HomeMy WebLinkAbout10B - Northwood Meadows
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
MARCH 20, 2006
10 B
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING
MAP TO DESIGNATE PROPERTY AS NORTHWOOD MEADOWS PUD AND
A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS
NORTHWOOD MEADOWS
Introduction
Manley Land Development, Cardinal Development Group, and Donnay Homes
have applied for approval of a development to be known as Northwood
Meadows on property located on the west side of Northwood Road, directly
west of the Northwood Oaks development and east of Spring Lake Regional
Park. The application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
The proposal calls for the development of 79 acres into 136 lots for single
family dwellings, as well as parkland and open space. The PUD allows smaller
lot sizes than permitted under a conventional R-1 development. This agenda
item requests City Council approval of the rezoning and the preliminary plat.
Historv
This property was annexed in 2004, .in the first phase of the Orderly
Annexation Agreement. The property was automatically zoned R-1 at the time
of annexation. The three developers have accumulated the parcels within
these 80 acres, and have combined their parcels in this preliminary plat. This
allows the developers to better coordinate the timing and the placement of
utilities.
The Planning Commission held a public hearing to consider this preliminary
plat on February 27,2006. A copy of the minutes of this meeting is attached
to this report. Several residents spoke at the meeting; their main concern
seemed to be the traffic generated by this development. The staff and the
Planning Commission noted the existing streets are designed and built to
accommodate this traffic. In addition, there are no other access options for
this property.
The Planning Commission recommended approval of this preliminary plat
subject to the following conditions:
1. A wetland mitigation plan must be approved prior to any grading on the
site.
2. The plan must be revised to include a pedestrian access to the park from
www.cityofpriorlake.com
Phone 952.447.4230 I Fax 952.447.4245
Knoll Ridge Drive.
3. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated January 5,
2006. All grading, hydrology and stormwater issues must be addressed
prior to any grading on the site.
4. On the final PUD plan, clearly indicate which lots will be allowed a 7.5' side
yard setback.
S. As part of the final PUD plan, provide a table which will enable staff to track
the impervious surface on the site. Overall impervious surface may not
exceed the percentages shown on the plans.
6. 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.
7. The developer must submit a cash contribution for park development as
part of the development contract.
8. Provide street names unique to the City street naming system for all
streets.
9. The developer must submit a Letter of Credit in an amount equal to 125%
of the cost of the required replacement trees.
10. The developer must provide a phasing plan for this development.
Current Circumstances
The developers are proposing to develop this site as a Planned Unit
Development; this process allows the developers to submit a combined
proposal, and to develop lots smaller than the minimum lot area. In return, the
development provides the following benefits to the City:
· An additional 8.76 acres of parkland over the required 6.72 acre
dedication.
. A cash contribution of $30,000 towards the park improvements.
. Some additional tree preservation.
The developer has submitted a conceptual plan for a conventional
development of 106 lots. This plan does not include any parkland dedication.
The proposed PUD creates an additional 30 lots with parkland dedication. The
cost to the City to develop a neighborhood park of this type is $80,000 to
$100,000. The City has funds programmed for 2008 for this park
development. While the developer is proposing a cash contribution of
$30,000, this amount will cover only a fraction of the City's costs.
Section 1106.400 of the Zoning ordinance lists the types of uses and
standards allowed under a PUD. These are:
(1) Variety: Within a comprehensive site design concept a mixture of land
uses, housing types and densities.
(2) Sensitivity: Through the departure from the strict application of required
setbacks, yard areas, lot sizes, minimum house sizes, minimum
requirements, and other performance standards associated with
traditional zoning, planned unit development can maximize the
development potential of land while remaining sensitive to its unique and
valuable natural characteristics.
(3) Efficiency: The consolidation of areas for recreation and reductions in
street lengths and other utility-related expenses.
(4) Density Transfer: The project density may be clustered, basing density on
number of units per acre versus specific lot dimensions.
(5) District Integration: The combination of uses which are allowed in
separate zoning districts, such as:
a. Mixed residential allows both densities and unit types to be
varied within the project.
b. Mixed residential with increased density acknowledging the
greater sensitivity of PUD projects, regulation provides
increased density on the property if a PUD is utilized.
c. Mixed land uses with the integration of compatible land uses
within the project.
The PUD provisions offer maximum flexibility in many areas, including
setbacks, building heights, and so on.
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 site consists of 79 acres. The net site area is 67.21
acres.
Toooaraohv: This site has a varied topography, with elevations ranging from
972' MSL at its highest point to 912' MSL at its lowest point. The high point pf
the property is located at the southwest corner, while the low point is at the
wetland in northwest corner of the property. The steepest portion of the site is
the ridge along the western portion of the property, adjacent to the wetland.
Veaetation: There are 4 existing single family dwellings and associated
outbuildings on this site. Only one of the existing houses will remain on this
site. There are also several stands of significant trees on this site. The project
is subject to the Tree Preservation requirements of the Zoning Ordinance.
Wetlands: There are approximately 12.43 acres of wetlands on this site. The
largest of the wetlands is located at the northwest corner of the site. The plan
proposes to impact a small wetland located on the south side of the plat. The
Wetland Technical Evaluation Panel has approved the plan to fill this site and
mitigate the wetland through the purchase of off-site wetland banking credits.
The City Council must approve the mitigation plan before any work is done on
the site.
Access: Access to the site is from Hawk Ridge Road and Knoll Ridge Drive,
both located on the east side of the proposed plat. The plan proposes to
extend these streets west into the development. There are no opportunities to
provide access to this property from the north, south or west.
2020 Comorehensive Plan Desionation: This property is designated for
Urban Low to Medium Density Residential uses on the 2020 Comprehensive
Plan Land Use Map.
Zonina: The site is presently zoned R-1 (Low Density Residential).
Shoreland: A portion of this property is also located within the Shoreland
District for Arctic Lake, a Natural Environment Lake, and Prior Lake, a General
Development Lake. As such, the property is subject to the Shoreland PUD
requirements listed in Section 1104 of the Zoning Ordinance.
PROPOSED PLAN
Lots: The preliminary plat consists of lots for 136 single family homes. Lot
sizes range from 7,150 square feet to 30,103 square feet in area. The
minimum lot area within the R-1 district is generally 12,000 square feet. Within
the Arctic Lake Shoreland District, the minimum lot area is 20,000 square feet.
As part of the PUD proposal, the developers are requesting modifications to
these lot areas.
Densitv: Density of the development is based on the net area of the site,
which is 67.21 acres. There are a total of 136 units proposed, for an overall
density of 2.02 units per acre. This is consistent with the density in the R-1
district.
Density is also restricted by the Shore land District. The north portion of the
site is located within Tiers 3 and 4 of Arctic Lake. The east south portions of
the site are located within Tiers 3 and 4 of Prior Lake. The maximum density
permitted in each tier of these districts is identified in the following tables:
Arctic Lake Permitted Proposed # Units
Density Density Over/Under
I Shoreland District Tier 1 NA NA
Shoreland District Tier 2 NA NA
Shoreland District Tier 3 8 4 4
Shoreland District Tier 4 2 1 1
TOTAL 10 5 5
Prior Lake Permitted Proposed # Units
Density Density Over/Under
I Shoreland District Tier 1 NA NA
I Shoreland District Tier 2 NA NA
I Shoreland District Tier 3 6 4 2
I Shoreland District Tier 4 49 21 28
I TOTAL 55 25 30
Proposed densities within each tier are below the allowable levels.
Streets: This plan proposes two major access streets and five interior cul-de-
sacs, all public. The streets include:
. Hawk Ridge Road. This street is a 1,900' long extension of the existing
Hawk Ridge Road. It is designed with a 60' wide right-of-way, a 32'
wide surface and sidewalk on one side. The street provides access to
38 lots.
. Knoll Ridge Drive. This street extends 1,000 feet west from its current
end to the intersection with Hawk Ridge Road. The street is also
designed with a 60' wide right-of-way, a 32' wide surface and sidewalk
on the south side. The street provides access to 17 lots.
. Street 2 is an 850' long cul-de-sac located on the north side of Hawk
Ridge Road providing access to 22 lots, including one of the existing
homes. The street is designed with a 50' wide right-of-way and a 32'
wide surface.
. Street 3 is located on the south side of Hawk Ridge Road, and is a 550'
long cul-de-sac providing access to 23 lots. This street is also
designed with a 50' wide right-of-way and a 32' wide surface.
. Street 4 is a 200' long cul-de-sac providing access to 11 lots. It is
located on the north side of Hawk Ridge Road, west of Street 2, and is
designed with a 50' wide right-of-way and a 32' wide surface.
. Knoll Ridge Court is located on the west side of Hawk Ridge Road in
the south half of the plat. It is a 350' long cul-de-sac, designed with a
50' wide right-of-way, a 32' wide surface and sidewalk on the south
side. It provides access to 9 lots.
. Hawk Ridge Court is also located in the southern part of the plat, and is
on the south side of Knoll Ridge Drive. It is a 600' long cul-de-sac,
providing access to 15 lots. It is designed with a 50' wide right-of-way
and a 32' wide surface.
SidewalkslTrails: Trails are a major component of this proposed
development. The object is to provide both an interior trail system, and
connections to the neighborhood park. The trail connections proposed as part
of the development include:
. A looped trail beginning on the north side of Hawk Ridge Road, then
extending behind the lots along the north side of the plat and
reconnecting on the west side of Hawk Ridge Road.
. A trail on the south side of Hawk Ridge Road through the neighborhood
park.
. Sidewalks along Hawk Ridge Road and Knoll Ridge Drive.
No trail connections are proposed to Spring Lake Regional Park because Scott
County has previously indicated there should be no connections.
Parks: Parks are another central component of this proposal. The plan
proposes to dedicate a total of 34.74 acres as park. This includes a 5.75 acre,
active neighborhood park. Neighborhood parks typically include a small picnic
shelter, playground equipment, an active playfield (soccer or baseball) and a
small parking lot. Of the remaining 28.99 dedicated acres, 19.26 acres are
wetlands, ponds or steep slopes. The remaining 9.73 acres are uplands. The
trail system meanders through this area. This area also includes
approximately 10 acres of woods which will be preserved.
The City Subdivision Ordinance states "dedicated land shall be made suitable
by the developer for its intended use as parks and playgrounds, trails or public
open spaces." To do so, the developer is responsible for grading, topsoil, turf
establishment and construction of the trails. The developer is also proposing a
$30,000 cash contribution for construction of the park amenities. The City has
programmed $80,000 for the development of a neighborhood park in this area
for 2008.
Sanitary SewerlWater Mains/Storm Sewer: The Engineering Department
has reviewed the plans for these utilities. These comments are attached to
this report.
Buildina Stvles:
The plan proposes a variety of single family homes in the $400,000-$600,000
price range. The intent is to provide a "life style" market, with homes for first-
time single family homebuyers to empty nesters.
Setbacks: The required and proposed setbacks for this development are
shown on the following table:
I Single Family Setbacks
I Front (from ROW line)
I Side
I Rear
Required
25'
10'
25'
Proposed
25'
7.5' to 10'
25'
As part of the PUD, the developers are proposing the small lots, located south
and east of Hawk Ridge Road, be allowed a 7.5' side yard setback. The other
setbacks are consistent with conventional development.
Imoervious Surface: The maximum impervious surface allowed in the
Shoreland District is 30% of the lot area above the OHW. Impervious surface
coverage is further limited to 25% of each tier area in a Shoreland District
PUD. The table below compares permitted and proposed impervious surface:
Arctic Permitted Proposed Prior Perm itted Proposed
Lake Lake
I Tier 1 25% NA Tier 1 25% NA
I Tier 2 25% NA Tier 2 25% NA
Tier 3 25% 13.17% Tier 3 25% 7.48%
Tier4 25% 19.74% Tier4 25% 16.63%
Overall 30% 14.29% Overall 30% 15.63%
The proposed impervious surface of all of the development is 26.29 percent.
Shoreland Ooen Soace Reauirements: The Shoreland ordinance requires
at least 50% of the total project area, or 39.82 acres, within this PUD be
preserved as open space. The wetlands, parks and yard areas meet this
requirement.
LandscaDina: Landscaping will be required for each element of this
development. Generally, landscaping requirements for single family
developments include 2 trees per front yard and 4 trees per corner lot.
Tree ReDlacement: There are many significant trees on this site. One of the
goals of the development is to preserve some of the most significant of these
trees, such as the oaks along the wetlands, thus, the request for smaller lots to
minimize the grading on the site. These oaks are also located within the public
land.
According to the tree inventory, there are 14,167.5 caliper inches of significant
trees. The Zoning Ordinance allows up to 25% of the significant caliper inches
to be removed for road and utility purposes, and up to 25% for building pads
and driveways. The number of significant inches removed over and above
these percentages must be replaced at a rate of a 1/2 caliper inch for each
inch removed. This plan proposes to remove 30.36% of the caliper inches of
significant trees for roads and utilities, and 22.88% for building pads and
driveways. Each developer will be responsible for tree replacement within his
segment of the development. The plans call for replacement of 620 caliper
inches (2482.5 inch trees).
Traffic Imoact Reoort: A traffic impact report was submitted with this
development plan. The total daily trips generated from this development at
build-out are estimated to be 1,300. The study concludes the following:
. Local streets are designed to handle up to 1,000 average daily trips
(ADT). Including the proposed development, the anticipated traffic on
Hawk Ridge Road is 727 ADT, and the anticipated traffic on Knoll
Ridge Drive is 708 trips.
. All of the traffic generated by this proposed development will access
Northwood Road, which is classified as a Major Collector street. Major
Collectors are defined as "Roadways containing one or two lanes of
traffic in each direction with controlled intersections whose function is to
serve long trips within the City and access to and from collector streets
and to and from minor and major arterials." Northwood Road is
designed to accommodate 5,500 to 9,000 ADT. The current traffic
volumes on this road range from 1,050 ADT on the south end to 2,350
ADT on the north side.
