HomeMy WebLinkAbout4A 5516 and 5570 180th Street E - PP and Var Meadows of Cleary Lake PC Report
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JULY 9, 2018
AGENDA #: 4A
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM:
CONSIDER THE MEADOWS OF CLEARY LAKE PRELIMINARY PLAT AND
A VARIANCE FROM THE MINIMUM FRONT YARD SETBACK FOR
PROPOSED LOT 14, BLOCK 6
DISCUSSION: Introduction
Keyland Homes, on behalf of the property owners, have applied for approval of
a Preliminary Plat to be known as Meadows of Cleary Lake to be developed as
a 48-lot residential subdivision as well as a variance for the existing house lot
to be incorporated into the new development. The subject site is located north
of 180th Street, west of Revere Way (Hwy 87), and south of Trailhead Lane.
History
The applicant has also applied for annexation of the development site from
Spring Lake Township into the City. This annexation hearing is scheduled on
the July 16th City Council Meeting.
Current Circumstances
The current proposal calls for a 48-lot single family subdivision on the site. The
area encompasses land with generally flat open areas, a couple wetlands in the
north, and two existing residential dwellings.
The following paragraphs outline the physical characteristics of the existing site,
the Comprehensive Plan and zoning designations, and a description of some of
the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total development site area consists of approximately 20
acres.
Topography: This area has varying topography, with elevations ranging from
the 950’ MSL along the northern property line to 972’ MSL at the high point in
the southwest corner of the property.
Wetlands: Two wetlands exist in the northern part of the site. The developer
proposes some impacts to these wetlands which will be evaluated under the
regulations of the Wetland Conservation Act.
Access: The main access to the site is currently from two single driveways
which are located along 180th Street These accesses driveways are proposed
for removal (along with the existing home at 5570 180th Street).
2030 Comprehensive Plan Designation: Pending annexation approval, the
property will be designated for Low Density Residential uses on the 2030
Comprehensive Plan Land Use Map.
Zoning: The site is presently zoned UER (Urban Expansion Reserve) in Spring
Lake Township but pending annexation it would be zoned R-1, Low Density
Residential.
PROPOSED PLAN
Lots: The development plan calls for 48 lots to be constructed of single family
detached housing styles. The minimum lot area and width proposed are as
follows:
Min. Lot Area Min. Lot Width
Single Family 12,053 sq. ft. proposed
(12,000 sq. ft. required)
86 feet proposed
(86 feet required)
Density: Density of the development is based on the net area of the site, which
is approximately 18.5 acres. There is a total of 48 units proposed, for an overall
density of approximately 2.6 units per acre. This is consistent with the density
in the R-1 zoning district.
Building Setbacks: The developer proposes to meet the standard building
setbacks per the R-1 zoning district as follows:
Parks / Trails: No parkland is proposed with this site therefore a parkland
dedication fee payment will be applicable to the project. A trail extension is
required along the north side of 180th Street.
Tree Replacement: While much of the site is currently open field, there are 72
trees on this site, particularly in the south half of the site. The submitted tree
plan identifies that the majority of the trees will be removed; however, the
developer will prepare a landscape plan which will incorporate front yard trees
for each lot as required by City Ordinance.
Access/Street: The developer proposes to connect to the local streets from
the Enclave at Cleary Lake Development. These connections are Mission Trail
in the north and the temporary cul-de-sac, Prairie Way, in the west.
In addition, a looping local street (Street A) is proposed as well as a connection
of Mission Trail to 180th Street. Stub streets will be created for continued
development of the properties east of the site. All streets will meet the City
design requirements.
Single Family Required
(R-1 Zoning)
Proposed
Front 25’ 25’
Side 10’ 10’
Rear 25’ 25’
Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be
extended from the existing services in Mission Trail and Prairie Way.
Grading / Storm water: The developer proposes to grade the entire property
with the exception of some wetland area and perimeter areas. A storm water
pond will be constructed at the northwestern corner of the development to meet
applicable storm water requirements of the site. This storm water pond will be
connected to the existing storm sewer system within Trailhead Lane.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication and trunk street and utility service
charges.
Variance: A 5-foot front yard variance is requested along the southern
boundary of proposed Lot 14, Block 6. This lot is proposed to contain the
existing residential house. The alignment of the Prairie Way right-of-way would
be irregular and present an atypical design if the setback of 25 feet as required
were to be met from the southwest corner of the existing house. A 20-foot
setback (5-foot variance) would allow for an improved street and sidewalk
alignment in the area.
Conclusion
The developer and City Staff have met to discuss the many aspects of the site.
As noted in the attached staff memorandums, the developer must refine the
plans to assure compliance with the Public Works Design Manual requirements
and City Zoning Ordinance; however, City Staff has presented these comments
to the developer and feel they will not drastically alter the design of the
preliminary plat. Therefore, City Staff does advise the Planning Commission to
consider recommending approval of the Meadows of Cleary Lake Preliminary
Plat and accompanying front yard variance with the following conditions:
Preliminary Plat conditions:
• The developer shall revise the plans according to the June 29, 2018 City
Engineering & Public Works Dept./WSB Memorandum
• The developer shall revise the plans according to the July 2, 2018 City
Community Development Dept. Memorandum
• The developer shall obtain a grading permit from the City Engineering
Department prior to any grading or tree removal on the site.
