE
PRIOR LAKE, MINNESOTA
M/I HOMES
941 HILLWIND ROAD NE SUITE 300
03-02-17
NAP
NCR
Name
Reg. No.Date
Revisions
1. 3-21-17 City Comments Date
Designed
Drawn
2017 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 03-02-2017
Brian N. Molinaro
FRIDLEY, MINNESOTA 55432
2. 5-19-17 Redesign
3. 6-14-17 City Comments
PROPOSED SUMMIT PRESERVE ADDITION
00-ENG-116309-SHEET-UTIL-OVERALL
24OVERALL UTILITY PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFHAVEN RIDGE
PRIOR LAKE, MINNESOTA
M/I HOMES
941 HILLWIND ROAD NE SUITE 300
03-02-17
NAP
NCR
Name
Reg. No.Date
Revisions
1. 3-21-17 City Comments Date
Designed
Drawn
2017 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
47504 03-02-2017
Brian N. Molinaro
FRIDLEY, MINNESOTA 55432
2. 5-19-17 Redesign
3. 6-14-17 City Comments
00-PLAN-116309-SHEET-LAND-2
L1LANDSCAPE PLAN
c
OFHAVEN RIDGE
PRIOR LAKE, MINNESOTA
M/I HOMES
941 HILLWIND ROAD NE SUITE 300
03-02-17Name
Reg. No.Date
Revisions
1. 3-21-17 City Comments Date
Designed
Drawn
2017 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
FRIDLEY, MINNESOTA 55432
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 2. 5-19-17 Redesign
3. 6-14-17 City Comments 2TML
TML
00-PLAN-116309-SHEET-TREE2
T1TREE PRESERVATION PLAN
c
OFHAVEN RIDGE
PRIOR LAKE, MINNESOTA
M/I HOMES
941 HILLWIND ROAD NE SUITE 300
03-02-17Name
Reg. No.Date
Revisions
1. 3-21-17 City Comments Date
Designed
Drawn
2017 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
FRIDLEY, MINNESOTA 55432
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 2. 5-19-17 Redesign
3. 6-14-17 City Comments 1TML
TML
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
Date: June 14, 2017
To: Community Development
From: Engineering Department – Larry Poppler, City Engineer
Engineering Department – Nick Monserud, Project Engineer
Public Works Department – Pete Young, Water Resources Engineer
Subject: Haven Ridge (Project #DEV17-000002)
The Engineering Department and Public Works Department have reviewed the preliminary plat
for Haven Ridge with a plan date of May 19, 2017 and we have the following comments.
Comments highlighted in bold text are of particular concern:
General
1. The final plat plans should follow the requirements of the Public Works Design Manual
(PWDM).
2. Permits from the Met Council, Minnesota Pollution Control Agency, Scott County, and
Department of Health are needed.
3. A digital copy of the plans in pdf or tif format is required prior to construction. All
drawings should use the Scott County Coordinate System.
4. Outlot G should be shown as Park.
Grading
1. Please review the grading plans for Summit Preserve and match the contours with this
approved plan. As shown there is a 4’ elevation difference.
2. Retaining walls over 4’ in height will require a retaining wall permit from the City. They
must be designed and reviewed by a Structural Engineer.
3. Retaining walls within public right-of-way and Outlots to be dedicated to the City shall
be modular block.
4. Any backyard drainage paths must be sodded and protected at the conclusion of grading
activities. Please label these areas on the grading plans and show silt fence protection.
5. Show slopes for maintained areas at no more than 4:1, unmaintained at 3:1. Areas that are
shown or seem steeper than 3:1 include: Lots 65, 66 and 67 on Street A.
6. Show construction limits in all areas (including areas adjacent to tree preservation areas).
Silt fence will also be required in these areas.
7. Proposed grading beyond property lines will require easement/agreement or revise grades
to stay within project area.
8. Provide easements for all storm sewer pipes, structures and drainage swales located
within common lots.
9. Please review roadway grades at property lines to assure proper elevations at adjacent
properties. Provide ghost plat review.
10. Show the 1006 elevation contour around BB-8742 on the grading plan.
11. Show lot corner elevations.
Utilities
1. A detail review will take place once final plat (plan and profile) has been submitted.
Below are general comments regarding the utility plans that were submitted with the
preliminary plat.