Market Study: Section 1106.703 requires an application for a PUD include a
market study prepared within 6 months prior to the application identifying the
market area of the project and the demand trends within this area. The
developers have submitted a market study, dated December 14, 2005. The
analysis concludes "with proper pricing, design and marketing, the Prior Lake
market appears capable of absorbing the 136 homes contained in Northwood
Meadows over a two to three year period. "
Phasina: The developer expects to reach build-out in 2-3 years. No phasing
plan has been submitted.
Fees and Assessment: This development will be subject to the standard
development fees.
ISSUES:
The question before the City Council is whether the proposed benefits are
equal in value to the modifications requested by the developers. One of the
stated purposes of a PUD, according to Section 1106.100, is to "demonstrate
that the particular areas to be developed can offer greater value to the
community and can better meet the community's health, welfare and safety
requirements than if those same areas were to be developed in a single
purpose zone."
As noted earlier in this report, the developer has proposed the following
benefits to the City:
. An additional 8.76 acres of upland parkland over the required 6.72 acre
dedication.
. A cash contribution of $30,000 towards the park improvements.
. Ten acres of additional tree preservation.
The City Council must determine whether or not these benefits justify the
additional density and other modifications requested by the developers.
The Planning Commission believed these benefits justified the PUD. If the
City Council agrees the PUD is appropriate, the other issues to be considered
include the following:
Park Issues:
At the Planning Commission meeting, the developer stated they would prefer
to install the playground equipment in the park. In the City's experience, a
playground structure costs about $45,000. If the developer wishes to facilitate
the installation of this equipment, we would ask for that amount in cash, and
the City would be responsible for the installation. The developers must clarify
their intent as to this equipment and cash contribution.
The Planning Commission also recommended the developer include a
pedestrian access to the park from Knoll Ridge Drive. The staff, however,
recommends this access point be wide enough to accommodate a driveway
entrance and a small parking lot.
Lot Issues:
The lots located at the end of Hawk Ridge Court which utilize grinder pumps
must be eliminated. The developer is preparing revised plans to address
these lots and intends to submit these plans for staff review prior to the City
Council meeting.
PUD PRELIMINARY PLAT: The PUD must be reviewed based on the criteria
found in Section 1106.100 and 1106.300 of the Zoning Ordinance. Section
1106.100 discusses the purpose of a PUD. These criteria 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 three
developers to submit a combined proposal that will allow a more efficient
extension of utilities, and will preserve and enhance the natural features
of the site.
2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The proposed PUD plan allows for the preservation of open space by
providing a plan that will preserve an additional 10 acres of woods, and
will provide additional passive park and open space.
3) Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect
all elements of the PUD while also creating internal interaction spaces
and services for people.
4) Increase economic vitality and expand market opportunities;
The proposed variety of housing styles will provide additional housing
opportunities.
5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
The new residential area will strengthen the City's tax base.
6) Increase transportation options, such as walking, biking or bussing;
The plan will provides addition trails for the City's park system. The
layout also allows potential trail access to Spring Lake Regional Park.
7) Provide opportunities for life cycle housing to all ages.
The PUD plan includes several housing types.
8) 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 public streets to provide access through the
development and to adjacent properties.
9) 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 a park and trails that will connect into the City trail
system.
10) 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 proposed development preserves an additional 10 acres of wooded
area.
11) High quality of design compatible with surrounding land uses, including
both existing and planned.
The proposed design will be to scale with the adjacent development to
the east.
PRELIMINARY PLAT: The memorandum from the City Engineering Department
(attached) lists several revisions required to the preliminary plat. Most of these
issues can be addressed at the final plat stage. However, no grading will be
allowed until all of the grading and hydrologic issues have been addressed.
The Planning Commission recommended approval of this development on the
basis it is consistent with the PUD criteria, and with the provisions of the
Zoning and Subdivision Ordinance. The Planning Commission recommended
this approval be subject to the conditions listed on pages 1 and 2 of this report.
FINANCIAL
IMPACT:
There is no budget impact as a result of this action. Approval of the project will
facilitate the development of the area and increase the City tax base.
ALTERNATIVES:
The City Council has the following alternatives:
1. Adopt an ordinance amending the Zoning Map to designate the subject
property as PUD and adopt a resolution approving the Preliminary Plat for
this development subject to the listed conditions, with the finding that the
preliminary plat is consistent with the intent and purpose of the Zoning and
Subdivision Ordinances.
2. Deny ordinance amendment and the Preliminary Plat on the basis they are
inconsistent with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case, the Council
should direct the staff to prepare a resolution with findings of fact based in
the record for the denial of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTIONS:
1. A motion and second adopting an ordinance approving an amendment to
the Zoning Map to designate the subject property from R-1 (Low Density
Residential) to PUD (Planned Unit Development).
2. A motion and second adopting a resolution approving a Preliminary Plat to
be known as Northwood Meadows, subject to the listed conditions.
Reviewed by: A ~./,.,~
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/7
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
CITY OF PRIOR LAKE
ORDINANCE NO.1 06-XX
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: Manley Land Development, Cardinal Development Group and Donnay Homes havE
submitted an application for a Planned Unit Development to be known as Northwoo(
Meadows; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Uni
Development at a public hearing on February 27. 2006; 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 an<
persons interested were afforded the opportunity to present their views and objectiom
related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Jeffers Pond on March 20
2006; 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
Northwood Meadows Planned Unit Development (PUD).
LEGAL DESCRIPTION:
All that part of the East Half of the Northeast Quarter of Section 4, Township114,
Range 22, Scott County, Minnesota, lying northerly of the following described line:
Commencing at the southeast corner of said East Half of the Northeast Quarter;
thence on an assumed bearing of North 00 degree 56 minutes 24 seconds East,
along the east line of said East Half of the Northeast Quarter, a distance of 778.55
feet, to a point hereinafter referred to as Point A; thence North 00 degrees 56
minutes 24 seconds East, along said east line, a distance of 690.65 feet; thence
North 89 degrees 03 minutes 36 seconds West, a distance of 20.91 feet; thence
southwesterly, a distance of 669.13 feet, along a tangential curve, concave to the
southeast, having a central angle of 41 degrees 30 minutes 00 seconds and a radius
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Page 1
Phone 952.440.9675 / Fax 952.440.9678
of 923.81 feet; thence South 49 degrees 26 minutes 24 seconds West, tangent to
said curve, a distance of 117.54 feet; thence southerly, a distance of 207.39 feet,
along a tangential curve hereinafter referred to as Curve A, concave to the east,
having a central angle of 47 degrees 15 minutes 00 seconds and a radius of 251.48
feet; thence northeasterly, a distance of 167.37 feet, along said Curve A, having a
central angle of 38 degrees 08 minutes 00 seconds and a radius of 251.48 feet, to a
point hereinafter referred to as Point B; thence northwesterly, along a line not
tangent to said curve, a distance of 643.86 feet, to a point on the west line of said
East Half of the Northeast Quarter, distant 1180.00 feet south of the northwest
corner of said East Half of the Northeast Quarter and the point of beginning of the
line to be described; thence southeasterly, a distance of 643.86 feet, to said Point B;
thence southwesterly, a distance of 167.37 feet, along said Curve A, having a
central angle of 38 degrees 08 minutes 00 seconds and a radius of 251.48 feet;
thence South 02 degrees 11 minutes 24 seconds West, tangent to said curve, a
distance of 180.76 feet; thence South 87 degrees 48 minutes 36 seconds East, a
distance of 810.00 feet, to the point of beginning.
Together with:
That part of Government Lot 5, Section 3, Township 114, Range 22, Scott County.
Minnesota, described as follows:
Commencing at the southeast corner of said East Half of the Northeast Quarter;
thence North 00 degrees 56 minutes 24 seconds East (assuming bearing) along the
east line of said East Half of the Northeast Quarter, a distance of 778.55 feet to the
point of beginning of the land to be described; thence South 89 degrees 03 minutes
36 seconds East, a distance of 24.69 feet; thence North 00 degrees 56 minutes 24
seconds East, a distance of 493.05 feet; thence North 89 degrees 03 minutes 36
seconds West, a distance of 24.69 feet to said east line; thence South 00 degrees
56 minutes 24 seconds West, along said east line, a distance of 493.05 feet, to the
point of beginning.
And
Section 04, Township 114, Range 22, P/O E ~ NE ~ COM SE COR, N 1469.2 feet,
NW 20.91 feet, CURVE SW 923.81 feet, CURVE SW 117.54 feet, CURVE SW
40.01 feet, TO POB, CURVE SW 251.48 feet, CURVE SW 280 feet, CURVE SE
122.66 feet, SW 583.4 feet, N1090.99 feet, SE 643.86 feet to POB.
And
That pare of the East Half of the Northeast Quarter of Section 4, Township 114,
Range 22, Scott County, Minnesota described as follows:
Commencing at the southeast corner of said East Half of the Northeast Quarter;
thence on an assumed bearing of North 00 degrees, 56 minutes, 24 seconds East
along the east line of said East Half of the Northeast Quarter a distance of 1,469.20
feet; thence North 89 degrees, 03 minutes, 36 seconds West a distance of 20.91
feet; thence southwesterly along a tangential curve concave to the southeast having
a radius of 923.81 feet, a central angle 41 degrees, 30 minutes, 00 seconds, an arc
length of 669.13 feet; thence South 49 degrees, 26 minutes, 24 seconds West
tangent to said curve a distance of 117.54 feet; thence southerly along a tangential
curve concave to the east having a radius of 251.48 feet, a central angle of 47
degrees, 15 minutes, 00 seconds, an arc length of 207.39 feet; thence South 2
degrees, 11 minutes, 24 seconds, West tangent to said last described curve a
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distance of 280.00 feet; thence southeasterly along a tangential curve concave to
the northeast having a radius of 286.71 feet, a central angle of 24 degrees, 30
minutes, 45 seconds, an arc length of 122.66 feet to the point of beginning of the
land to be described; thence continuing southeasterly along said curve having a
radius of 286.71, a central angle of 50 degrees, 29 minutes, 15 seconds, an arc
length of 252.64 feet; thence South 72 degrees, 48 minutes, 36 seconds East
tangent to said last described curve a distance of 55.00 feet; thence easterly along a
tangential curve concave to the north having a radius of 580.84 feet, a central angle
of 38 degrees, 00 minutes, 00 seconds, an arc length of 385.23 feet; thence North
69 degrees, 11 minutes, 24 seconds East tangent to said last described curve a
distance of 63.39 feet; thence northeasterly along a tangential curve concave to the
southeast having a radius of 1,181.99 feet, a central angle of 5 degrees, 56 minutes,
49 seconds, an arc length of 122.68 feet to a point on the east line of said East Half
of the Northeast Quarter distant 481.21 feet northerly of the southeast corner;
thence southerly along said east line a distance of 481.21 feet to said southeast
corner; thence westerly along the south line of said East Half of the Northeast
Quarter to the southwest corner of said East Half of the Northeast Quarter; thence
northerly along the west line of said East Half of the Northeast Quarter distance of
344.00 feet; thence northeasterly a distance of 58,340 feet to the point of beginning.
Together with and subject to an easement for public roadway described as follows:
A strip of land 66 feet in width, in that part of Outlet A, NORTHWOOD, Scott County,
Minnesota, and that part of Government Lots 5 and 6, Section 3, Township 114,
Range 22, Scott County, Minnesota, and that part of the east half of the Northeast
Quarter of Section 4, Township 114, Range 22, Scott County, Minnesota, the
centerline of which is described as follows:
Commencing at the southeast corner of said East Half of the Northeast Quarter
thence on an assumed bearing of North 00 degrees, 56 minutes, 24 seconds East
along the East line of said East Half of the Northeast Quarter a distance of 1469.20
feet to the point of beginning of the centerline to be described," thence North 89
degrees, 03 minutes, 36 seconds West a distance of 20.91 feet; thence
southwesterly along a tangential curve concave to the southeast having a radius of
923.81 feet, a central angle of 41 degrees, 30 minutes, 00 seconds an arc length of
669.13 feet; thence South 49 degrees, 26 minutes, 24 seconds West tangent to said
curve a distance of 117.54 feet; thence Southerly along a tangential curve concave
to the east having a radius of 251.48 feet a central angle of 47 degrees, 15 minutes,
00 seconds, an arc length of 207.39 feet; thence South 2 degrees, 11 minutes, 24
seconds West tangent to said last described curve a distance of 280.00 feet; thence
southeasterly along a tangential curve concave to the northeast having a radius of
286.71 feet a central angle of 75 degrees, 00 minutes, 00 seconds, an arc length of
375.30 feet; thence South 72 degrees, 48 minutes, 36 seconds. East tangent to
said last described curve a distance of 55.00 feet; thence easterly along a tangential
curve concave to the north having a radius of 580.84 feet a central angle of 38
degrees, 00 minutes, 00 seconds an arc length of 385.23 feet; thence North 69
degrees, 11 minutes, 24 seconds East tangent to said last described curve a
distance of 63.39 feet; thence northeasterly along a tangential curve concave to the
southeast having a radius of 1181.99 feet, a central angle of 5 degrees, 56 minutes,
49 seconds, an arc length of 122.68 feet to a point on the east line of said East Half
of the Northeast Quarter distant 481.21 feet north of the Southeast corner; thence
continuing northeasterly along said curve having a radius of 1181.99 feet, a central
1:\05 files\05 subdivision\05 prelim plat\northwood meadows\pud ord.doc
Page 3
angle of 6 degrees, 07 minutes, 36 seconds, an arc length of 126.39 feet; thence
North 81 degrees, 15 minutes, 49 seconds East tangent to said last described curve
a distance of 225 feet more or less to the centerline of Northwood Road and there
terminating; AND
A strip of land 66 feet in width in that part of Outlet A, Northwood, Scott County,
Minnesota, and that part of Government Lots 5 and 6, Section 3, Township 114,
Range 22, Scott County, Minnesota, the centerline of which is described as follows;
Beginning at a point on the east line of said East Half of the Northeast Quarter
distant 1469.20 feet north of the southeast corner; thence easterly at right angles to
said east line a distance of 427 feet more or less to the centerline of Northwood
Road and there terminating.