• The Developer shall obtain the required permits from other state or local
agencies prior to applicable work on the site.
Variance conditions:
• The variance approval is subject to the pending approval of the
Meadows of Cleary Lake Final Plat. The variance resolution shall be
recorded at the Scott County Recorder’s Office along with the Final Plat
of the Meadows of Cleary Lake.
ISSUES: This project includes a request for a variance. Section 1108.400 states that the
Board of Adjustment may grant a variance from the strict application of the
provisions of the Zoning Ordinance, provided that:
(1) There are practical difficulties in complying with the strict terms of
the Ordinance. “Practical difficulties,” as used in connection with
the granting of a Variance, means the property owner proposes to
use the property in a reasonable manner not permitted by the Zoning
Ordinance. Economic considerations alone do not constitute
practical difficulties.
There are practical difficulties in complying with the strict terms of the
Ordinance associated with this request. Due to location of the existing
house and the connection of Prairie Way to the east, an alignment issue
exists if the strict 25-foot setback was adhered to on proposed Lot 14,
Block 6. The variance will allow a better alignment of the street and
sidewalk connections in the area.
(2) The granting of the Variances are in harmony with the general
purposes and intent of the City Subdivision and Zoning Ordinances
and the Comprehensive Plan.
The granting of the variances appears to be in harmony with the general
purposes of the Ordinance and Comprehensive Plan. A purpose of the
Zoning Ordinance to “Promote the most appropriate and orderly
development of the residential, business, industrial, public land, and
public areas”. The variance approval will help promote a more orderly
alignment of the nearby local street/sidewalk connection by allowing the
front property line of Lot 14, Block 6 to be shifted to the north by 5 feet.
(3) The practical difficulty is due to circumstances unique to the
property not resulting from actions of the owners of the property
and is not a mere convenience to the property owner and applicant.
The existing conditions of the Prairie Way street connection and the
existing house create the need for a variance of 5 feet from the front yard
setback.
(4) The granting of the variances will not alter the essential character of
the neighborhood or be detrimental to the health and safety of the
public welfare.
The other proposed front yard setbacks in the development area will be
at 25 feet. Only this one front yard setback for Lot 14, Block 6 will be
reduced by 5 feet to a 20-foot front yard setback.
(5) The granting of the Variances will not result in allowing any use of
the property that is not permitted in the zoning district where the
subject property is located.
The requested variance will allow the existing dwelling to remain in place
within the new development. This residential dwelling is an allowed use
in the proposed R-1 (Low Density Residential) Zoning District.
ALTERNATIVES: Preliminary Plat:
1. Motion and a second to recommend approval of the Preliminary Plat for the
Meadows of Cleary Lake subject to the listed conditions, or others that may
be added or modified by the Planning Commission.
2. Motion and a second to recommend denial of the Preliminary Plat for the
Meadows of Cleary Lake based upon findings of fact.
3. Motion and a second to table this item to a future Planning Commission
meeting and provide the applicant with direction on the issues that have
been discussed.
Variance:
1. Motion and a second to approve a resolution approving the variance
requested for Lot 14, Block 6 with the listed conditions, or approve any
variance the Planning Commission deems appropriate in the
circumstances.
2. Motion and a second to table or continue discussion of the item for specific
purpose as directed by the Planning Commission.
3. Motion and a second to deny the variance requests because the Planning
Commission finds a lack of demonstrated practical difficulties under the
zoning code criteria.
RECOMMENDED
MOTION:
Alternative #1 (two separate motions)
ATTACHMENTS: 1. Location Map
2. Development Plans – June 7, 2018
3. Engineering/Public Works/WSB Memorandum – June 29, 2018
4. Community Development Dept. Memorandum – July 2, 2018
5. Resolution 18-XXPC
TRAILHEAD LN SE
C R 8 7
C L E A R Y T R L S E
Scott County GIS
Ü
5516 and 5570 180th Street East Preliminary Plat and Variance Location Map
UPPER PRIO R LAK E
GD
(904)
SPRING LAKE
GD
(912.8)
LO WER PRIOR LAKE
GD
(904)
MYSTIC
LA KE
NE
BLIND
LA KE
RD
(948.7)
ARTIC
LA KE
NE
(906.7)
MARKLEY
LA KE
RD
( )
HOWA RD LA KE
NE
(957.3)
CRYSTAL LA KE
NE
(943.3)
RICE LAKE
NE
(945)
CLEARY LAKE
NE
CAMPBELL
LA KE
NE
(Not Estab.)
Scott County GIS
SUBJECTPROPERTY
SUBJECTPROPERTYSUBJECTPROPERTIES
4
12,053 SF
OUTLOT A
66,268 SF
8
12,409 SF
3
12,742 SF
4
12,015 SF
1
18,902 SF
13
12,039 SF
16
13,257 SF
1
15,902 SF
15
12,077 SF
2
12,090 SF
3
12,053 SF
14
12,039 SF
10
12,039 SF
7
12,053 SF
12
12,039 SF
5
12,053 SF
11
12,039 SF
6
12,053 SF
8
15,264 SF
9
14,927 SF
4
12,274 SF
5
12,939 SF
6
12,939 SF
7
13,399 SF 12
12,006 SF
9
12,006 SF
10
12,006 SF
11
12,006 SF 14
14,996 SF
13
12,006 SF
1
15,577 SF
2
12,015 SF
3
12,015 SF
7
12,015 SF
5
12,015 SF
6
12,015 SF
8
14,402 SF
5
13,140 SF
4
12,753 SF
1
14,982 SF
2
12,742 SF
1
12,017 SF
8
2
.
