HomeMy WebLinkAbout9B Meadows of Cleary Lake Preplat Report
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
CITY COUNCIL AGENDA REPORT
MEETING DATE: JULY 16, 2018
AGENDA #: 9B
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM:
CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY
PLAT TO BE KNOWN AS THE MEADOWS OF CLEARY LAKE
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. 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 also scheduled
for the July 16, 2018 City Council meeting. If the annexation is not approved
this evening, this item should be deferred or simply removed from the agenda.
The Planning Commission held a public hearing for the Preliminary Plat on July
9, 2018. The following comments were made at the public hearing:
• Many concerns over the connection of Mission Trail to 180th Street,
increased traffic and vehicular speeds on 180th Street.
• Concerns with grading/drainage and how it may affect adjacent
properties and the existing culverts.
The Planning Commission recommended approval of the preliminary plat on a
5-0 vote, conditioned upon approval of the annexation by the City Council.
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; however, pending annexation it would be zoned R-1, Low
Density Residential.
School District: The development site is located in the Prior Lake Savage
Area School District 719.
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
Single Family Required
(R-1 Zoning)
Proposed
Front 25’ 25’
Side 10’ 10’
Rear 25’ 25’
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.
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 was approved by the Planning
Commission on July 9, 2018 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)
allows for an improved street and sidewalk alignment in the area.
Conclusion
City Staff and the Planning Commission recommend approval of the preliminary
plat to be known as The Meadows of Cleary Lake.
ISSUES: 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 City Council to approve
the Meadows of Cleary Lake Preliminary Plat 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.
• The Preliminary Plat is contingent upon approval of the annexation of
the development property into the City of Prior Lake.
FINANCIAL
IMPACT:
Approval of this plat will allow construction of new dwelling units, which will
contribute to the City’s tax base.
ALTERNATIVES: Preliminary Plat:
1. Motion and a second to approve the Preliminary Plat for the Meadows of
Cleary Lake subject to the listed conditions, or others that may be added or
modified by the City Council.
2. Motion and a second to deny 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 City Council meeting and
provide the applicant with direction on the issues that have been discussed.
RECOMMENDED
MOTION:
Alternative #1
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
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 18-___
A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS THE MEADOWS
OF CLEARY LAKE
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on July 9, 2018, to
consider a request from Keyland Homes (the “Developer”), on behalf of the owners,
to approve a Preliminary Plat for the following property:
The West 329.07 feet of South 1323.57 feet of the Southeast Quarter of Section 12,
Township 114, Range 22, Scott County, Minnesota, and
That part of 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.
PID: 119120021 and 119120025; and
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 approval of the plat for The
Meadows of Cleary Lake to the City Council on a 5-0 vote subject to certain
conditions; and
WHEREAS, The City Council finds that the proposed Preliminary Plat for The Meadows of Cleary
Lake 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 The Meadows of Cleary Lake subject
to the following conditions:
a. The developer shall revise the plans according to the June 29, 2018 City Engineering
& Public Works Dept./WSB Memorandum
b. The developer shall revise the plans according to the July 2, 2018 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 work on the site.
2
e. The Preliminary Plat is contingent upon approval of the annexation of the development
property into the City of Prior Lake.
3. The applicant shall submit an application for Final Plat within twelve (12) months after
approval of this Preliminary Plat.
PASSED AND ADOPTED THIS 16TH DAY OFJULY, 2018.
VOTE Briggs McGuire Thompson Braid Burkart
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Frank Boyles, City Manager
TRAILHEAD LN SE
CR 87CLEARY TRL SEScott County GIS
Ü
5516 and 5570 180th Street East Preliminary Plat and Variance Location Map
U P P E R P R IO R L A K E
G D
(9 0 4 )
S P R IN G L A K E
G D
(9 1 2 .8 )
LO WE R P R I O R L A K E
G D
(9 0 4 )
MY S T IC
LA K E
N E
B L IN D
LA K E
R D
(9 4 8 .7 )
A R T IC
LA K E
N E
(9 0 6 .7 )
MA R K L E Y
LA K E
R D
( )
H O WA R D L A K E
N E
(9 5 7 .3 )
C R Y S T A L L A K E
N E
(9 4 3 .3 )
R IC E L A K E
N E
(9 4 5 )
C L E A R Y L A K E
N E
C A MP B E L L
LA K E
N E
(N o t E s t a b .)
Scott County GIS
SUBJECT
PROPERTY
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 82.5135.2143.867.5103.7 89.0 89.0 89.0 89.0 89.0 89.0 105.6 135.0135.0135.0135.0135.0135.0135.0135.0140.21
8
2
.