3. The Northwood Meadows Planned Unit Development includes the following
elements:
a. The PUD is a single family development consisting of lots from 7,150 square feet
to over 30,000 square feet in area. The PUD plan provides a minimum of 34.74
acres of park, including a 5.75 acre active neighborhood park.
b. The total number of units on the site will not exceed 136.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated December 13, 2005.
d. 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.
e. The elements of the plan will be as shown on the plans dated December 13,
2005, 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 three developers
to submit a combined proposal that will allow a more efficient extension of
utilities, and will preserve and enhance the natural features of the site.
b. More creative, efficient and effective use of land, open space and public facilities
through mixing of land uses.
The proposed PUD plan allows for the preservation of open space by providing a
plan that will preserve an additional 10 acres of woods, and will provide
additional passive park and open space.
c. Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect all
elements of the PUD while also creating internal interaction spaces and services
for people.
d. Increase economic vitality and expand market opportunities;
The proposed variety of housing styles will provide additional housing
opportunities.
1:\05 files\05 subdivision\05 prelim plat\northwood meadows\pud ord.doc
Page 4
e. Support long-term economic stability by strengthening the tax base, job market
and business opportunities;
The new residential area will strengthen the City's tax base.
f. Increase transportation options, such as walking, biking or bussing;
The plan will provides addition trails for the City's park system. The layout also
allows potential trail access to Spring Lake Regional Park.
g. Provide opportunities for life cycle housing to all ages.
The PUD plan includes several housing types.
h. 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 public streets to provide access through the
development and to adjacent properties.
i. 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 a park and trails that will connect into the City trail system.
j. 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 proposed development preserves an additional 10 acres of wooded area.
k. High quality of design compatible with surrounding land uses, including both
existing and planned.
The proposed design will be to scale with the adjacent development to the east.
5. Final plans for the Jeffers Pond Planned Unit Development are subject to the
following conditions
a. A wetland mitigation plan must be approved prior to any grading on the site.
b. The plan must be revised to include a pedestrian access to the park from Knoll
Ridge Drive.
c. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated January 5, 2006.
All grading, hydrology and stormwater issues must be addressed prior to any
grading on the site.
d. On the final PUD plan, clearly indicate which lots will be allowed a 7.5' side yard
setback.
e. As part of the final PUD plan, provide a table which will enable staff to track the
impervious surface on the site. Overall impervious surface may not exceed the
percentages shown on the plans.
1:\05 files\05 subdivision\05 prelim plat\northwood meadows\pud ord.doc
Page 5
f. 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.
g. The developer must submit a cash contribution for park development as part of
the development contract.
h. Provide street names unique to the City street naming system for all streets.
i. The developer must submit a Letter of Credit in an amount equal to 125% of the
cost of the required replacement trees.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 20th day of March, 2006.
ATTEST:
City Manager
Mayor
YES
NO
I Haugen
Dornbush
Erickson
LeMair
Millar
Haugen
Dornbush
Erickson
LeMair
Millar
Published in the Prior Lake American on the
day of
,2005.
Drafted By:
Prior Lake Planning Department
17073 Adelmann Street SE
Prior Lake, MN 55372
1:\05 files\05 subdivision\05 prelim plat\northwood meadows\pud ord.doc
Page 6
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on February 27,
2006, to consider an application from Manley Land Development, Cardinal
Development Group and Donnay Homes for the preliminary plat of Northwood
Meadows; and
WHEREAS, Notice of the public hearing on said preliminary plat has been duly published and
posted in accordance with the applicable Minnesota Statutes and Prior Lake
Ordinances; and
WHEREAS, All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of "Northwood Meadows" for the record at
the public hearing conducted by the Planning Commission; and
WHEREAS, The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of
Pike Lake Ponds on March 20, 2006; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a preliminary
plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The preliminary plat of "Northwood Meadows" is approved subject to the following conditions:
a) A wetland mitigation plan must be approved prior to any grading on the site.
b) The plan must be revised to include a pedestrian access to the park from Knoll Ridge Drive.
c) Revise the plans to address all of the Engineering comments in the memorandum from
Assistant City Engineer Larry Poppler dated January 5, 2006. All grading, hydrology and
stormwater issues must be addressed prior to any grading on the site.
d) On the final PUD plan, clearly indicate which lots will be allowed a 7.5' side yard setback.
e) As part of the final PUD plan, provide a table which will enable staff to track the impervious
surface on the site. Overall impervious surface may not exceed the percentages shown on the
plans.
www.cityofpriorlake.com
Phone 952.440.9675 / Fax 952.440.9678
f) 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.
g) The developer must submit a cash contribution for park development as part of the
development contract.
h) Provide street names unique to the City street naming system for all streets.
i) The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the
required replacement trees.
PASSED AND ADOPTED THIS 20TH DAY OF MARCH, 2006.
YES
NO
Haugen
Dornbush
Erickson
leMair
Millar
Haugen
Dornbush
Erickson
LeMair
Millar
Frank Boyles, City Manager
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Northwood Meadows\plaUesolution.DOC
PLANNING COMMISSION MINUTES
MONDAY, FEBRUARY 27, 2006
1. Call to Order:
Chairman St on called the February 27,2006, Planning Commission meeting to order
at 6:30 p.m. Tho present were Commissioners Lemke, Perez, Ringstad and Stamson,
Planning Director Ja Kansier, Assistant City Enginee Larry Poppler and Recording
Secretary Connie Carls
2. Roll Call:
5.
Bil ton
Lemke
Perez
Ringst
Sta on
Absent
Present
Present
Present
Present
J
3.
The Minutes from the Fe
as presented.
ary 13, 2006, Planning Commis . on meeting were approved
"',
4.
~
Commissioner Stamson read the Public Hearing Statement and opened the meeting.
~
A. EP05-220 & 220 Manley Land Development, Donnay Homes, and Cardinal
Development Group submitted an application for Preliminary Plat and Planned
Unit Development to be known as Northwood Meadows for 136 single family
residential homes on 34 acres. The site is located south of CSAH 82, north of Spring
Lake Road/CSAH 12, west of Northwood Road, east of Howard Lake Road/Co. Rd
81, and in the vicinity of Hawk Ridge Rd.
Planning Director Jane Kansier presented the Planning Report dated February 27,2006,
on file in the office of the City Planning Department.
Manley Land Development, Cardinal Development Group, and Donnay Homes have
applied for approval of a development to be known as Northwood Meadows on the
property located on the west side of North wood Road, directly west of the Northwood
Oaks development and east of Spring Lake Regional Park. The application includes a
Planned Unit Development Preliminary Plan and a Preliminary Plat. The proposal calls
for a residential development consisting of 136 single family homes along with parks and
trail on a total of 79 acres.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706,doc
1
Planning Commission Minutes
February 27,2006
The developers are proposing to develop this site as a Planned Unit Development; this
process allows the developers to submit a combined proposal developing lots smaller
than the minimum lot area. In return, the development provides the following benefits to
the City:
· An additional 8.76 acres of parkland over the required 6.72 acre dedication.
· A cash contribution of $30,000 towards the park improvements.
. Some additional tree preservation.
The developer has submitted a conceptual plan for a conventional development of 106
lots. This plan does not include any parkland dedication. The proposed PUD creates an
additional 30 lots with parkland dedication. The cost to the City to develop a
neighborhood park of this type is $80,000 to $100,000. The City has funds programmed
for 2008 for this park development. While the developer is proposing a cash contribution
of $30,000, this amount will cover only a fraction of the City's costs.
If the Planning Commission finds the PUD acceptable, the staff would recommend the
following conditions:
1. A wetland mitigation plan must be approved prior to any grading on the site.
2. The plan must be revised to include an access to the park from Knoll Ridge Drive.
3. Revise the plans to address all of the Engineering comments in the memorandum
from Assistant City Engineer Larry Poppler dated January 5, 2006. All grading,
hydrology and stormwater issues must be addressed prior to any grading on the site.
4. On the final PUD plan, clearly indicate which lots will be allowed a 7.5' side yard
setback.
5. As part of the final PUD plan, provide a table which will enable staff to track the
impervious surface on the site. Overall impervious surface may not exceed the
percentages shown on the plans.
6. 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.
7. The developer must submit a cash contribution for park development as part of the
development contract.
8. Provide street names unique to the City street naming system for all streets.
9. The developer must submit a Letter of Credit in an amount equal to 125% of the cost
of the required replacement trees.
10. The developer must provide a phasing plan for this development.
Questions from the Commissioners:
Perez:
Usually there is a recommendation from the City. Kansier said the decision to make this
aPUD.
Commissioner Ringstad requested abstaining from the discussions and voting as he is
connected with business to one of the partners.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
2
Planning Commission Minutes
February 27,2006
Comments from the Public:
Applicant Frank Blundetto representing Manley Brothers, with co-developers Donnay
Homes and Cardinal Development were available to answer questions.
John Uban, ofDSU, Planning Consultant for the developers explained the design with
some of the following comments:
· The site has over 30 acres of open space, parks and trails.
· The County is going to update their (adjoining) park plan. In that process they
would like to swap some land which would benefit the City.
· Everyone from the adjacent neighborhoods will be able to use the parks and trails.
· Instead of a cash contribution, they will install some of the first park equipment.
It is a feature that everyone who moves into the neighborhood should have from
day one. They think they can stretch that dollar a little further by putting the
equipment in themselves.
· There is a variety of different properties and sizes with three different developers
all coordinating the project.
Bill Keegan, 313 7 Shady Cove Point, said there have been a lot of studies done for this
project but one of his concerns is for the additional traffic on Fremont Avenue and
Northwood Road as the capacity will double with this development. How is the access
on County Road 82 going to be able to handle the additional traffic?
Kansier said the County has control of the intersection. The design of the intersection is
designed on the projected ultimate traffic. Kansier said the County Road 82 project is
scheduled later this year. If residents have questions, they can contact the City and we
will give the appropriate numbers to call.
Poppler believed it was planned for a three-quarters intersection. It has to meet certain
criteria to get a signal.
Stamson pointed out the County, not the City, is in control of the access.
Kansier explained the County and City have been working on the project for a few years
and a lot of thought have gone into the design.
Jim Weninger, 2591 Spring Lake Road, Shakopee, questioned the wetland mitigation and
questioned if the Watershed reviews this project.
Poppler responded the Watershed reviews the project similar to City staff. The wetlands
themselves have to follow the Wetland Conservation Act. It goes to a technical
evaluation panel where they decide whether it meets the Conservation Act or not.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
3
Planning Commission Minutes
February 27,2006
Weninger pointed out a lot of the runoff goes into Prior Lake and Spring Lake. His other
concern would be for water management and quality. He also noted the lots are smaller
than other residential areas.
Kansier noted this is a PUD (Planned Unit Development) and explained the project
densities.
Stamson questioned the 20,000 square foot lots in the Arctic Lake Shoreland District.
Kansier pointed out the 5 lots in the Shoreland District.
Jim Manfred, 3032 Knollridge Drive, said he did not feel the proposed parking lot or trail
access was necessary going in near his property. He would prefer a walking path. The
streets are pretty wide and can accommodate the parking.
Terrie Schrank, 2956 Hawk Ridge Road, sold their property to Manley Development.
Schrank explained their idea when selling to the developer was to view Prior Lake,
Spring Lake and the park and was wondering why there were no trails to the south of the
development.
Darren Dickenson, 3149 Shady Cove Point, questioned the City's ordinances for the cul-
de-sac and if there were any variances required.
Kansier explained the City ordinances and the area he is concerned about is not
considered a cul-de-sac. Northwood Road is designed to handle the traffic. Under the
PUD process there is no need for a variance.
Jim Casey, 3049 Hawk Ridge Road, asked if it was possible to restore the wetland that
was filled in from a previous owner instead of purchasing credits and moving it
somewhere else. Poppler responded the developer had talked about putting in a rain
garden in that area and did not know if that was still in the plans. Casey said it still fills
in with water with heavy rain.
Jerry Schrank, 2956 Hawk Ridge Road, requested the Planning Commission to require
the developers to put in the additional trails to the south end of the development.
Kelly Olson, 3060 Knollridge, said the park has a lot of accesses to it and sees no reason
to add a parking lot for the trails and park.
Todd Murr, 3022 Hawk Ridge Road, said he challenges the City's estimates as far as
assuming the traffic is going to be 50/50 off Hawk Ridge Road. He would like the City to
review the sidewalk extensions on Fremont and Northwood. Murr stated one of the cul-
de-sacs is 5 feet over the easement. Murr also said when he did the assessment there
would be quite a bit of grading to make it work and questioned who would be handling
the expenses. Kansier said any costs incurred with the development of the road will be
the developer's expense.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
4
Planning Commission Minutes
February 27,2006
Poppler said one of the conditions is to remove the cul-de-sac.
Bart Sheffield, 3061 Hawk Ridge, questioned the County not allowing access off the
gravel road into the park. Kansier explained it is a private driveway.
Sheffield said his other concern is the smaller lot sizes. All the traffic is going to go
down Northwood Road onto Hawk Ridge and questioned if there was any other access.
Kansier said there are no other options with the County Park and it is pretty limited.