513
5
.
2
14
3
.
8
6
7
.
5
103.7 89.0 89.0 89.0 89.0 89.0 89.0 105.6
13
5
.
0
13
5
.
0
13
5
.
0
13
5
.
0
13
5
.
0
13
5
.
0
13
5
.
0
13
5
.
0
14
0
.
2
1
8
2
.
5
86.3 86.0 86.0 86.0 86.0 86.0 105.5
14
0
.
0
14
0
.
2
110.0
14
0
.
2
14
0
.
0
107.886.086.0
14
0
.
2
14
0
.
0
14
0
.
0
14
0
.
2
14
0
.
2
14
0
.
0
86.086.086.0
14
0
.
1
14
0
.
0
14
0
.
0
14
0
.
1
86.3114.6
14
0
.
1
14
0
.
0
112.3 86.3 86.0 86.0 86.0 86.0 86.0
86.0 86.0
14
1
.
5
10
6
.
6
43
.
6
15
0
.
2
135.0
10
7
.
2
55
.
3
7
3
.
5
7
3
.5
73.5
69.2 87.0 87.0 87.0 87.0 87.0 116.8
20
.
8
8 7 .0
3 3 .2
13
8
.
0
13
8
.
0
13
8
.
0
13
8
.
0
13
8
.
0
13
8
.
0
13
9
.
2
13
2
.
0
132.
0
132.0
5
7
.
9
1
3
1
.
2
1
3
1
.
2
133.
0
96.0 87.0 87.0 87.0 87.0 87.0 92.2 1 4 .6
7 6 .2
2 8 .2
62
.
9
91
.
0
91
.
0
10
7
.
0
140.0
10
7
.
0
91
.
0
91
.
0
91
.
0
88
.
2
141.2
140.0
140.0
140.0
160.6
140.0
13
5
.
0
13
5
.
0
140.0107.889.089.089.089.089.089.0119.2108.788.088.0
14
4
.
8
14
1
.
0
90
.
0
90
.
0
133.5
133.5
1
2 3
4
5
67
1
12,943 SF
1
12,096 SF
2
12,222 SF
2
12,556 SF
3
15,109 SF
3
14,469 SF
41.7 4 4 .3 4 1.3
4 5 .3 2 3 .0
6 0 .4
2 8 .148.741.7
112.1
15 .9 107.5
14.6
2
6
.
8
23
.
1
S00°28'27"W
1323.74
S8
8
°
3
5
'
4
9
"
E
56
8
.
2
1
N00°28'27"E
1323.74
N8
8
°
3
5
'
4
9
"
W
65
8
.
2
3
25 30
3030
30
25
25 25
33
333025
25
25
25 25
25
30
DRAINAGE & UTILITY EASEMENT
DRAINAGE & UTILITY EASEMENT
4040
PR
A
I
R
I
E
WA
Y
18
0
T
H
ST
R
E
E
T
EA
S
T
MISSION TRAIL
74
.
7
6
15
.
2
4
55
55
45
35
10 30
STREET A
ST
R
E
E
T
A
3
1
.
9
37
.
3
36
.
5
1
7
.
6
25.3
9
28
.
1
1
30.66
25.
0
0
WETLAND
WETLAND
22
7
.
4
316.6
AREA OF PROPOSED
IMPACT = 7,160 SQ.FT.
AREA OF PROPOSED
IMPACT = 3,200 SQ.FT.
DATE____________ REG. NO._________
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ENGINEER UNDER
THE LAWS OF THE STATE OF MINNESOTA.
PRELIMINARY PLAT / TITLE
PRIOR LAKE MINNESOTA
1
10
PM
CO 6/7/2018
1"=50'
16499.00
PRIOR LAKE, MINNESOTA 55372
17021 FISH POINT ROAD
KEYLAND HOMES
BUILDING SETBACKS
FRONT = 25 FEET
SIDE = 10 FEET
REAR = 30 FEET
MINIMUM LOT STANDARD:
MIN. LOT AREA = 12,000 SQ. FT.
MIN. CORNER LOT AREA = 14,400 SQ. FT.
MIN. LOT WIDTH = 86 FEET
MIN. CORNER LOT WIDTH= 103.2 FEET
EXISTING ZONING = R-1
(SUBJECT TO ANNEXATION)
SITE AREA = 20.0 ACRES
NUMBER OF SINGLE FAMILY LOTS = 48
GROSS DENSITY = 2.4 LOTS PER ACRE
WETLAND DELINEATION SUBJECT TO LGU/TEP APPROVAL
TOTAL ROW AREA = 4.2 ACRES
OUTLOT A AREA = 1.5 ACRES
NET LOT AREA = 14.3 ACRES
Legal Description:
Parcel A:
That part of the South 1323.57 feet of the West Half of the West Half of the
Southeast Quarter of Section 12, Township 114, Range 22, lying East of the
West 329.07 feet of said Southeast Quarter, Scott County, Minnesota.