5
86.3 86.0 86.0 86.0 86.0 86.0 105.5 140.0140.2110.0
140.2140.0107.886.086.0 140.2140.0140.0140.2140.2140.086.086.086.0 140.1140.0140.0140.186.3114.6 140.1140.0112.3 86.3 86.0 86.0 86.0 86.0 86.0
86.0 86.0141.5106.643.6150.2135.0 107.255.373.57
3.5
73.5
69.2 87.0 87.0 87.0 87.0 87.0 116.8
20.887.033.2138.0138.0138.0138.0138.0138.0139.2132.0132.0132.057.9131.2
13
1
.
2
133.0
96.0 87.0 87.0 87.0 87.0 87.0 92.2 14.676.228.262.991.091.0107.0140.0
107.091.091.091.088.2141.2
140.0
140.0
140.0
160.6
140.0135.0135.0140.0107.889.089.089.089.089.089.0119.2108.788.088.0
144.8141.090.090.0133.5
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
14.626.823.1S00°28'27"W
1323.74
S88°35'49"E568.21N00°28'27"E
1323.74 N88°35'49"W658.2325 303030
302525 25
33
333025252525252530DRAINAGE & UTILITY EASEMENT
DRAINAGE & UTILITY EASEMENT
4040PRAIRIE WAY180TH STREET EASTMISSION TRAIL
74.7615.245555
4535
1030
STREET ASTREET A31.937.336.517.625.3928.1130.6625.00WETLAND
WETLAND
227.4316.6
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+008+009+0010+0011+0012+0012+230+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+003+004+005+006+007+008+009+009+12331' - 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%193' - 8" PVC PipeSDR-35 @ 0.50%SAN-6
RIM:955.73
INV :943.3 (W)
INV:943.23 (E)78' -
8"
PVC P
ipeSDR-35 @ 0
.50%
SAN-7
RIM:956.22
INV :943.8 (SW)
INV:943.72 (E)
6
6
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-
8
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P
V
C
P
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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" PVC PipeSDR-35 @ 2.09%SAN-12
RIM:970.87
INV:958.57 (E)
SAN-5
RIM:966.72
INV:951.25 (E)239' - 8" PVC PipeSDR-35 @ 0.50%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 PRAIRIE WAY180TH STREET EASTMISSION TRAIL
STREET ASTREET A14
297'-8" DIP 237'-8" DIP207'-8" DIP 299'-8" DIP 285'-8" DIP
398'-8" DIP202'-8" DIP
93'-8" DIP76'-8" DIP75'-8" DIP324'-8" DIP83'-8" DIP218'-8" DIP
70'-8" DI
P
6
3
'
-
8
"
D
I
P
6
3
'
-
8
"
D
I
P132'-8" DIPDATE____________ 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
958.0955.0957.8
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
966.5962.5963.5967.5965.5970.5964.3972.5965.8974.0960.0
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
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0
95
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0958.5955.0958.5955.0965.5
961.5
957.6954.2FB FB FB FB FB FB FB FB
FB FB FB SEWO DW DW
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DW DW DW
DW DW
FB
DW DW DW DW DW
DW
DW
DW
DW
DW
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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
95
6 964
13
DW
16
1' DROP
1' DRO
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
952.3 957.9950.0 956.8950.0
953.3
952.4
956.4
957.8 955.8956.8
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 964964964962960962960
960960962
958
958960
962
964
956
958
96
0
960958 9
6
2
96
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962960958956
9
5
8
9569569
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
961.206+61961.20-0+53???0+00971.681+00970.902+00968.783+00965.234+00963.805+00964.216+00962.49HP: 1+66.67
Elev: 957.21
LP: 3+84.32
Elev: 955.43 HP: 10+86.25
Elev: 964.40
LP: 4+01.54Elev: 963.80HP: 4+82.15Elev: 964.26HP: 0+25.00Elev: 971.7812+23958.420+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
957.477+00
957.7
38+00956.079+00955.9510+00955.1911+00956.2712+00957.95LP: 5+91.41
Elev: 957.46
HP: 6+69.09
Elev: 957.87LP: 8+54.89Elev: 955.71HP: 9+18.29Elev: 956.04LP: 10+04.44Elev: 955.19964.5
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
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STREET, SIDEWALK &
GRADING DETAILS TO
BE COORDINATED
WITH THE CITY AND
ADJACENT LAND OWNER
EBOX
CBOX
CBOX EBOXCBOX CBOX
P-9963.1
P-8957.4
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SB-5961.7
SB-6962.5
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STREET ASTREET AE.O.F.952.2958.0 EX
EX. CB
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R:958.46"
SOL
ID
HDPE6" PERF. HDPE6" PERF. HDPE948.6
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
1-3943.0
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 ☐ ☐ ☐ ☐ ☐