There were no more comments from the public and the hearing was closed at 7:30 p.m.
Comments from the Commissioners:
Lemke:
· Questioned the applicants about the lack of trails in the southwest portion of the
development. Frank Blundetto responded they specifically put a sidewalk in to
keep the flow of the southern part of the development. There is not as much area
in the south to put in a trail- grading concerns. Initially they were told the
County wanted to connect a trail but that is not going to work for them at this
time. There have been a lot of discussions but the County would like to keep a
controlled access. The developer would like to see it work.
. Pretty familiar with the area and know the property quite well. In this case, there
is an overall benefit to the City.
. Ten acres of trees will be preserved.
. Thirty plus acres of open space is not common even in a conventional
development.
· The active parkland requirements are exceeded. The developer is providing more
than double the parkland.
. Nowhere else except a PUD can a development preserve so much of the character
of the land.
. The PUD process is the right way to proceed.
. In all aspects the density and tiers are well below the minimums.
. Would like to see the trails to the south but there are a number of other trails
provided.
. Tend to agree with the neighbors on the trail parking lots. However I feel the
streets will provide enough parking. Not convinced a parking lot is needed.
. Support.
Perez:
. Looked over the proposal and benefits and found the PUD process favorable.
. There are no issues with the tiers.
. The lot sizes are smaller but there are more tradeoffs.
· Regarding the traffic impact - the traffic coming in is still within the design
capacities.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
5
Planning Commission Minutes
February 27, 2006
· Agree with the parking spots - don't see a real need for a parking lot. Fine with
removing that condition.
· Share Lemke's concern with continuing the trail system to the south. Would like
to see something happen but the developer does not have full control of the
situation.
· Recommend approval.
Stamson:
· Agree with fellow Commissioners. Overall, the development is attractive and
appropriate for the property.
· As far as the smaller lots- as Commissioner Lemke pointed out there is one acre
of open space for each of the lots more than makes up for it.
· The additional open space, parks, tree preservation and the amount of usable open
space really does offset the smaller lot size and side yard setbacks.
. Overall, I am in favor of it.
· Same thoughts as everyone else on the parking lot - not a lot of traffic going
through, but in this particular case there is enough on-street parking. I do agree
there should be some access from the other side.
· Agree with the Schranks with the trails on the south side however the grading is
very steep. Ideally, the County would be able to work with us and run some trails
in that area. With this particular piece of land there is almost no way to do it.
Great idea but don't think it is possible.
· Overall, approve as staff recommends omitting the parking lot condition.
· The $30,000 cash contribution should be left up to the City Council.
Kansier questioned Mr. Uban's comments on the developer building some of the park
equipment and asked specifically which park.
Blundetto responded that after the neighborhood meeting, they felt some sort of tot lot
and gazebo would work. Blundetto said they would like to learn a little more about that
because they intend to spend that amount of money for those types of amenities. Would
like further discussions.
Stamson suggested having a little more detail before going to the City Council.
Blundetto said they will work with staff and be prepared before going to Council.
MOTION BY PEREZ, SECOND BY LEMKE, RECOMMENDING APPROVAL OF
THE PUD PRELIMINARY PLAN AND PRELIMINARY PLAT SUBJECT TO THE
CONDITIONS IN THE STAFF REPORT REVISING CONDITION #2 TO REMOVE
THE PARKING LOT AND INCLUDE A PEDESTRIAN ACCESS.
Vote taken indicated ayes by Perez, Lemke and Stamson. Ringstad abstained. MOTION
CARRIED.
This item will go before the City Council on March 20, 2006.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
6
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trC AREA 1..2.8'l4 SF
IMPERVIOUS SURFACE CALCULA TlONS
.....
$1REIS _ 5.07 ACRES
~'tS _ %.75 ACRES
IlUlDlNOS _ &05 ACRES
POIDS _ 1.110 ACRES
TOTAL WEIMOUS MfA _ 17..7 ACRES
U'EJMOUS CO'iUtA.GE - 22.1.
(........... MEA/GROSS NE:A)
WE1LNI) CCMRAGE _ 15.el.
~~~bo.
(GIROSS AREA--M"EINCIUS-
WE11.AfC)S/CiROSS AREA)
ZONING
DaS1lrG~ -~l.L.OWDDlSlTYRESlDENllAL
PRO'OSED zc:NIr<<: - "'PlAI" fVHr€D lINT IlE'\a.OPMENT
PARK SUMMARY
CltOSS PARK MfA
llEnNCI
P<lND
SlID' SUP[ (:>2OlII S1..OPE)
TOTAL t.IPL.A/IIl P....
- 34.74 ACRES
- 12.43 ACItES
- 1.110 AalES
- 5.~ AalES
. 15.... ACRES
PROOF OF PARKING
.~ [~~~ :: :'-).,,, ~TS.'"
I PIoRICNi _ 0
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SHEET INDEX
1. COVER SHEET - SITE PLAN
2. EXISTING CONDmONS
3. PRELIMINARY PLAT
4. PRELIMINARY P.D.D. SITE PLAN
5. SHORELAND OVERLAY
6. PRELIMINARY GRADING PLAN
7. PRELIMINARY UTILITY PLAN
8. PRELIMINARY LANDSCAPE PLAN
9. PRELIMINARY TREE PRESERVATION PLAN
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LOCATION MAP
PIlICalAD.MINNBiJOTA
COVER SHEET - SITE PLAN
MANLEY LAND DEVELOPMENT
19C1I'UZA reIV8
I!AGAN.WINNI!SOfA"I22
TI-fE BLUFFS OF NORlHWOOD MEAOOWS I 1 J, 10
PRx.LAD.MINNEIOTA I
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TOTAl. AREA
4i.5040f4C.
TOTAl. R.O.W. AREA
..............
..
TOTAl. lOT AREA
TOTAl. GROSS PARK ARE,I,
16.0691AC.
27.2i15 AC.
TOTAl. OUllOT ARF.
TOT"l NUMBER OUllOTS
o
;;
NUl.lBER ~ LOTS
~103SF.
---1!L.- ---RL..- lIB
SMAU.EST LOT
A~AGElOT
7,150 Sf.
GROSS DENSITY (EXClUDES PARKS ok OUllOTS)
NET DENSITY (EXQ.UDES PARKS. OUn.OT Ii: R/Vf)
"0,636 SF.
3.4 LOTS/AC.
4.1 LOTS/Ae
AVAIl.AElLE
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181
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DRAINAGE AND UllUTY
EASEMENTS ARE SHO~ THUS:
'1
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t t
BEING 5 FEET IN WIDTH, AND ADJOINING LOT
UNES UNLESS OTrlERWlSE INDICATED, AND 10
FEET IN WlOTH AND ...oJOINlNG SlREET UNES
AND REAR LOT UNES UNLESS OTHERWISE
INDIC"TED ON THE PL"T.
PREPARED BY PIONEER ENGINEERING. PA.
JOHN C. LARSON
REGlSlIRED PROFESSIONAL LAND SURVEYOR
19828
REG. NO.
!,I.~E!~neering
II-'~-~"'-"""""'''
)Q2~""'1I-M MaIdoIaHeiaJuaOffice 201_"_11.'-. .__",____"1
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,....
PREUMINARY PLAT
MANLEY~~PMENT ITIlEBLUFFSOFNORTHWOODMEAOOwsl 3 J 10
EAGAK,MD'OIBtOTA55122 .....UICE,MINNUOTA J
I
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I DENSITY CALCULATIONS
\ \~ ~UNITS / 21.93 ACR'" - 3.37 U"TS/ACRE
~\ '.. SE~~~~;~ FAMILY
\ 1\ \ .. 25' FRONT SElBA.CK
0\ I i[]I' ~5:. 'S~.OOO SF CORNER)
. ! L-J I L 86' WIDE LOT (103.2' CORNER)
~AJ I lOT c::r:l'RACXC\
25' FRONT SElBACK
7.S' SIDE SElBACK
25' REAR SETBACK
7000 SF LOT (8750 SF CORNER)
55' 'MDE LOT (70' CORNER)
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AREA CALCULATIONS
GROSS /oRf.A
TOTAL Yt8lAND AREA
AREA OUTLOTS A&:B
NET AREA
.. 49.50 ACRES
.. 12.32 ACRES
.. 15.25 ACRES
.. 21.93 ACRES
SHORn ANIl q:'1RA.CK~
ARCne lAKE 150' SETBACK
LOYtai PRIOR LAKE 75' SElBACK
YETlANOIAASlN snBACKS
30' SETBACK FROW H'M... OR WEllAND EDGE
LO\E:ST FLOOR ELEVAllON - N'M.
LOYlEST OPENING ElEVATION _ J' ABOVE H'M..
GROUND FLOOR AREA RATIO
(1675 Sf /UNIT. 1 UNITS) "" 1675 Sf
(2275 SF/UNIT . 52 UNITS) - 118300 Sf
(3600 SF /UNIT. 21 UNITS) _ 75600 Sf
TOTAL UNIT AREA _ ~
NET AREA G43218 Sf
_ 0.207 GF AR
IMPERVIOUS SURF ACE CALCULATIONS
~ - 2.52 ACRES
g~;:5:~ : ~.~ ~~
PONDS - 0.30 ACRES
TOTAl IIllPER'v'lOUS AREA - 8. nACRES
IMPERVIOUS ~AGE - 17.7:IX
(IMPERVIOUS AREA/GROSS AREA)
'll8LAND COVERAGE - 24.891
(~D AREA/GROSS AREA)
OPEN SPACE COVERAGE - 57.391
(GROSS AREA-IMPER'v'lOUS-
~DS/GROSS AREA)
ZONING
EXISllNG ZONING - .R-1. LOW DENSITY RESlOENlIAL
r "...........x.,. ZONING - '"PlIO- PlANNED UNIT DE'vELOPMENT
PARK SUMMARY
GROSS PARK AREA
orn.AND
POND
STEEP SlOPE (>201 SLOPE)
TOTAL UPlAND PARK
. 27.85 ACRES
. 12.32 ACRES
. 0.30 ACRES
- 1.89 ACRES
- 12.,. ACRES
PROOF OF PARKING
RFOIIlRFD PARKINC
2 PER UNIT. 74 UNITS _ 148
~~~N~~;)C + 2 PER UNIT(DRWY)) f. 74 UNITS _ 29E
OFFSmEET PARKING - D
TOTAL PARKING SPACES _ 298
PUD SITE PLAN
MANLEY LAND DEVELOPMENT I TIlE BLUfFS OF NORTI/WOOD MEADOWS I 4 '"'I' 10
191'PLAZAmuVll I'amu.D,MINNIlSDTA
EAGAN.MlNNll3DTASnZ2
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TOTAL NfE.k. 3.72 II: 0.78 I.c
1112.010 SF 33.323 '!iF
IMPERVIOUS AREA: 0.48 N:; G.., N;
~ I~WJUS 13.171: li.74S
, IJNllS ALlOW.Ia..E 8.10 1.67
(20,000 Sf')/(UNIT) (20,000 SF)/(lNT)
'UNl1S BUl..T 3.5 1.0
Il"MF1l PRIOR IIJ(~
.DEIbl lEB:!
TOTAL AREA: O.-4e AC 5.71 At;
UI,t04 SF ZS2,t21 SF
M'EFMOUS AREA: 0.00 II: 0.41 AC
I' tl!O ~ <&OIl
~
GRAPHIC SCJ.LE 1M J"EET
7.0..
, UNITS ~A8LE ule 21.01
(12,000 SF}/{UNl) (12.000 SF)f(UNlT)
, UNITS BUl.T 0.0 5.0
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TOTAL TREES TAGGED 997 12.890"
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REMOVE 191 TREES/2387"
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PRELIMINARY PLANS FOR:
The Villas of North wood Meadows
PRIOR LAKE, MINNESOTA
PREP ARED FOR:
DONNA Y HOMES
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SHEF'T J:'f<;;rRIPTI.QN
1 PREUt.lINARY SITE PLAN
2 EXISTING CONDITIONS PLAN
3 PREUt.4INARY PLAT
4 PRELIMINARY P .U.D. SITE PLAN
5 PREUt.4INARY GRADING PLAN
6 PRELlt.4INARY UTILITY PLAN
7 PRE~It.4INARY LANDSCAPE PLAN
8 PRELIMINARY TREE PRESERVA l1QN PLAN
9 PRELIMINARY DETAILS/NOTES (SWPPP)
10 PREU~INARY OETAILS
QJOJtfl0EFR
PAUL DONNAY
Dot-mAY HOMES (763) 531-0714
aVll ENGINEER
PETER KNAEBlE, P.E.
MAn PAVEK, P.E.
TERRA ENGINEERING (763) 593-9325
~
RICHARD SMITH, R.LS
EGAN, fiELD &: NOWAK (952) 546-68J7
SOIL ENGINEER
l.4ERV l.4INDESS. P.E.
STS CONSULTING LTD. (763) 315-6300
Wlf!lJl;.
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DENOTES SOIL BORING
CENO'T!S SLT FEHCE/CRAOING U"'IT
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DENOTES STORY SEWER
CENOTES SANITARY SEWER
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DENOTES EICISnNG SPOT ElEVAnON
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DENOTES SOIL BORING
I)(NOlES S1LT FtHCE/llRADING UIotIT
- -1056- - O(HOTES EXISTING CONTCllJRS
-lOSEl- ODlOTES PROPOSED CONTOURS
CENOTES Slt)IW SEYlER
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1. AU. WATrRWAIH SHAll BE DUCTILE IRON, ClASS 52, W1lH 7.5
FOOT J.llN&lUU CO~.
2. AU. SANITARY SEWER PIPE SHALL BE PVC ASlII 3034 UNL(SS
OlHERWlSE SPEaFlED.