Parcel B:
The West 329.07 feet of South 1323.57 feet of the Southeast Quarter of
Section 12, Township 114, Range 22, Scott County, Minnesota.
1
3
4-5
6
7-8
2
10
9
VICINITY MAP
12
0+001+002+003+004+005+006+00
7+0
0
8
+
0
0
9+
0
0
10
+
0
0
1
1
+
0
0
12
+
0
0
12
+
2
3
0+00 1+00
2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 13+24
2+
0
0
3+
0
0
4+
0
0
5+
0
0
6+
0
0
7+
0
0
8+
0
0
9+
0
0
9+
1
2
331' - 8" PVC Pipe
SDR-35 @ 1.26%
EX. SAN STR A
RIM:954.54
INV :938.0 (S)
INV:937.90 (N)
SAN-1
RIM:955.73
INV :942.3 (W)
INV :942.3 (S)
INV:942.16 (N)
394' - 8" PVC Pipe
SDR-35 @ 1.43%
19
3
'
-
8
"
P
V
C
P
i
p
e
SD
R
-
3
5
@
0
.
5
0
%
SAN-6
RIM:955.73
INV :943.3 (W)
INV:943.23 (E)
7
8
'
-
8
"
P
V
C
P
i
p
e
S
D
R
-
3
5
@
0
.
5
0
%
SAN-7
RIM:956.22
INV :943.8 (SW)
INV:943.72 (E)
6
6
'
-
8
"
P
V
C
P
i
p
e
S
D
R
-
3
5
@
0
.
5
0
%
75' -
8
"
P
V
C
P
i
p
e
SDR-
3
5
@
0
.
5
0
%
345' - 8" PVC Pipe
SDR-35 @ 2.03%
SAN-10
RIM:964.22
INV :951.8 (S)
INV:951.72 (N)
301' - 8" PVC Pipe
SDR-35 @ 1.60%SAN-11
RIM:969.15
INV :956.8 (W)
INV:956.65 (N)
87
'
-
8
"
P
V
C
P
i
p
e
SD
R
-
3
5
@
2
.
0
9
%
SAN-12
RIM:970.87
INV:958.57 (E)
SAN-5
RIM:966.72
INV:951.25 (E)
23
9
'
-
8
"
P
V
C
P
i
p
e
SD
R
-
3
5
@
0
.
5
0
%
SAN-3
RIM:964.24
INV :950.0 (W)
INV :950.0 (S)
INV:949.95 (N)
81' - 8" PVC Pipe
SDR-35 @ 0.51%
SAN-4
RIM:962.96
INV:950.46 (N)
394' - 8" PVC Pipe
SDR-35 @ 0.50%
SAN-2
RIM:960.48
INV :948.0 (S)
INV:947.88 (N)
SAN-8
RIM:957.44
INV :944.2 (S)
INV:944.15 (NE)
SAN-9
RIM:957.79
INV :944.7 (S)
INV:944.63 (N)
1 2 3 1 2 3 4 5 6 7 8 1
87654321321
15 14 13 12 11 10 9
9 10 11 12
1
2
3
4
5
4
5
6
7 8
1
OUTLOT A
13
16
1
2 3
4
5
67
PR
A
I
R
I
E
WA
Y
18
0
T
H
ST
R
E
E
T
EA
S
T
MISSION TRAIL
STREET A
ST
R
E
E
T
A
14
297'-8" DIP
23
7
'
-
8
"
D
I
P
207'-8" DIP 299'-8" DIP 285'-8" DIP
39
8
'
-
8
"
D
I
P
202'-8" DIP
93
'
-
8
"
D
I
P
76
'
-
8
"
D
I
P
75
'
-
8
"
D
I
P
324'-8" DIP83'-8" DIP218'-8" DIP
70'-8"
D
I
P
6
3
'
-
8
"
D
I
P
6
3
'
-
8
"
D
I
P
13
2
'
-
8
"
D
I
P
DATE____________ REG. NO._________
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ENGINEER UNDER
THE LAWS OF THE STATE OF MINNESOTA.
PRELIMINARY SANITARY SEWER & WATERMAIN
PRIOR LAKE MINNESOTA
2
10
PM
JM 6/7/2018
1"=50'
16499.00
PRIOR LAKE, MINNESOTA 55372
17021 FISH POINT ROAD
KEYLAND HOMES
958.5 959.5
959.5 959.5 959.5
959.5 958.0
958.0 959.5
959.5 961.0
961.0 962.5
962.5
963.0
963.0 965.0
961.0 961.0
966.0 966.5
961.5
958.0
955.0 955.0
959.5
95
8
.
0
95
5
.
0
957.8
958.8 959.2
959.2 960.5
960.5 958.6
962.0 964.0
959.0 960.9
964.9 965.4
960.4 961.4
966.4
96
6
.
5
96
2
.
5
96
3
.
5
96
7
.
5
96
5
.
5
97
0
.
5
96
4
.
3
97
2
.
5
96
5
.
8
97
4
.
0
960.0
960.0 960.5
960.5 962.7
957.7 960.3
965.3 967.8
959.6 961.6
969.8 970.8
962.6
967.5
962.5960.0
965.0962.3
957.3956.8
960.3960.3
956.8
960.