2. If Summit Preserve to the South is delayed, the water booster station will still be
necessary for Haven Ridge. It may require that the booster station be constructed
on Haven Ridge. This would require mains to be extended down CSAH 18.
3. If Summit Preserve does not develop or lags behind Haven Ridge, it will become
M/I’s responsibility to re-route the sanitary sewer in Meadow Ave and Cedarwood
St. This will allow sewer to flow to the West.
4. Sanitary sewer casing and pipe must be extended under CSAH 18 for future
connection to the west. City will review capacity to the south as a part of the
Comprehensive Plan to determine if it is necessary to extend casing under CSAH 18.
5. Coordination with the City of Savage is needed to determine if a watermain
interconnection is needed on 138th Street.
6. Watermain can be PVC.
7. Watermain on Street A should be 12” pipe.
8. Watermain north along CSAH 18 is unnecessary.
9. Sanitary sewer south on Wildflower Way should be evaluated.
10. Coordinate sewer connection with the City of Shakopee. This would be considered
temporary until the land west of CSAH 18 develops.
11. Add additional hydrant on Kensington Ave. The max hydrant spacing is 450’ for
residential developments. Add hydrants throughout the development as necessary.
12. Provide additional details for utility connections (i.e. pavement removal limits,
connection notes, etc).
13. The minimum storm sewer pipe size allowed is 15 inches.
14. Provide storm sewer sizing calculations.
Streets
1. A detail review will take place once final plat (plan and profile) has been submitted.
Below are general comments regard the street plans that were submitted with the
preliminary plat.
2. Several low points on the streets are extremely close to high points and may be
unnecessary considering the overall grade.
3. Provide street and storm sewer sheets.
4. The Kensington Avenue cul-de-sac could be shifted to the south to reduce public
infrastructure.
5. Provide details of connections to existing streets and Summit Preserve.
6. Provide blow up intersection details.
7. Show removal of the temporary cul-de-sac with the connection to Kensington Avenue.
Add curb and gutter to the west side of Kensington. Show resident driveway
connections.
8. Provide trail on CR 18 to South property line.
9. Avoid unnecessary watermain crossings with the sanitary sewer.
10. Trail connection must be coordinated with the City of Savage.
11. Several locations on the streets show slopes of less than 1.00%. The minimum
allowed street grade is 1.00% per the Public Works Design Manual.
Hydrology and Stormwater Management
1. Review lots for compliance with low floor/low opening requirements. Low floor
elevations shall be at least 3 feet above the OHW or highest known water elevation
(whichever is greater) and 2 feet above the HWL. Low opening elevations shall be at
least 2 feet above the EOF.
2. Review lots for compliance with EOF requirements. Please address the following:
a. The EOF elevation on all ponds should be 1-foot higher than the HWL.
b. The EOF south of Street C flows water over a retaining wall.
c. EOF routes should have a minimum of 20 feet of unoccupied easement
d. The EOF for 8000P flows into Shakopee. Coordination with Shakopee is needed
to assure this plan meets Shakopee’s stormwater plan.
e. The low opening of Lots 49-51 encircled by Street B, does not meet the criteria
for being 2-feet above the EOF, along with Lots 57 -60, south of Street A.
f. Lots 37-39, south of Street B, and Lots 38 and 39 on Kensington, do not meet the
criteria for having the low opening at least 2-feet above the EOF elevation.
g. Show the EOF location and elevation for the backyards of Lots19-21, south of
Street D. These lots do not meet the HWL plus 2-feet to low opening elevation.
h. Show the low point EOF at station 3+45 on 138th Street.
i. Show the EOF location for pond 12P on the grading plan.
j. All other low points should be evaluated for the 2-foot elevation to low opening
elevation.
3. Provide a maintenance access to all ponding areas and infiltration BMPs. When trails are
to be utilized as maintenance accesses, the trail must be 10’ in width and have a
pavement section that can accommodate maintenance equipment. Please show
maintenance routes and pavement sections for these areas.
4. The storm sewer south of Street B could be routed to basin 8800P.
5. Backyard swales exceed standards. Maximum length for drainage swales shall be 300
feet or a total of eight lots draining to a point.