.:s. AU. SANITARY SERVICE PIPE SHALL BE 4" PVC SOR21S
4. WAlER SEJMCES SHALL BE 1" rn:>E I( COPf>ER
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PLANTING NOTES:
PLANT S(~HEDULE:
DECIDUOUS SHADE TREES:
I S'r'lolBDl rT'r' I COt.llAON NAME BOTANICAl NAME I SIZE ROOT
I~ 18,8UR0Al( Ou-.:u. mocrClCClfllCl I 2.5" CAL
I (.) , !Al1TUWJrjBlAZE W""L.( ~X'~..1d' I 2.5' CAL ...
I ij J ICREIHSPRElfoIDEN rolla_lllItll.Gr......ir.. 2.S"CAl..
I W 2 I SKI'UHEHONt'I1..OCUST I;ledltllo lricl;nth", nermill 'SkjCole' I 25" CAL.. ...
I 0 , I SW~ 'Mill( OAK Quereulb1col<< I ". CAL
CONIFEROUS TREES:
I SYMBOL ON COMMON NAME BOTANICAL NAME: SIZE ROOT
I 0 ,. 8LAOl: HUS SPRUCE ~OCOQ 910uCll '",Kta' 6'HT.
I 0 ,. .wS1RlANPlNE PlnusniCJl1l i'HT.
1. londacapol CDtItroctor -'01 ....t tn. ,118 prior to ..bmitting bid to l>K;onW Iomllor..itt\ ,Ita l:Dnditiol'l..
2. It il tile r.-pon.ibillty 01 the contl'<lc:tor 10 idlntlf)' aq UTl~rground o;ob"', conduits. .-ir... etc:., on 1M
......n,.
J. No planting .~I ba iMtalltod ul'lta 011 grocllrw;J ond conatn>ction hal been ,,~ in immlldiot, oreo.
4. If ~ II a cr~ponc:y t..t".... thl numblr 01 pllInb "'-" an thl pIlIn lIllIIl the numtler 01 plllntl;
lhown in thI plllnt 1m. thIo n~ at p1anb Ii'Iolm on till pllIn will tllkl pl"lClCllllCe;.
5. AM planb IhlIJI bI of IlMCimln qllllllty. PllIlltl IIllIII now nCH'l'l'lQl, "ftII-a_1lIped brancll I)'Iot'"'" g
.,;gll~ f1brou1 r1lOl. 1I)'8tem: thly ahlIII bI .-nil, lwalthy, ,"paul pk.mb fl'1lll '""" dflecta.
d"...'9uri....luIotI.....n....H:linjuria.lIlN'uIionlofthlbo""pIanl~lnHCt"lllj..barers,gndall
flltlT'llllfinfeftgtions. AIIplonblhllMbln~grawn.
6. fgpair lIM dlImlI'JI III propert)' fltlm pIlIntinlj operatlona crt no cost to 0......
1. ~ ~"':-:.orlvu~o.f1~~=~. :ori~~' ti.: t;"ii=='o.:e lj~I':o;:'""'~~~1
pIontlllhollblll.....lInllinNlm'lClllGtilfllctorygrowi"'llcondltionotthlendofthlgU<m:lnteeperioll,
8, Th,... inch Deep lIhrwdd-.l IllIrdwoocl ba.k mulct1 wDI be inll'lollell under all trea one! Ihrubl Il1aI 0..-
aolClted from ground _ 0__ one! glMltll foundation plantil'l9l.
II. Ath....inch~ofI.5"d""'.wDllleclm....ror;lt.......landM:apew~borr.....hollbllMtoll-.linoll
"'I'\lb foundcrtion 1I..- un.. lItMrw. noted on pIlIn (_ laundatian llIne!lCape plonl).
'D,T""IIU)'in9in..o,~.lIlollbloptionoj. Th.lon<llCOpeCOI'1b'O<;t.orlhollbereeponsibllfor
malntol.w.v u.s in 0 Ilrai9h'\ l4'right condltion for 1I period 01 tw."'- months foMowinlj lR8tollation.
11. All pe~/Vliol/"''"uol plontinlJllhllll be mulched with 0 2" q.r of IIlr.d_ bon. with 1"10 Ion~1'"
..-dborrler.
12. The contilll,lOUll drllb of notiw llIlrubl around _t1onll perimeters CONtil~e tile wetland buffer toni,
EXISTlNG TREES (SAVED):
I SY\lBOl
Ie
I
DENOTES TREE TO BE SAVEO I
PLANTING DETAILS:
1"&,'l'E'.
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{rrP,}
~~rWr~Y~ 1-1/2" \WOE
8'-rJ' STEEL STAKE
f'1..AOOlNG-ONEPER'MRE
ROOT BAU. TO SIT ON WOUNDED
~~,~gr:~NJ.
Wl.ILCH - 4" DEIP - SEt SPEC
Pl.ANT..c SOl. - sa SP'Ec.
TI>PSOL
SU...'"
2" X 2" lC 24" WOOO STAKE SET
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~~ASREQUlREtl-
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DIAMETER DRAIN ROCK. CO';4Jt
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tc.IlnuITlILDPII
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TWO ALT'ERNATEWETliODS Of'
TREE STAKING ARE l.UIST1UTEl>;
ro
SCARIFY BOTTOlll AND SlOES or
KOlE PRIOR ro PLANTING
DOUBLE STRAHO 14 CiA. 'MRE - 3'
.120 DEGREE INTERVALS (m.)
,t'POlYPtlOPn.EHEOIt
POL~YL.ENE(40lollt..1-1/2''MtlE
STRAP m.l
,,~EE _lIP TO FIRST BRANCH
RAGGING - ON[ PER WIRE
ROOTBALL TO 9T ON lolOUNOEC SUBGRAOE.
RElolO'<< TOP 1/J or BURl..AP FROlI ROOTliALl....
ORGANIC YOlO! - 4" DEEP - SEE SPEC
f'lANTIHC SOIl- sa SPEC.
roPSCn
"'''''''''
2")1: 2" lC 24" WOOO STAKE SET
,,""'-'
EDGE CONOInON VARIES - seE PI.AH
DRAIN SYSTElol AS REQUIRED-
PER SPEC:
4"D1A. PERI'. PVCPIPE WllH SOCl(-PU,CEtllH
42" ~. DEPlH AUGERED HO.E I'1LLED
~#~"TD=1: rc:r~As Sl10'1lM.
DECIDUOUS TREE PLANTING DETAIL
SCAt!: 1IT."-o"
I ANOSCAPE' REOUIREMENTS"
TWO OVERSTORY TREES PER LOT (20 lOTS - 40 TREES)
FOUR DVERSTORY TREES PER CORNER LOT
10" Of TOTAL NUtr.4BER OF TREES PLANTEO MUST BE
lARGER SIZE (3,5"+)
TREE UmGATlON RfOUIRFlJENTS"
45 TREES REQUIRED (2.5" OVERSTOR'l' TREE OR 6' EVERGREEN TREE)
(SEE TREE PRESERVATION PLAN)
lQIAI TRFF REOUIRfMENTS"
45+40=85 TREES REQUIRED (LANDSCAPE &; tr.4mGATlON REOUIREMENTS)
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AREA CALCULATIONS
GROS8 MEA
TOTAl. WET1.ANDAREA
/IREA oun.oT8A& 8
lET AREA
GROUND FLOOR AREA RATIO
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NET~ -ctnAR
IMPERVIOUS SURFACE CALCULATIONS
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. OM ACRES
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. 0.55 ACRES
+
X;X
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T'I'PICAL STREET SIQI (PlA~ 512)
DENSITY CALCULATIONS
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PROOF OF PARKING
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....-.-"',""""", PARKING TOTALPARlQNGSPACES .168
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~ SPEaES COUMON NAME
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APPROllalAmy 133+00
EUVA1lON _ M1111
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l SPEaES SClENlIFlC NAME
OUANmY
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IS PER SIHDlI.E .
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1. L..ANDSCN'E CCIf1RAC'ltlR SHALL CAI.1. GOPHER srI. 1E CNE 48
HCIlIlS BEftlRE M't DIGQING RIt I ...', .. '., IND U1IJTY
LOCATES.
N01IS:
PftO\U All) 1fSTAU. Pl.NfT MA1ERW.S NT
MEET SOEm1CAlKIIS ., ARE (J' 1tE SI2E
TH.. AlII !HI:ES GMN If PlNfT SIHIU.L
RaINE lEAD (II: DAMAGBl IIWIHS. RETAIt
111: NAlUW. RRI CI' H: 1REE (If S1IIl8. DO NOT arr
llt:~
"'" IEID -.
r:c PlNfT HI1.ES 12" ... LARGER lHAH
..... All SID.
BADCFU1I1HPl.ANlICSta.-SE[SPEC.
SCARfY EIO'fT(II tf' Pl.AN1IIG HClI.
REfER 10 SPEtR:A1ICNS fIR AIXI1DW.
Fd&~~~~
2. 1HE CQHlRAC'RJR SHAll. PI..ACE A ...... CIF 4- OF
1tPSCL AfrI) ttGfI..NC) SOD III ALL BOULEYARD N1tEAS ElETWEEN
lItE 0JR8 AND RjW.
3. l..ANDSCAPE ~ SHALL COCRJI.IAlE All.
CX>>ISJRUC1)ON AND Pl..AfrI1IrtG AClMTES 'M1H GENERAL S1E
CClN1RACTOIt. 1tE GENERAL. S1E CON1RAC1'OR SHALL BE
......... ., .'"".....E FtlR COCIDrIAlING fll.AH1IrG AC1M1ES 10 0CCUt
AfTER 1HE SMAIl. PRIVATE U1IJ1'ES ARE f\ACED.
4. 0DN1RACT0R SHALL NOTFY I..ANDSCAPE ARaf1ECT Of JMY
SQL OR WATER CONCERNS tHCH EIIECDIE APPARENT N1ER
DlGGIC HOLES FtlR Pl.AN1ING.
c:RNCl TOTAL I 13
". ""a. IIrI'1GATION LOCATIOHS
A TOTAl. OF 58 . 2 11Z' BALL II<<) IIlft.AP oeaouous TREES N<<) 7 . 8' CONIFER TREeS SHAU.
BE PlANTED wmtN THE PRO.ECT IKX.IlIDARESAB SHOWN ABOIfE. THE TREES stW.1. BE
PLACED AT llESE APPROXNAlE LOCAnoNS wmtlHlER EXACT LOCATION BEING AD.lISTED
III THE FIELD_
Il:GEND
fj
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5. lItE COH1RACTCR SHAU. BE .'..:"':, ......E Fat WAtERING Of
1HE PI.AN1ED SOD 11m 1REES FtlR A ....... PEJIOI) OF 30
DA'I'S. THE CON1RAC1DR SHALL WARRAH1Y ALL. Pl.ANlIrfGS AND
SOD FOR A PERIOD Of 1 '!'EAR N1ER ACCEPTANCE OF
Pl.ACDIEJf1S AGAINST POOR PLANT PIRFCRMANCE. PlANT
DEFECTS AN) FMIG IGTAlJ..AlJONS.
PROPOSED O\~....... 1REE (DEaDUOUs)
F A..J'..-=- O\OSTORY 'TREE (CONFEROOS)
TREE / SHRUB DETAIL
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DRAWN BY: BRC
0tEDCm BY: SYiO
DESIGNED BY: SWD
JOB 1<<). 113002
PA'It: PECEWBER 2005
C-8
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, _~ -."" _' ~ . L\-yJSS.I. "",,\\\.~v. ........
'_1.'/ - - "'-' ~~~~. '-~~-"'. .... ~ '- .......""'f.\'11n~~. . . . .. .
,/Ifi//lr, 11111.1""7 / -/"",o',o' - /-,o'.i ,c')-'~'~ - -"'" "',,-,. ., - ,-, : ........
-::l.ffl'//I' /. . ,r " I , , i , / I 1'// ,,/ // /_..... /../~/~/-::'/:'-- ..r/ ",./' ,r-/ ",,/ :;: --- ~ - r- \ \ I'~\ \ \ Jli;- [)]]~ .......... >l\l~ ~,' ;--:-:-: ;-7
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APPROXIUA TEL Y 133+00
ElEVATION . .~.ull
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TREE PRESERVATION NOTES
1. BEFORE lAND CLEARING BEQNS. CONTRACTOR SHOULD WEETWITH nE
CClNSl.A..TANT ON 8I1E TO REVEW ALL WORK PROCEDURES. ACCESS
RC'IUTES. STORAGE AREAS, NCJ TREE PROTECTlON MEASURES.
2. TREE.. .-.............. FENCE IS TO BE PL.ACED CJUTSmE OF nE DRIP UNE OF
AU. SlGNFK:ANTlREES TO BE $A\IBl. FENCE TO REMAJN UNn.. AU. snc
WORK IS CQYl\.ETCD. fENCE SHOUlD NOT BE MCJIlIB) OR REL..OCATEO
WITHOUTVERBN. OR WRITTEN COMMLNCATIClH W'I1H lHE CONSULTANT.
3. NO fLL SHALL BE PLACED AGMrGTTHE TRlN<. ON TIE ROOT CROWN, OR
WInflN THE DRP IJNE AREA OF ANY TREES lliA.T MfE TO BE SAVED.
.. - CARE...-r BE TAKEN TO PREVENT CHANGE If THE SOL ae.asTRY DUE
TO ...................:;.~ WASH our NGLEN<AGE OR SPIJ..AGE OF TOXIC MATERIAL.S
SUCH AS PAINTS OR FlE1.S.
5. AU. CONSTRUCT1ON EQUlPWENT, vaua.e TRAfFIC AND STORAGE AAUS
MUST BE LOCATED OUTSIDE OF ANY TREE PROTECTION AA.EA.
e - PRUNING OF CW( TREES MUST HOTTAKE PLACE FROM APRl. 15 TO JLLY ,.