0
956.
0
9
5
9
.
0
9
5
5
.
0
9
5
8
.
5
9
5
5
.
0
95
8
.
5
95
5
.
0
965.5
961.5
95
7
.
6
95
4
.
2
FB FB FB FB FB FB FB FB
FB FB FB SEWO DW DW
FB
*SEWO
DW DW DW
DW DW
FB
DW DW DW DW DW
DW
DW
DW
DW
DW
DW
0.5' DROP
1.5' DROP
1.5' DROP
2' DROP
DW DW
DW DW FBWO FBWO FBWO
FBWO
FBWO
DW
*SEWO
1 2 3 1 2 3 4 5 6 7 8 1
87654321321
15 14 13 12 11 10 9
9 10 11 12
1
2
3
4
5
4
5
6
7 8
1
OUTLOT A
9
5
6
96
4
13
DW
16
1' DROP
1' D
R
O
P
FB
956.8
957.6
964.4 EX 963.0 EX
959.2
956.2 956.0
953.9 EX
956.4 957.9 959.4 960.9 962.2 963.1 964.0 964.1
959.5958.2957.2 EX959.7 EX963.1 EX959.1 EX955.1 EX 961.8
963.7 961.8
957.6 EX
961.1
961.2
960.4
962.6
962.1
965.5 EX972.4
971.6
969.8
966.7
964.6
964.0964.4964.2963.3962.4
964.9
968.6968.4
958.9956.9956.3
958.2 958.0 959.6 962.1 964.6 967.0
969.4
967.2 EX962.3 EX
966.7 968.3964.2
961.1 EX959.0 EX
961.7959.2
958.2 EX956.6 EX
957.9958.3
956.8 EX
952.3
95
7
.
9
950.0
956
.
8
950.0
953.3
952.4
956.4
957.8 955.8
956.8
950.0950.8
955.1
944.9
956.9 EX
954.1
955.6 956.8 958.2 959.7 961.1
955.7 EX
CB
R:953.0
CB
R:953.0
CB
R:955.2 CB
R:955.2
CB
R:956.9
CB
R:958.4
954
9
5
4
966
9
6
4
96
4
96
4
9
6
2
9
6
0
96
2
960
960960
962
958
95
8
960
962
964
956
958
9
6
0
960
958
9
6
2
9
6
2
964
962960
958
95
6
9
5
8
956
95
6
9
5
8
9
6
0
9
6
2
9
6
4
9
6
6
954
956
958 960
-0+16
954.22
0+00
954.54
1+00
956.54
2+00
957.04
3+00
956.04
4+00
955.46
5+00
956.71
6+00
958.38
7+00
960.05
8+00
961.68
9+00
962.72
10+00
963.72
11+00
964.38
12+00
962.96
13+00
961.20
6+
6
1
96
1
.
2
0
-0
+
5
3
??
?
0+
0
0
97
1
.
6
8
1+
0
0
97
0
.
9
0
2+
0
0
96
8
.
7
8
3+
0
0
96
5
.
2
3
4+
0
0
96
3
.
8
0
5+
0
0
96
4
.
2
1
6+
0
0
96
2
.
4
9
HP: 1+66.67
Elev: 957.21
LP: 3+84.32
Elev: 955.43 HP: 10+86.25
Elev: 964.40
LP
:
4
+
0
1
.
5
4
El
e
v
:
9
6
3
.
8
0
HP
:
4
+
8
2
.
1
5
El
e
v
:
9
6
4
.
2
6
HP
:
0
+
2
5
.
0
0
Ele
v
:
9
7
1
.
7
8
12
+
2
3
95
8
.
4
2
0+00
969.58
1+00
968.36
2+00
966.99
3+00
964.26
4+00
961.38
5+00
958.54
6+00
957.47
7+0
0
957
.
7
3
8
+
0
0
9
5
6
.
0
7
9+
0
0
95
5
.
9
5
10
+
0
0
95
5
.
1
9
1
1
+
0
0
9
5
6
.
2
7
12
+
0
0
95
7
.
9
5
LP: 5+91.41
Elev: 957.46
HP: 6+69.
0
9
Elev: 957
.
8
7
LP
:
8
+
5
4
.
8
9
E
l
e
v
:
9
5
5
.
7
1
HP
:
9
+
1
8
.
2
9
El
e
v
:
9
5
6
.
0
4
LP
:
1
0
+
0
4
.
4
4
El
e
v
:
9
5
5
.
1
9
964.5
969.5
EX. CB
R:963.6
EX. CB
R:961.6
EX. CB
R:960.8
EX FES
INV:961.2
EX FES
INV:958.3
EX FES
INV=947.88
EX FES
INV=959.26
FES
INV:947.5
FES
INV:947.5
FILTRATION BENCH
@ 947.5
NWL = 948.0
HWL = 950.0
1 2 3
4
5
67
95
5
.
6
E
X
968.3 EX
972.7 EX
95
8
.
2
95
7
.
4
95
8
.
9
96
0
.
4
96
2
.
5
96
2
.
8
96
3
.
8
96
5
.
5
959.8
962.1
E.O.F.
958.9
E.O.F.