6. Show NWL for all ponds and OHWL for water bodies/wetlands. The HWL labeled for
the ponds on the grading plans does not match what is shown on the pond contours.
7. The top of pond dikes must be 2-feet above the HWL of each pond.
8. Provide details for the outlet control structures for each pond.
9. Pond 200P appears to be a water quality pond and not a volume control BMP. Please
provide additional detail for this basin, along with a pretreatment BMP.
10. Provide design and details for the proposed infiltration BMPs that meet the requirements
of the Minnesota Stormwater Manual. Additional review of the proposed BMPs will
occur after this information is received.
11. The MN Stormwater Manual list SP soils at 0.8”/hr and SM soils at 0.45”/hr infiltration
rate. An average of these two rates is 0.63”/hr, which may be used for design until actual
rates are determined in the field at the location and elevation of the proposed infiltration
systems.
12. Stormwater Management Calculations Comments:
a. The proposed broad-crested weir elevations and HWLs for pond 2000P and 2W in
the HydroCAD model do not match what is shown on the grading plan.
b. The starting elevation for pond 200P should match the outlet elevation.
c. The EOF elevation for pond 880P in the HydroCAD model does not match the
storm sewer plan.
d. The outlet control structure was not included in the HydroCAD model for pond
600P, please include this in the model. Also, the outlet elevations on the storm
sewer plan do not match the HydroCAD model.
e. The secondary outlet in pond 810P does not match the outlet from pond 600P in
the HydroCAD calculations.
f. The outlet diameter from pond 890P in the HydroCAD model does not match the
storm sewer plan.
SWPPP
1. A SWPPP that meets the requirements of the NPDES Construction Stormwater Permit
must be reviewed and approved before a grading permit will be issued for the site. Full
SWPPP review will occur after updated plans are submitted.
2. Redundant sediment control BMPs are required for areas draining to ponds and wetlands.
Wetlands
1. Please provide calculations showing that existing wetland hydrology will be
approximated in the developed condition. Run back-to-back 100-year storms for wetland
1W to determine the HWL for this basin (appears to be landlocked).
2. Delineated wetland lines and buffers should be shown beyond the property lines.
3. Include details for any wetland buffer re-establishment including native seed mix.
4. Show wetland buffer monuments on the plans. A monument shall be required at each
parcel line where it crosses a buffer strip and shall have a maximum spacing of 200 feet
along the edge of the buffer strip. An additional monument shall be placed at the
midpoint of each lot and/or as necessary to accurately define the edge of the buffer strip
(considering curvature). A monument shall consist of a post and a buffer strip sign. The
signs shall comply with City Plate #203, Wetland Boundary Signs. Buffer strip signs
must be purchased from the City at a cost shown on the latest fee schedule.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community & Economic Development Department has reviewed the Preliminary Plat and
PUD plans for the subject project with a plan date of 5-19-2017 and we have the following
comments. Comments highlighted in bold text are of particular concern:
General
1. Development Fees – The following development fees are to be collected prior to
recording of any approved final plat: Park Dedication of 121 unit(s) at $3,750 per unit,
Trunk Water ($6,960/net acre), Trunk Sanitary Sewer ($3,678/net acre), Trunk Storm
Sewer ($3,376/net acre), Street Oversize ($5,953/net acre), $9,000 Water Connection
Fee, $9,000 Sewer Connection Fee, and a 4% administrative fee and 5% construction
observation fee based on the total estimated construction costs (which include
landscaping, streets, public trails, and public utilities).
PUD/Site Plan/Landscape Plan
2. PUD modifications – The developer requests modifications to the typical R-1 zoning
requirements in the following areas:
a. Lot size – Min. proposed – 5,650 sq. ft., Min. required (R-1) – 12,000 sq. ft.
b. Lot width – Min. proposed – 50 feet, Min. required – 86 ft.
c. Side Setback – Min proposed – 4 feet, Min. required – 10 feet
d. Front Setback – Min. proposed 20 feet, Min. required – 25 feet
e. Rear Setback – Min proposed 20 feet, Min. required – 25 feet
Date: June 13, 2017
To: Jason Biederwolf, M/I Homes
From: Jeff Matzke, Planner
Subject: Haven Ridge Preliminary Plat and PUD
City Project #DEV17-00002