7 - IF WCllJN[MNG OF lW( TREES OCCUR. A NON-TOXIC WOUND DRESSING MUST
BE APPlED IIAEOlATB.Y, (EXCAVATORS MUST HAVE A. ._.. . _..... TREE
WOUND DRESSHG WITH TtEM ON IJEVELOPI,ENT SITES).
PRESERVATION TREE TOTALS
.
(5) SAVE 13
(RG) REMOVE FOR GRADING "
(RH) REMOVE FOR HOUSE PADStlRNE 11
TOTAl.. SIGNlFlCANTlREES 42
,.....
......
'''''''
......
TREE IIITlGATION
PROPOSED IlI11GATlllH
A lOTAL OF 56.21/'2" BAll.. N#:J BURLAP DECIDUOUS TRB:.S AND 7. e' ..... _-.;...._JS TREES stW..L
BE PLANTED 'MllIN THE PRO.ECT BOl.tfDARES. THIS EXCEEDS 11E REQUIRED 35lREES BY 2S TREES.
"
(1904"')
(.5.."')
(35.2%)
(100..0%)
ALLOWABLE REMOVAL FOR ORADaIIG. 25%
REMCNE 18 TREESI2.49.5"
2.9..5"1549S --4504'" RB<<l'\IED FOR GRADING
AMOUNT OF ~ INCHES EXCEEDING
ALLOWABlE REMOVAl. - 45A"'-25"Jlo - 2004'"
(2Oo4"'X549S) -112"TO BE MlllGATED FOR
(112")(O.5-REPLACE RATIO) - 58" CALIPER INCHES TO REPlANT
tilf'f2S (W1lGAllOH TREE SIZE) - 23 (2.5" lREES) TO REPI.AKT CJN...SlTE
ALLOWABLE REIIOVAL FOR lITUTES,
HOUBEPADS AND HOUSEPADS. 25%
REMOVE 11 TREESt193E
193815498' ~ 36.a REMOVED FOR GRADING
AMOUNT OF CH.f'ER INCtES EXCEEDING
AU..OWABLE REMOVAl.. 35.2%-25% .,~
(10.2%)(54i8) - W TO BE MI'TlGrAlB) FOR
(W)(O..s.REPLACEMENT RAoo). 28" CAUPER INCHES TO REPlANT
2Irf2S ~TION TREE SIZE)" 12 (2E TREES) TO REPlANT OH-SITE
I
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ORA" BY: BIte
CHECKED 8Y:SIO
OESICNED BY: SlID
.lOB NO. 183002
DA 1E: DECDlBER 2005
SHEET
C-g
I
~--------
LEGEND
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Tog' T.._ DBH CONDIl1ON S1EIlS STATUS
1 -- 8.5 4 S
2 -- 8.5 . S
. -- 7.5 . S
4 - ... . S
5 -.... 10.5 . S
. -- 7.0 . S
7 -- 8.5 . S
. -- 8.5 2 S
. - 11.0 . S
10 -- ... . S
11 -.. 10.. . S
12 _.- S.5 . S
1. - 10.5 . RG
14 - 14.. . RG
,. _.- 18.0 2 RH
1. - ,... 2 RH
17 _.- S.. . RH
1S - ".0 . RH
1. _.- 0.5 . RG
20 - 32.0 . RG
21 _.- ..0 4 RG
22 - ..5 . RG
23 - 12.0 . RG
.. - 14.0 . RH
25 - 19.0 . RH
26 - 17.0 . RH
27 - 26.. . RH
26 -- 10.5 . RH
20 - 10.0 . RH
30 - ,... . RH
., - ".0 . RG
32 - 42.0 . RG
.. -.. 7.0 . RG
.. _.- 10.. 4 RG
35 - 15.. . RG
36 - 14.5 . RG
'" -.... 11.0 . RG
.. _.- u . RG
3S _.- ..0 . RG
.. _.- 12.. 5 RG
.. -.. ..0 . RG
.. _.- 0.5 . s
A_ 13.08 4.so
T_ N..- of Slgnlficonl T......
1. DBH II dIImeter fine I'IIM8Ur8d -' 4.5' aw ground
'"'"'-
2. CordIIon II r8Ied an ICIde afo.10wllh 0 being. dNcl tree
1IIId10.perfed.....
3. T,..tlIgged wIIll'tUW:i, ~ runbered tag.
S. TREE TO BE SAVED
ass -TREE IS LOCATED OFF sere AICl WLL BE SA\/E)
~TS. TREE TO BE SA.\IED BY BEING MOVED WITH A 'TREE SPADE
RG. TREE TO BE REMCM:D FOR GRADING I
RH -TREE TO BE REMOVED FOR GRADING OF HOUSEPADS AND DRIVEWAYS
PRESERVATION TREE TOTALS
. ~-
(S)SA.VE 13 106.!i"
(RG)REMOVEFORGRADIHG 18 248.6'
(RH) REMOVE FOR HOUSE PADSItlRlVE 11 193.5"
TOT At SIGNIFICANT TREES 42 549.5"
(19.4%)
(45.4"')
(35.2%)
(100.0%)
A.
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f'u:,(861) IN-OUa
ORA.. BY: BRC
O€OCED BY: SWtl
DESIGNED BY: SlID
.G NO. 1113002
DATt:DECDIBER 2005
SHEET
C-10
!;IOV I 1 2005
Project Narrative for Northwood Meadows
Prior Lake, Minnesota
Manley Land Development, Donnay Homes, and Cardinal Development Group
Revised November 14, 2005
The project proposers of Manley Land Development, Donnay Homes, and Cardinal
Develvpw.ent are pleased to submit the following narrative describing the proposal for the
Northwood Meadows project near Arctic Lake. Northwood Meadows provides an opportunity to
create a community of diverse housing styles and sizes that front on a large amount of open
space that buffers the proposed developed portions of the site from the Arctic Lake complex that
envelopes the site to the west and north. The majority of homesites will front on wooded open
space or community park. These greenspaces preserve the sugar maple-basswood forest that
occupies the bluff portions of the site, and provide a scenic backdrop for the community. The
woodland not only will be a buffer but provide a scenic location for a community trail. The
neighborhood will be connected with a trail system and centralized park. The space for the park,
trail, and the open space along the north and west are provided through the use of cluster
develupment.
Housing styles will vary from those now popular in Traditional Neighborhood Design
communities to detached townhomes. Some of the housing elements include front porches, full
front facades with side garages, architectural columns, and other elements seen in vintage
Midwestern Four Square architectural vernacular. All of these features will add to the sense of
place. In addition, the selection of home styles and sizes is well-suited for a number of housing
markets from entry-level homeowners to larger homes for families to empty-nester-oriented
detached townhomes. This variation in lot sizes and housing will provide more opportunities for
life cycle housing within Prior Lake.
It is the intent of this narrative to demonstrate how the Planned Unit Development concept
provides benefits to the City by increasing the amount of public open space, reducing the amount
of woodland impact, reducing the amount of grading disturbance, reducing the required
stormwater ponding, removing necessary lift stations, and increasing the buffer distance from
existing neighborhoods. The proposed PUD development is located west of Upper Prior Lake,
north of Spring Lake, and southwest of Arctic Lake. The existing stub streets to the east of the
property are Hawk Ridge Road and Knollridge Drive.
The following home sites are p.lUposed for the project:
. Within The Bluffs neighborhood:
o 22 standard single-family lots on the north side. These lots will be 86 feet wide,
12,000 square feet in area, and have 60-foot pads
o 52 clustered single-family lots. These lots will be 55 feet wide, 7,000 square feet
in area with 35-foot wide pads.
· Within The Villas neighborhood:
o 20 standard single-family lots. These lots will be 70 feet in width with 50-foot
pad homes.
. Within The Coves neighborhood:
o 42 lots on the south end consisting of lots ranging from approximately 70 feet to
85 feet in width.
The proposed project is located within the Shoreland Overlay District for both Prior Lake and
Arctic Lake. Sheet 5 of the submitted plans for Arctic Lake and sheet C-5 of the submitted plans
for The Coves both show that the project falls below the allowable density and impervious area
allowed within the Shoreland Overlay tiers.
This project is a proposed Planned Unit Development (PUD). The property is currently zoned R-
1. Under R-l zoning the site would allow for 12,000 square foot lots with the exception of the
lots falling within the Arctic Lake Shoreland Overlay District. These lots would be 20,000
square feet. Following these zoning ordinance requirements, the site would get approximately
100-115 lots with no open space. The R-1 lot lines would extend through the wetland and
woodlands so that all the land, including the wetlands, would be privately owned. The current
zoning would allow homeowners to place their homes anywhere within the building envelopes,
including the wooded areas, requiring more tree removal and grading in these areas. The
requested PUD allows a more creative design with a large amount of park and trail corridor
which would not be possible under R-1 zoning.
There is approximately 34 acres of undeveloped land in the project. This area consists of
app.lV)dmately 12.4 acres of wetland, 1.4 acres of pond, and 5 acres of steep slope leaving about
15 acres of usable upland open space and park area. The proposed trail will wind around the
wetland southwest of Arctic Lake and through existing wooded areas creating a very desirable
walking/biking experience for the neighborhood. The trail will continue through the southern
development areas and provide access to the active central park which will incorporate a ball
field and play areas. The trail can also access the future park to the west. The trail will be field
located to avoid removal of existing trees.
The cluster design allows for more open space and keeps most of the density out of the shoreland
tiers and is able to preserve more woodland than would be possible under R-l zoning. The PUD
also allows for more open space between the existing neighborhood and the proposed
development. Because of the constraints of the shoreland overlay districts, a PUD would better
serve this property by being more environmentally sensitive. This PUD creates a clustered
neighborhood without the use of an attached product which will add to the character of the
surrounding neighborhoods. The clustered design also allows for a greater distance for visual
buffering and storm water runoff buffering between the large wetland to the north and west and
the proposed homes which creates a large buffer for wetland protection.
Summarv of the Advantaf!es of the Planned Unit Develovment
· Allows the City to achieve the 3.0 DU/acre minimum density established by the
Metropolitan Council. The Metropolitan Council has recently determined that future
develupment within communities in the metropolitan area should provide a minimum of
3.0 Dwelling Units per acre in order to reduce ~p.laWI and maximize the efficiency of
existing and future infrastructure elements such as sewers and roadways. Conventional
R-I zoning will provide larger lot sizes, lower densities and greater environmental
impact. This 3.0 DU density would not be obtained with conventional zoning standards.
· With the PUD layout, 21.7 acres of open space, and an additional 5.4 acres of park are
created, generating 27.1 acres of greens pace that has public access. With the R-I
compliant layout, none of the open space would be made available as it would if it were
all platted as single-family lots, potentially subject to further improvements by each
homeowner. The R-l concept would meet parkland dedication requirements by
providing the required park dedication fees. However, no public open space and no park
areas are provided on site with the R-l plan. The proposed PUD concept keeps the
sensitive maple-basswood woodlands on the steep slopes out of private ownership and
minimizes its vulnerability to homeowner development of the wooded areas by
construction of yards, retaining walls, pools, and other features that would further
encroach into the woodland slopes.
· The project's identity is defined by the open spaces and bluffs which provide frontage for
the majority of home sites within the entire project. Prior Lake is a unique community in
the southern metro with its hilly moraine topography, abundance of small lakes and
ponds, and intact Big Woods remnants of sugar maple forest. These features are
incorporated into the identity of the project by having the natural features define the
layout of the community. The streets do not cross bluff lines or wetlands. Lots are laid
out to flow with the site topography. Eighty-three of the 136 lots will have frontage on
public open space which will follow the configuration of the existing bluff line.
· The open spaces are further integrated by a trail system that is directly accessible to the
majority of lots or within one block of the remaining lots. Trails that front much of the
perimeter of the project provide direct access to most
of the perimeter lots. Trails will provide one of the
best ways to link the project. Trails encourage
neighborhood exploration, and promote social
interaction. Most lots will have access to public
sidewalks and also public trails. The trails will also
link natural areas such as woods, wetlands, and the
proposed community park with the rest of Prior Lake.
Trails will be field-located to minimize impacts to
slopes and trees. Trail use type to be considered
during final design. As part of the effort to increase
wetland buffer effectiveness, trails will be located to
minimize impacts to slopes and trees. In addition,
sidewalks are provided within the street rights-of-way
to give additional pedestrian and bicycle access to the
homesites, The sidewalk system has four direct
connections to the trail system.
. Preservation of bluff lines and Big Woods sugar maple-basswood forest community on
bluff slopes. Accessible via public trails. As discussed above, the Big Woods provides a
special character to Prior Lake. Its preservation and incorporation into the project
maintains a scenic quality for the project not typically seen in most single-family
residential sites.
. Preservation of all wetlands within The Villas and The Bluffs neighborhoods. Wetland
impacts in the Coves neighborhood in the PUD plan are comparable to the R-l-
compliant layout. Wetlands provide a big contribution to the natural landscape of the
area. Larger-than-required buffers are proposed (on an average width basis). This is
particularly valuable for the Arctic Lake wetland complex that partially occupies the
northern portion of the site. The Arctic Lake wetland area is a diverse and unique
wetland.
. Reduction of the area disturbed by grading. There is an approximate 15,000 square foot
reduction in the amount of area disturbed by grading with the PUD layout compared to
the R-l single-family layout.
. Reduction of the amount of stormwater ponding By consolidating stormwater pond
facilities, there is a 30% reduction in the amount of stormwater ponds necessary from 2.0
acres to 1.4 acres.
. Lack of need for a lift station. Construction of the site as a PUD allows for the
concurrent installation of sanitary sewers within the three neighborhoods of the project.