954.2 E.O.F.
954.2
E.O.F.
957.2
E.O.F.
956.9
E.O.F.
958.6
95
9
.
2
95
9
.
3
96
0
.
1
96
2
.
7
96
5
.
1
96
7
.
5
96
9
.
7
96
4
.
7
96
4
.
2
96
1
.
7
96
0
.
2
95
9
.
2
95
7
.
8
96
3
.
3
972.1
970.3
967.1
966.0
96
8
.
8
96
7
.
2
96
4
.
7
96
1
.
8
95
9
.
7
95
9
.
5
95
9
.
5
95
8
.
4
958.
0
957.5
95
8
.
5
95
7
.
5
E.O.F.
956.2
7.
9
%
6.
6
%
7.
1
%
6.
9
%
7.
4
%
7.
8
%
7.
9
%
4.
9
%
7.
5
%
8.
0
%
6.
9
%
6.
5
%
6.
1
%
7.1%
8.1%
7.0%
5.3
%
6.1
%
7.
7
%
6.
3
%
5.
6
%
6.
3
%
6.
0
%
5.
9
%
5.
2
%
5.
3
%
5.
2
%
5.
6
%
7.
9
%
7.
6
%
6.
2
%
6.
8
%
6.
4
%
6.
2
%
5.
7
%
5.
8
%
5.
6
%
6.
0
%
7.
0
%
4.
2
%
5.3%
6.1%
6.7%
7.3%
8.2%
7.
1
%
DW
1' DROP 1' DROP
1' DROP
1' DROP
1.5' DROP1.5' DROP
958
956 956
960
962
960
958
958
958958
956
956
956
958
958
962
9
6
2
9
6
4
96
6
9
6
4
96
8
9
7
0
95
4
954
954
954
954
954
954
9
5
4
956
958 960 96
2
9
6
4
9
6
8
97
0
956
95
0
95
0
94
8
94
6
94
4
94
2
94
0
93
8
952
950
948
946
944
942
940938
9
3
8
9
4
0
9
4
2
9
4
4
9
4
6
9
4
8
9
5
0
9
5
2
952
950
948
9
5
2
9
5
0
9
4
8
9
4
6
9
4
4
9
4
2
9
4
0
9
3
8
956
958 958 956
956
958
9
6
0
9
6
2
9
6
4
9
6
6
9
6
8
970
9
7
2
9
5
4
9
5
2
9
5
2
95
2
954
9
5
6
9
5
8
956
95
6
95
8 96
0 96
2
96
4
96
4
9
6
2
9
6
0
95
8
9
5
6
9
5
4
954 95
6
95
8 96
0
96
2
9
6
2
9
6
0
9
5
8
958
9
5
6
9
5
8
95
8
96
0
962
96
4
9
6
6
968970
970
97
2
9
5
0
950
952
954
954
954
956
958
956
96
2
9
6
4
966
964
9
6
4
96
2
962
95
8
9
5
0
952
954
956
958
958
9
6
0
96
2
9
7
2
97
0
9
7
2
9
7
0
96
4
96
2
1' DROP 1' DROP
960.2
960.2
STREET, SIDEWALK &
GRADING DETAILS TO
BE COORDINATED
WITH THE CITY AND
ADJACENT LAND OWNER
EBOX
CBOX
CBOX
EB
O
X
CBOX CBOX
P-9
963.1
P-8
957.4
P-7
958.3
SB-1
960.1
SB-2
955.7
SB-3
952.1
SB
-
4
95
8
.
3
SB-5
966.3
SB-6
963.8
SB-1
951.0
SB-2
962.9
SB-3
955.3
SB-4
961.8
SB-5
961.7
SB-6
962.5
EXISTING RETAINING WALL
EX
I
S
T
I
N
G
R
E
T
A
I
N
I
N
G
W
A
L
L
952.0 952.0 952.0
952.0
952.0
952.0
95
2
.
0
952.8 952.8 953.3 954.0 958.5 960.5
961.8960.8958.8956.3953.7951.5951.0
951.2
949.8 950.2 951.5 953.0 955.0 956.4 957.4956.9
953.5952.5952.0953.0954.0953.5952.0950.5949.0950.5950.5
950.5
958.5
959.5
961.5
963.5
965.0
PR
A
I
R
I
E
WA
Y
18
0
T
H
ST
R
E
E
T
EA
S
T
MISSION TRAIL
STREET A
ST
R
E
E
T
A
E.O
.
F
.
95
2
.
2
958.0 EX
EX. CB
R:953.1 EX. CB
R:954.4 EX. CB
R:958.4
6
"
S
O
L
I
D
H
D
P
E
6"
P
E
R
F
.
H
D
P
E
6"
P
E
R
F
.
H
D
P
E
948.6
DATE____________ REG. NO._________
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ENGINEER UNDER
THE LAWS OF THE STATE OF MINNESOTA.
PRELIMINARY GRADING PLAN
PRIOR LAKE MINNESOTA
6
10
CO
PM 6/7/2018
1"=50'
16499.00
PRIOR LAKE, MINNESOTA 55372
17021 FISH POINT ROAD
KEYLAND HOMES
BUILDING SETBACKS
FRONT = 25 FEET
SIDE = 10 FEET
REAR = 30 FEET
LOW FLOOR = 2' ABOVE HWL
LOW OPENING = 2' ABOVE EOF
PIEZOMETERS - EAST 10 ACRES
TEST NO.G.W. ELEV.DATE
SB-2 956.9 5-15-18
SB-4 959.2 5-1-18
SB-6 958.6 5-1-18
PIEZOMETERS - WEST 10 ACRES
TEST NO.G.W. ELEV.DATE
P-7 939.1 4-4-18
P-8 956.5 4-4-18
P-9 951.8 3-16-18
DENOTES LIMITED
BASEMENT
1-3
943.0
943.0GARAGE FLOOR
ELEVATION
PROPOSED LOT BLOCK
PROPOSED
GROUND ELEVATION
*SE
HOUSE TYPE
LOWEST ALLOWABLE
FLOOR ELEVATION
4.
8
%
DRIVEWAY SLOPE
939.5
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
Memorandum
To: Nick Monserud, Project Engineer
From: Kris Keller, Alison Harwood, Joe Feuerstein - WSB
Date: June 29, 2018
Re: Meadows of Cleary Lake, City Project # DEV18-000025
WSB Project No. 010704-000
We have reviewed the preliminary plat documents for the Meadows of Clearly Lake development dated
June 11th, 2018. We have the following comments with regards to stormwater, grading, drainage, and
erosion control.
Grading
1. Buffers, buffer signage, and tree preservation signage must be included on the grading plan.
2. Access routes for maintenance of proposed stormwater infrastructure and ponds must be clearly
defined in final platting drawings.
3. All future sidewalk design and construction must abide by the City’s standard Plates and City
ordinances, as well as the American Disabilities Act.
4. Grading plan should show any adjacent plats, parcels, property lines, section lines, streets,
existing storm drains, etc.
5. Grading plan should also show constructions limits
6. The drainage from Lot 2 Block 6 is directed at the building pad for Lot 3. Provide additional
drainage and utility easement as necessary.
7. Provide additional drainage and utility easement for drainage from Lot 2 Block to Lot 1.
8. The drainage between lots 13 and 14 (existing house) Block 6 does not appear to function.
9. Low openings for Lot 11 and Lot 13 Block 5 do not meet minimum freeboard requirements for the
adjacent EOF.
10. The EOF on Lot 16 Block 5 is higher than the upstream EOF between lots 2,3,14,15.
11. Provide EOF’s for the existing catch basins in Block 4 along the southern development line.
12. Extend trail along 180th St. to the East property line. Show grading for the trail. Adjust
property lines accordingly to accommodate trail.
Utilities
1. An in-depth review of the sewer and water infrastructure will be completed as part of the final plat
submittal. Below are some general comments relating to the Preliminary Sewer and Watermain
plan.
2. Show sewer extensions to the ghost platted area. These will be the sewer stubs for the
properties to the East.
Meadows of Cleary Lake
June 29, 2018
Page 2
3. Sewer should be run at minimum grade down Mission Trail to maximize the depth for future
development.
4. Please remove the unnecessary watermain crossing in Street A.
Erosion and Sediment Control
1. Include a valid SWPPP document.
2. Provide contact information for person responsible for the erosion and sediment control plan.
3. Include detailed information for the proposed pond EOF and label on the plans.
4. Provide design criteria justifying size and amount of riprap used at all required outlets.
5. Provide detailed plans for seedings and final stabilization implementation.
6. Provide detailed operation and maintenance plan for all stormwater infrastructure.
Site Hydrology, Stormwater, and Volume Management
1. In the Stormwater Management Report, impervious surface is called out as 5.54 acres, although
6.57 acres is used in HydroCAD modeling. Confirm the correct value and adjust required volume
reduction if needed.
2. MSE3 rainfall distribution should be used in the HydroCAD model.
3. Elevations called out in the Volume Reduction section of the Stormwater Management Plan do
not match those on the plan. (847.5 versus 947.5). Please confirm all elevations are consistent
between the plans and Stormwater Management Plan.
4. Please provide the P8 files to confirm water quality modeling results.
5. Show pond EOF location and elevation on the plans. The EOF of the pond should be at least 1
foot higher than the HWL.
6. The pond basin and filtration bench grading should not extend onto the residential lots (Block 7,
Lot 1)
7. There are areas where the stormsewer pipe in the roadway has less than 2.5’ of cover.
8. Provide 3’ sumps for the last structures in the roadway prior to discharging into the pond
Wetlands
1. A wetland delineation report and MnRAM submittal is required for review and approval by the City
of Prior Lake (LGU for the Wetland Conservation Act). The report included in the submittal
package is incomplete, pending the receipt of a signed Joint Application for Activities Affecting
Water Resources in Minnesota and submittal of an application review fee ($150).
2. Current plans show 10,360 sf of permanent wetland impact. Wetland impacts require approval
through the Wetland Conservation Act. A replacement plan must be submitted to the City of Prior
Lake for review.
3. Buffers are required around remaining wetland areas, and must follow the requirements outlined
in Part III, Section 6.5 of the Public Works Design Manual.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community Development Department has reviewed the Preliminary Plat and variance
application for the subject project with a plan date of 6-7-2018 and we have the following
comments.