Otherwise, a lift station would be necessary to provide service to the Bluffs neighborhood
should the site not be developed concurrently as a PUD. It is anticipated that this would
need would be temporary until the remainder of the site is developed.
. Increased efficiency of infrastructure. The PUD plan provides 30 additional homes with
a comparable amount of streets and utility lines compared to the R-l plan. However,
with the additional 27.1 acres of park and open space provided, the plan further provides
more benefits for the community by increasing utilization of utilities, increasing green
space, and the number of homes.
. A variety of lots sizes and building products to provide a variety of price ranges of
housing that fronts on the open spaces of the site. Northwood Meadows provides a wide
selection of housing styles that, unlike other comparable projects, has a variety of home
sizes and styles that have bluff frontage. This will increase the range of affordability for
potential homebuyers that want to have scenic bluff frontage overlooking Arctic Lake.
. Signage/Monumentation/Fencing. All slgnage will conform to City
standards.
All monumentation or
ornamental signage will
have design continuity
throughout the project.
..
"
o Street/ornamental lighting. All lighting will conform to City standards.
Monumentation and
ornamental lighting will
have design continuity
throughout the project.
Lighting will be
designed to minimize
impacts to off-site
locations.
o Street width. All streets will be in public rights-of-way with curb and gutter and
shall have a uniform 32-foot back-to-back width.
o Front yard setbacks. All lots will have a 30-foot front yard setback.
o Project landscape plant materials. Landscape materials will consistently use
native species seen in the abutting Big Woods such as sugar maple, American
linden, red oak, hop hornbeam (ironwood).
o Community Park The Planned Unit Development concept has allowed the three
developers of the project to site the community park in a central location of the
site to provide better access to the park from entire project. Some homes in each
of the three neighborhoods of the project have frontage directly on the park. This
is another manifestation of the comprehensive approach to planning this project
with each member of the develvpment team. This location also provided more
area to accommodate a ballfield and other recreational space.
o Greenspaces. Greenspaces are significant part of Northwood Meadows. It
should be noted that greenspace contribution allows for a minimization of back-
to-back lot frontages. Only 28 lots have back-to-back frontage. Most of the
remaining lots have back yard frontage on public greenspace.
o Total public park and open space provided meets or exceeds City requirements.
o Clustered layout. Clustering of the home sites throughout the project provides
uniformity, increases greenspaces, and reduces impacts to natural resources.
o Uniform street circulation. There is one primary circulation loop throughout
Northwood Meadows. All side streets are cul-de-sacs. This layout integrates the
entire project.
. The following features will provide unifying influences with areas outside the project
limits:
oLand uselsingle-family residential. Abutting land uses are single-family
residential and integrate the project with the surrounding neighborhoods.
o Continuity of bluff line and woodlands. The natural configuration of the top of
the bluff with its associated Big Woods is maintained across the site from abutting
parcels to give a uniform height to the hillside.
o Continuity with wetlands off-site. Since no wetland impacts are proposed,
wetland boundaries will remain continuous and undisturbed across the site's
property boundaries.
o Connections to off-site City trail network. The trails proposed for the site will
link directly to either existing or proposed off-site trails to link the neighborhood
with the rest of Prior Lake.
o Increased transportation options such as walking, biking.
o Park location near project boundary. The community park and ballfield that
fronts on neighborhood outside of the Northwoods Meadows site allows several
neighborhoods to share the same greenspace with direct access.
Three diff"."ut developers will provide different styles of homes on their lots which range in size
from 55 feet to more than 85 feet. The architecture of these homes will be creative and attractive
adding to the value and architectural diversity of the neighborhood. As earlier stated, some of
these cluster homes will have front porches, recessed garages and many elevations will be
available through all three developers.
The existing neighborhood to the east consists of standard-sized single family homes. Only one
home is proposed to be directly adjacent to an existing home. There is a substantial parkland
buffer between the existing develvpment and the proposed lots.
Northwood Meadows will be a distinctive, unified project located in a scenic neighborhood in
Prior Lake. Its focus on incorporating greenspace into the vast majority of homesites will make
it a highly desirable community. We look forward to contributing to the high quality of life that
the City of Prior Lake is so highly regarded for.
TECHNICAL MEMORANDUM
TO:
Manley Land Development, Inc.
DATE: December 14, 2005
FROM: McComb Group, Ltd.
RE: NORTHWOOD MEADOWS MARKET ANALYSIS
In response to your request, we have conducted preliminary market analysis to identify demand
and absorption of the Northwood Meadows residential development.
Summary of Findings
Northwood Meadows is a residential develvpment for 135 new single family homes plus an
existing house, and contains 83 home sites and 53 cluster lots.
. Single family building permits in Prior Lake have increased from 174 in 1999 to 220 in
2002 and then declined to 108 in 2004. The decline in single family building permits was
caused by a decline in available lots for develvpment.
. Single family building permits have averaged 188 units annually from 2000 through
2003.
. Northwood Meadows anticipates a sellout of approximately two to three years for 136
units, indicating annual sales of about 45 to 68 units per year.
. With proper pricing, design and marketing, the Prior Lake market appears capable of
absorbing the 136 homes contained in Northwood Meadows over a two to three year
period.
Site Location
Northwood Meadows will be located on a 79.6 acre site in western Prior Lake and will have
access by way of Hawk Ridge Road as shown on Map 1. The site is surrounded on two sides by
wetlands, which provide attractive views for adjacent homeowners. The site contains 45 acres of
developable property and 12.4 acres of wetlands. Of the developable acreage, homes will
occupy 45.1 acres, and 22.1 acres will be devoted to park area. The site plan shows 135 new
homes plus an existing home. Northwood Meadows will be developed by three developers:
Manley Land Development, Cardinal Development Group, and Donnay Homes. The site plan,
Figure 1, shows three developments with 135 new home sites.
Development
Lots
The Bluffs of Northwood Meadows
The Villas of Northwood Meadows
The Coves of Northwood Meadows
Total
74
20
42
136
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OVERALL NEIGHBORHOOD PLAN
PRIOR LAKE, MINNESOTA
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SHEET INDEX
1. OVERALL PUD SITE PLAN
2. OVERALL GRADING PLAN
3. OVERALL UI'll1TY PLAN
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II + 3
Prior Lake Housing Trends
Residential development in Prior Lake, as represented by building permits for single family and
townhomes, increased from 239 in 1999 to 523 in 2002 and declined to 300 in 2004. The decline
in building permits was caused by a decline in available lots for development.
Prior Lake residential development has generally consisted of single family homes and
townhouses. The proportion of single family to townhomes has varied from year to year. In
1999, single family homes represented 72 percent of the building permits and declined to 27
percent in 2002. Since then, the proportion of single family homes increased to 36 percent in
2004. The proportion of single family homes has increased by over 50 percent from 36.3 percent
to 56.2 percent in 2005 year-to-date. Between 1999 and 2004, Prior Lake issued 1,035 single
family building permits for an average of 172.5 units. Year to date 2005, 104 single family
buildings permits have been issued. In comparison, 1,206 townhouses building permits were
issued between 1999 and 2004, an average of201 units. Year-to-date 2005, through November,
only 81 townhome permits have been issued compared to 181 in the same period last year.
Single family home sales are less volatile than townhome building permits. Single family home
sales should rebound when the supply of available lots increase. Prior Lake has experienced a
significant increase in proposals for residential subdivisions. As a result, it is expected that
single family building permits will accelerate in 2006 and future years.
Table 1
PRIOR LAKE BillLDING PERMITS: 1999 TO 2005 YEAR-TO-DATE
SINGLE F AMIL Y AND TOWNHOME
Single Family Townhomes
Year Number Percent Number Percent Total
1999 174 72.8 % 65 27.2 % 239
2000 190 69.1 85 30.9 275
2001 172 44.3 216 55.7 388
2002 220 42.1 303 57.9 523
2003 171 33.1 345 66.9 516
2004 108 36.0 192 64.0 300
Total 1,035 46.2 % 1,206 53.8 % 2,241
Year-To-Date
2004 103 36.3 % 181 63.7 % 284
2005 104 56.2 81 43.8 185
Total 207 44.1 % 262 55.9 % 469
Source: City of Prior Lake.
Previous work by McComb Group indicated an annual baseline demand of 183 single family
homes in 2005 increasing to 194 in 2009. This is similar to the average of 172 single family
building permits from 2000 through 2004. With an increase in available lots for sale, it's
reasonable to conclude that the previous estimates of single family home sales will continue at or
above the baseline projection.
4
The above analysis relates to three developments that are combined into one site plan. The
increase in housing units from 74 lots in our previous report to 136 lots in this analysis is due to
consolidation into one site plan. As such, it still represents three developments each of which
have its own market share based on its housing type and price range.
The Bluffs of Northwood Meadows is proposed to contain 74 new housing units with an
anticipated sell out of approximately two to three years. This would indicate annual sales of
approximately 35 to 37 units per year, which would be a market share of about 13 to 19 percent
of baseline single family housing demand.
The Villas of Northwood Meadows is proposed to contain 20 lots. Assuming a two to three year
sell out, its market share would be 3.5 to 5.0 percent of baseline single family housing demand.
The Coves of Northwood Meadows contains 42 lots. With an anticipated sellout of two to three
years, this would be 14 to 20 lots per year for a market share of 7.4 to 11.0 percent.
These three developments combined have a market share of 24 to 35 percent. Based on Parade
of Homes listings, Prior Lake appears to have 13 active single family developments. With
proper pricing, design and marketing, the Prior Lake market appears capable of absorbing the
136 homes proposed in Northwood Meadows over a two to three year period.
5
DEe I 3 2005
TKAFFIC STUDY SUMMARY
The following traffic study summary is derived from two separate studies performed-by
Traffic Data Inc. The original Traffic Data Inc. traffic studies are attached.
BACKGROUND
Northwood Meadows is proposed as a residential development that will add 136 single
family homes west of the Hawk Ridge RoadINorthwood Road intersection and the Hawk
Ridge Road/Knollridge Drive intersection in Prior Lake, MN. Hawk Ridge Road and
Knollridge Drive are currently cul-de-sacs west of North wood Road. The cul-de-sacs
will be removed and Hawk Ridge Road and Knollridge Drive will be extended as part of
the Northwood Meadows developments. Hawk Ridge Road will ultimately connect as a
loop road to Knollridge Drive.
Northwood Meadows is being proposed as a Planned Unit Development (PUD). The
City of Prior Lake requires a traffic study to be performed for every PUD. This
memorandum addresses the traffic impact of North wood Meadows on the adjacent
roadways.
ANALYSIS
Traffic Forecast
The Institute of Transportation Engineer's Trip Generation Report, 7th Edition states that
a single family home will generate 9.57 trips per day on average with 50% of the trips
entering and 50% ofthe trips exiting the home. The 136 new homes proposed in
Northwood Meadows will generate approximately 1300 trips per day. Based on the
roadway network, it is assumed that half the trips will access Northwood Road from
Hawk Ridge Road and the other half from Knollridge Drive. This results in 650 trips
being added per day to Hawk Ridge Road west of North wood Road and 650 trips being
added per day to Knollridge Drive west of North wood Road.
Road Capacity
A local street such as Hawk Ridge Road and Knollridge Drive can physically
accommodate several thousand vehicles per day, but this much traffic would impact the
quality of life of the people living along the road. Transportation planners try to keep
traffic volumes less than 1,000 vehicles per day on local streets in suburban subdivisions.
Traffic volumes on Hawk Ridge Road and Knollridge Drive will remain below this
threshold with the additional traffic from Northwood Meadows.
CONCLUSION/RECOMMENDATIONS
Northwood Meadows will not have a significant impact on the adjacent roadway
network. No mitigation measures are necessary to accommodate the traffic that will be
generated by the Northwood Meadows developments.
~
1313 5U1 Street SE
Minneapolis, MN 55414
phone 612,379,3844
fax 612,379,3845
www.trafficdatainc.com
mspack@trafficdatainc,com
Data Collection
Traffic Engineering
Transportation Planning
-------------------------------
Memo
To: Joe Larson, Pioneer Engineering
From: Mike Spack, P.E.
Date: 3/18/2005
Re: Traffic Study for Arctic Lake - Prior Lake, MN
BACKGROUND
Arctic Lake is proposed as a residential development that will add 74 single family
homes west of the Hawk Ridge Road/Northwood Road intersection in Prior Lake,
MN. Hawk Ridge Road is currently a cui-de sac west of Northwood Road. The cul-
de-sac will be removed and Hawk Ridge Road will be extended as part of the Arctic
Lake development. Hawk Ridge Road will ultimately connect as a loop road to
Knollridge Drive.
Arctic Lake is being proposed as a Planned Unit Development (PUD). The City of
Prior Lake requires a traffic study to be performed for every PUD. This
memorandum addresses the traffic impact of Arctic Lake on the adjacent roadways.
ANALYSIS
Traffic Forecast
The Institute of Transportation Engineer's Trip Generation Report, 7th Edition states
that a single family home will generate 9.57 trips per day on average with 50% of the
trips entering and 50% of the trips exiting the home. The 74 new homes proposed in
Arctic Lake will generate approximately 710 trips per day. Based on the roadway
network, it is assumed that 70% of the trips will access Northwood Road from Hawk
Ridge Road and 30% of the trips will access Northwood Road from Knollridge Drive.
This results in 500 trips being added per day to Hawk Ridge Road east of the
proposed development and 210 trips per day added to Knollridge Drive south of the
proposed development.
Joe Larson
Arctic Lake Traffic Study
Page 2
Road Capacity
A local street such as Knollridge Drive or Hawk Ridge Road can physically
accommodate several thousand vehicles per day, but this much traffic would impact
the quality of life of the people living along the road. Transportation planners try to
keep traffic volumes less than 1,000 vehicles per day on local streets in suburban
subdivisions. Traffic volumes on Knollridge Drive and Hawk Ridge Road will remain
below this threshold with the additional traffic from Arctic Lake.
CONCLUSIONSIRECOMMENDA TlONS
Arctic Creek will not have a significant impact on the adjacent roadway network. No
mitigation measures are necessary to accommodate the traffic that will be generated
by Arctic Creek.
~
3268 Xenwood Ave S
Sl Louis Park, MN 55416
phone 952,926,0916
fax 866,651,5058
www.trafficdatainc.com
mspack@trafficdatainc,com
Data Collection
Traffic Engineering
Transportation Planning
-------------------------------
Memo
To: Steve Dodge, P.E., BDM Consulting
From: Mike Spack, P.E.
Date: 9/8/2005
Re: Traffic Study for The Coves - Prior Lake, MN
BACKGROUND
The Coves is proposed as a residential development that will add 42 single family
homes west of the Hawk Ridge Road/Knollridge Drive intersection in Prior Lake, MN.
Knollridge Drive is currently a cui-de sac west of Northwood Road. The cul-de-sac
will be removed and Knollridge Drive will be extended as part of the The Coves
development. Knollridge Drive will ultimately connect as a loop road to Hawk Ridge
Road.
The Coves is being proposed as a Planned Unit Development (PUD). The City of
Prior Lake requires a traffic study to be performed for every PUD. This
memorandum addresses the traffic impact of The Coves on the adjacent roadways.
ANALYSIS
T raffle Forecast
The Institute of Transportation Engineer's Trip Generation Report, 7th Edition states
that a single family home will generate 9.57 trips per day on average with 50% of the
trips entering and 50% of the trips exiting the home. The 42 new homes proposed in
The Coves will generate approximately 400 trips per day. Based on the roadway
network, it is assumed that all of the trips will access Northwood Road from
Knollridge Drive. This results in 400 trips being added per day to Knollridge Drive
west of Northwood Road.
Road Capacity
A local street such as Knollridge Drive can physically accommodate several
thousand vehicles per day, but this much traffic would impact the quality of life of the
Steve Dodge, P.E.
The Coves Traffic Study
Page 2
people living along the road. Transportation planners try to keep traffic volumes less
than 1,000 vehicles per day on local streets in suburban subdivisions. Traffic
volumes on Knollridge Drive will remain below this threshold with the additional traffic
from The Coves.
CONCLUSIONSIRECOMMENDATlONS
The Coves will not have a significant impact on the adjacent roadway network. No
mitigation measures are necessary to accommodate the traffic that will be generated
by The Coves.
DATE: January 5,2006
TO: Jane Kansier, Planning Director
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Northwood Meadows (City Project #05-207)
The Engineering Department has reviewed the preliminary plat December 13, 2005 for
the subject project and we have the following comments:
General
1. Show the City project # 05-207 on all plan sheets.
2. The final plans should follow the requirements of the Public Works Design
Manual.
3. Provide legend showing all existing and proposed line types and hatch used.
Gradina Plan
1. Grading easements will be required for the work outside the property lines.
2. Grading plans for the Villas and Coves are difficult to read. Revise using
different linetypes and thicknesses.
3. Grades for Street 4 (cul-de-sac) should be revised to eliminate deep storm sewer
along Hawk Ridge Dr. or an alternative solution should be proposed.
4. Provide spline for contour lines on the Villas grading plan instead of jagged lines.
5. Drainage swales behind Lots 1-6 Block 3, Lots 4-13 Block 1, Lots 27-18 Block 1,
and Lots 3-10 Block 2 exceed the 300' maximum, revise grading or add catch
basin. Please verify grades meet the minimum 2% slope (behind Lots 6-19
Block 3).
6. Provide additional labels for proposed contours on the Bluffs plans.
7. Show rock construction entrances on the plans.
8. Proposed contours do not converge correctly where the Bluffs and Villas
intersect. Proposed contours do not tie into existing contours properly behind
Lots 17-20 Block 1 of the Coves.
L:\05 FILES\05 SUBDlVISION\05 PRELIM PLAT\Northwood Meadows\Eng. Review 122005.DOC
9. Provide top and bottom elevations for all retaining walls. Walls exceeding 4' in
height shall be designed by an engineer, include a fence, and must have a
building permit.
10. Revise trail alignment located in wetland buffer areas and where slopes are
steep.
11. Show wetland buffer and buffer signage on the plans.
12. All ponds must have a pond access path. Pond access should have a maximum
grade of 8% and be a minimum of 10' in width. Pond access paths using
bituminous should be at least 4" thick.
13. Provide existing and proposed NWL, HWL, and OHWL for all waterbodies.
Provide OHWL for existing DNR wetland on the eastern edge of the Coves if a
NWL is not available.
14. Provide low floor elevations for all lots. Minimum basement elevation for pads
adjacent to ponds and wetlands shall be 2' above the 100-year HWL elevation.
The lowest opening shall be 2' above the emergency overflow.
15. Show emergency overflow for all ponds. Show emergency overflow routes from
all low points and show elevation of high point along emergency overflow route.
All emergency overflow routes shall be graded and the easement area sodded
prior to building permit issuance.
16. The erosion control measures shall be installed and inspected prior to any site
grading. All trees to be saved must be protected by silt fence or construction
fencing around the drip line of the tree to protect the root system. This fencing
must be installed prior to any grading on the site.
17. Show emergency overflow routes from all street low points and show elevation of
high point along emergency overflow route. All emergency overflow routes shall
be graded and the easement area sodded prior to building permit issuance.
18. Grading plan lacks information in the Park. Please provide additional
information. Grades should exceed 2%.
19. Provide additional existing contours for the project. Existing contours should
extend 200' beyond the project limit. Show all topographic features on the plans.
Some houses appear to be missing.
20. Significant grading is shown within the 30 foot wetland buffer to the existing DNR
wetland near the Coves. Pull back grades in this area. The grading is shown
beyond the property boundary in this area.
21. The rain garden in the Coves should be located in an outlot and should have an
access path.
Hvdroloav and Storm Sewer
1. Water quality volume must meet or exceed standards developed by W.W.
Walker 1987. Information on this method can be provided by the Engineering
Department. Modeling a 2.5" SCS Type \I 24 hour event is not considered
equivalent.
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Northwood Meadows\Eng. Review 122005.DOC 2
2. Dikes used to create rate control ponds must at maximum use 4:1 slopes and
measure 10' wide at top. At minimum, a clay core should be designed in
consideration of groundwater flow. If head difference between NWL of pond and
downstream land exceeds 3', soils data will be required in the area and dike
design must address maintenance of pond water level and dike stability. Outlet
pipes through engineered dikes should be designed with anti-seep collars.
Specify that sand bedding not be used through dike section. (Ponds A2,A3,P3
and P2 all lack at least one of these criteria)
3. The E.O.F of a pond should be at least 1 foot higher than the HWL. The top of
dike elevation should be at least 2 feet higher than the HWL. (A2,P2,P3)
4. Pond outlet designs must provide skimming for floating debris and rate control
using orifice or notch in weir walls. Show pond outlet structures on the grading
plans.
5. Before a grading permit can be issued, a SWPPP must be submitted and
approved by the City Engineer. A SWPPP is a requirement of a construction site
NPDES permit required by the MPCA. A SWPPP can be multipart or a single
document and can be in either a stand alone form or included in the plan set.
6. The SWPPP must provide a monitoring and maintenance plan for all permanent
BMPs. Included in the plan, designate the person and/or entities responsible for
monitoring and maintenance, the interval of monitoring, triggers for maintenance,
and the form and procedure for reporting monitoring and maintenance to the
City.
7. Be aware that this development will fall under Section B.1.b of the NPDES
General Construction Stormwater Permit and will therefore require a 30 day
review by the MPCA. (nutrient impairment, no TMDL)
8. This site is within the Prior Lake Spring Lake Watershed District (PLSLWD).
Requirements for volume control must follow PLSLWD rules.
9. Due to the compacting effects of mass grading in residential sites, soil ripping
and soil amendments should be complete immediately prior to spreading of
topsoil.
10. P2 Pond: HWL on plan does not match model
11. Provide easements for storm sewers located along lot lines. Easements should
be a minimum of 20' in width or two times the pipe depth.
12. A3/A4 Pond and Filtration basin: Provide method to pre-treat 1-year SCS type II
24 hour storm before routing to filtration basin. Provide stable outfall for water
moving from pond to filtration basin. Engineer separation dike to maintain level
of water in pond when filtration is dry. Look into possibility of using surplus
active storage 935.5-938.0 to obtain 1 cfs (or less) discharge for the 2 year
event. (extended duration water quality ponding may be eligible for infiltration
credit on the active bench above the NWL)
13. The outlet for the pond within the Villas extends off of the property. Provide
easement for pipe and show construction details.
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Northwood Meadows\Eng. Review 122005.DOC 3
14. The design engineer is encouraged to call Prior Lake Water Resources
Engineer, Ross Bintner at 952-447-9831 with questions on any hydrological and
hydraulic comments.
Utilitv Plan
1. Final utility plan will be reviewed upon submittal of plans and profile sheets with
final plat.
2. Add additional sanitary manholes to keep the sanitary sewer within roadway
centerline.
3. The existing sanitary manhole on Knoll Ridge Dr. should have an invert elevation'
of 927.58.
4. Provide minimum 10' separation between all utilities.
5. Catch basin on Street 3 should be located outside of proposed trail alignment.
6. Storm sewer on Hawk Ridge where the Coves and Villas intersect does not
connect properly. There is a difference of approximately 13' between inverts.
7. Keep the watermain on one side of the street. In general, follow the guidelines
regarding watermain location keeping watermain on one side of each individual
street.
8. The maximum spacing for hydrants in a residential area is 450', provide
additional hydrants on Hawk Ridge Road and Street 2 to meet this requirement.
9. A thorough review of the sanitary sewer design at the end of Hawk Ridge Court
should be conducted. Lots with proposed grinder pumps should be eliminated.
10. The storm sewer on Hawk Ridge is over 20 feet deep in some areas. Please
review and revise to lessen this depth.
11. The watermain should be 6" DIP for street 4 and Hawk Ridge Court.
Streets
1. Final review will be reviewed upon submittal of plans and profile sheets with final
plat. Additional information including typical sections, pavement analysis,
horizontal and vertical curve data, profiles, and etc. will be required.
2. Grades at intersections shall not exceed the maximum 2%.
3. Provide roadway access for the City Park.
4. Remove the trail in the Coves shown to access Spring Lake Regional Park.
5. Remove the temporary cul-de-sac on Hawk Ridge with this project.
L:\05 FILES\05 SUBDIVISION\05 PRELIM PLAT\Northwood Meadows\Eng. Review 122005.DOC 4
MEMORANDUM
DATE:
DECEMBER 2, 2005
TO:
DANETTE MOORE
FROM:
ROBERT D. HUTCHINS
RE:
NORTHWOOD MEADOWS DRC PROJECT SITE REVIEW
Comments:
1. Building permit is required on retaining walls over 4' in height.
2. Demolition permits are required on the three existing houses.
3. Ifprovided, submit a narrative of the type of sales office that is to be utilized. Ex.: sales
trailer or first building completed, where located, when installed, lavatory facilities,
etc.
'"
rtJott
SCO I I COUNTY COMMUNITY DEVELOPMENT
Natural Resources Department
- ---..
GOVERNMENT CENTER ANNEX. 200 FOURTH AVENUE WEST. SHAKOPEE, MN 55379-1220
(952) 496-8054 . Fax (952) 496-8840 . Web WWW.CO.scott.mn.us
January 5, 2006
Danette Moore, Planning Coordinator
City of Prior Lake
17073 Adelmann St
Prior Lake, MN 55372
RE: Comments on Northwood Meadows Development Proposal
Dear Danette:
Here is a list of comments compiled by the Scott County Natural Resources Department
regarding the Northwood Meadows Development Proposal.
1. The plan indicates discharge of surface water into a DNR wetland within a County park
(Spring Lake Regional Park). The developer or City should provide the County with
some type of documentation that shows the wetland will not be negatively impacted by
an increased bounce, or explain how any impacts will be mitigated.
2. The plan indicates a stormpipe on County park land for the above drainage; however no
drainage or utility easement is shown. The City will need to acquire a drainage/utility
easement from the County.
3. Related to the above is the question of ownership and maintenance of the drain pipes. We
presume the City will be responsible for ownership and maintenance of the pipes as well
as replacement of future pipes, but we would like confirmation on this point.
4. The County would like to see a vegetation plan for the proposed pond/filtration area.
We look forward to discussing these comments with you further.
Thank you,
,I) .~
It<.Yf'4('( (A{1:~e IJ1C!J~
Patricia Freeman
Sr. Natural Resources Specialist
Cc: Tom Meyer, Scott County Natural Resources Department
Shannon Lotthammer, Prior Lake-Spring Lake Watershed District
File
k:\natres\nr files\env and plan review\developmencnwoodmeadows.doc
An Equal Opportunity/Safety Aware Employer
I have reviewed the attached proposed request (NORTHWOOD MEADOWS PUD AND
PRELIMINARY PLAl1 for the following:
r Water City Code Grading
I Sewer Storm Water _ Signs
f Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
I Assessment Electric Roads/Access
Policy
I Septic System Gas Building Code
~ Erosion Control Other
Recommendation: Approval Denial Conditional Approval
'" "'.,
Comments:
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Signed: Rh;jL ~ ~ ~ate: / 1/3 () /0 S
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Please return any comments by wtdnesda'l December 14. 2005, to
Oanette Moore, ORC Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9813
Fax: (952) 447-~~5
e-mail: dmoore@cityofpriorlake.com
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