General
1. Development Fees – The following development fees are to be collected prior to
recording of any approved final plat: Park Dedication of unit(s) at $3,750 per unit (or
land dedication in lieu), Trunk Water ($7,217/net acre), Trunk Sanitary Sewer
($4,046/net acre), Trunk Storm Sewer ($3,713/net acre), Street Oversize ($6,549/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).
2. Annexation – Annexation approval of the property into the City of Prior Lake must occur
prior to Final Plat application.
3. Variance – The variance approval resolution shall be recorded along with the Final Plat
of the Meadows of Cleary Lake.
4. Warranty Deeds – Submit draft warranty deeds for future public ownership Outlots with
Final Plat application.
Preliminary Plat/Site Plan
5. Rear Yard Setback – List setback as 25 feet.
6. Wetland Setback – List setback as 30 feet.
7. 180th Street Trail – Indicate trail extension along 180th Street from existing trail west of
the property to the development site east property line.
Grading Plan
8. Wetlands – all wetland mitigation proposals must be approved in accordance with the
Wetland Conservation Act (WCA) regulations prior to Final Plat approval.
9. Retaining walls – Any walls exceeding 4 feet in height will require a building permit
application.
Tree Preservation/Landscape Plan
10. Tree replacement formula – It appears total tree replacement (47 inches replacement) will
be satisfied through front yard landscape trees. 2 front yard trees are required per lot (4
for corner lots) per subdivision ordinance.
Date: July 2, 2018
To: Rod Just, Keyland Homes
From: Jeff Matzke, Planner
Subject: Meadows of Cleary Lake Preliminary Plat and Variance
City Project #DEV18-0000025
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 18-XXPC
VARIANCE FROM THE MINIMUM FRONT YARD SETBACK FOR A PROPERTY WITHIN THE MEADOWS OF
CLEARY LAKE DEVELOPMENT
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on
July 9, 2018, to consider a request from Keyland Homes, on behalf of the property owner, Robert
Gemelke, to approve a variance from the front yard setback to allow the existing single-family dwelling
to remain on the site within the newly proposed Meadows of Cleary Lake development at the following
property:
5516 180th Street, Prior Lake, MN 55372
Legal Description:
The West 329.07 feet of South 1323.57 feet of the Southeast Quarter of Section 12, Township 114,
Range 22, Scott County, Minnesota.
(PID 119120021); and
WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the
applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this variance request, and persons
interested were afforded the opportunity to present their views and objections related to the variance
request; and WHEREAS, The Planning Commission has reviewed the application for the variance as contained in Case #DEV18-
000025 and held a hearing thereon on July 9, 2018; and
WHEREAS, The Planning Commission has considered the effect of the proposed variances upon the health, safety,
and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire,
risk to the public safety, the effect on property values in the surrounding area and the effect of the
proposed variance on the Comprehensive Plan.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Planning Commission hereby adopts the following findings:
a. There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner
proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Economic considerations alone do not constitute practical difficulties.
There are practical difficulties in complying with the strict terms of the Ordinance associated with this
request. Due to location of the existing house and the connection of Prairie Way to the east, an alignment
2
issue exists if the strict 25-foot setback was adhered to on proposed Lot 14, Block 6. The variance will
allow a better alignment of the street and sidewalk connections in the area.
b. The granting of the Variances are in harmony with the general purposes and intent of the City
Subdivision and Zoning Ordinances and the Comprehensive Plan.
The granting of the variances appears to be in harmony with the general purposes of the Ordinance and
Comprehensive Plan. A purpose of the Zoning Ordinance to “Promote the most appropriate and orderly
development of the residential, business, industrial, public land, and public areas”. The variance approval
will help promote a more orderly alignment of the nearby local street/sidewalk connection by allowing the
front property line of Lot 14, Block 6 to be shifted to the north by 5 feet.
c. The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the property and is not a mere convenience to the property owner and applicant.
The existing conditions of the Prairie Way street connection and the existing house create the need for a
variance of 5 feet from the front yard setback.
d. The granting of the variances will not alter the essential character of the neighborhood or be detrimental to the health and safety of the public welfare.
The other proposed front yard setbacks in the development area will be at 25 feet. Only this one front
yard setback for Lot 14, Block 6 will be reduced by 5 feet to a 20-foot front yard setback.
e. The granting of the Variances will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located.
The requested variance will allow the existing dwelling to remain in place within the new development.
This residential dwelling is an allowed use in the proposed R-1 (Low Density Residential) Zoning District.
3. Based upon the findings set forth herein, the Planning Commission hereby approves the following variances
to allow the existing house to remain within the proposed Meadows of Cleary Lake development:
a. A 5-foot variance from the required minimum 25-foot front yard structure setback (Section 1102.405 (3))
4. The variances are subject to the following conditions of approval:
a. The variance approval is subject to the pending approval of the Meadows of Cleary Lake Final Plat. The
variance resolution shall be recorded at the Scott County Recorder’s Office along with the Final Plat of
the Meadows of Cleary Lake.
PASSED AND ADOPTED THIS 9th DAY OF JULY 2018.
_______________________________ Bryan Fleming, Commission Chair
ATTEST: _________________________________
Casey McCabe, Community Development Director
VOTE Fleming Kallberg Ringstad Tschetter Tieman
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