HomeMy WebLinkAbout10A - Hickory Shores
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MAY 15, 2006
10A
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING
MAP TO DESIGNATE PROPERTY AS HICKORY SHORES PLANNED UNIT
DEVELOPMENT AND A RESOLUTION APPROVING A PRELIMINARY PLAT
TO BE KNOWN AS HICKORY SHORES
Introduction
Tollefson Development has applied for approval of a development to be known
as Hickory Shores on the property located at on the south side of TH 13 and
north and west of Crystal Lake and Rice Lake. The application includes the
following requests
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
The proposal calls for a residential development consisting of 80 single family
homes and 38 townhouses, along with parks and trail on a total of 80 acres.
The proposed PUD allows the developer to create lots with areas less than the
minimum, and the development of private streets for the townhouse portion of
the 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.
This development was originally submitted by a different developer, Giles
Properties, and considered by the Planning Commission at the meeting on
December 12, 2005. There were a number of outstanding issues that needed
to be addressed before this proposal could move forward, so the Planning
Commission tabled this item. The property owners extended the deadline for
City action until June 15, 2006. In the meantime, Tollefson Development has
taken over the project, and submitted revised plans.
The Planning Commission held a public hearing to consider the revised
preliminary plat on March 27, 2006. Due to concerns about the stormwater
management plan, the Planning Commission continued the hearing until April
24,2006. A copy of the minutes of both meetings is attached to this report.
The Planning Commission recommended approval of this preliminary plat
subject to the following conditions:
www.cityofpriorlake.com
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1. The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
2. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated March 9,
2006. All grading, hydrology and stormwater issues must be addressed
prior to any grading on the site.
3. The easement for the stormwater pond on the Gold property to the south
must be executed and recorded prior to any grading on the site.
4. The developer must provide a copy of the conservation easements, along
with detailed specifications of how this area will be delineated on the site.
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. In the area where a boardwalk will be utilized, the
developer must escrow the cost of this boardwalk, which will be
constructed by the City.
7. The developer must submit a cash contribution in an amount determined
by the City for the fishing pier 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 prior to any grading on the
site.
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. The developer is requesting modifications to the minimum lot
area, and the development of private streets for the townhouse portion of the
development. In return, the developer is offering the following:
. 27.44 acres of parkland.
. 6.35 acres of conservation easement covering wooded areas.
. Connection of Ida Circle from the existing Crystal Addition development
to Hickory Shores, which will eliminate an access to TH 13.
. Dedication of a drainage and utility easement for the future construction
of the CSAH 12 and TH 13 intersection.
. Funds for a fishing pier on Crystal Lake.
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
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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 80 acres. The net site area (gross
land area less existing right-of-way, wetlands and bluffs) is 67.62 acres.
TODoaraDhv: This site has a varied topography, with elevations ranging from
998' MSL at its highest point to 943' MSL at its lowest point. The site also
includes 2.97 acres of bluffs. These steep slopes are located along the north
shore of Rice Lake and the south shore of Crystal Lake.
Veaetation: There is an existing farmstead on this site. Historically, much of
the site has been used for agricultural purposes; however, the majority of the
site is wooded. The project is subject to the Tree Preservation requirements of
the Zoning Ordinance.
Wetlands: There are several wetlands on this site. Wetlands encompass
approximately 9.12 acres of the remaining site area.
Access: Access to the site is from 170th Street, off of TH 13, and from Ida
Circle. The plan proposes to establish a full intersection at 170th Street and TH
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13. This plan also eliminates the Ida Circle access at TH 13, and routes this
traffic through the proposed development.
2020 Comorehensive Plan Desianation: 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: This property is also located within the Shoreland District for Rice
Lake and Crystal Lake, both Natural Environment Lakes. 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 80 single family homes, and 38
town home units.
Densitv: Density of the development is based on the net area of the site,
which is 67.62 acres. There are a total of 118 units proposed, for a density of
1.75 units per acre. This is consistent with the density in the R-1 district.
Density is also restricted by the Shoreland District. The maximum density
permitted is based on the net area of each tier divided by the minimum lot area
(20,000 square feet). The permitted and proposed density is identified in the
following table:
Permitted Density
(# Units)
Shoreland District Tier 1 83
Shoreland District Tier 2 41
Shore land District Tier 3 13
Shoreland District Tier 4 1
TOTAL 138
*(includes 7 units outside of Shoreland District)
Proposed Density
(# Units)
71
31
8
8*
118
Streets: This plan proposes one major through streets and several interior
streets, both public and private. The streets include:
1. Turner Road: This street runs through the entire length of the
development from 170th Street on the east to the southwest side of the site.
Eventually, this road will be connected, through the Gold property, to
Turner Road in the Maple Glen developments. Turner Road is designed
with a 60' wide right-of-way and a 32' wide surface.
2. Lakeside Pass: This street is the realigned intersection at TH 13.
3. Four cul-de-sacs are planned to serve the single family homes. These are:
. Hickory Circle, a 900' long cul-de-sac providing access to 20 lots.
. Meadow Court, a 400' long cul-de-sac providing access to 10 lots.
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· O'Brien Court, a 900' long cul-de-sac providing access to 17 lots.
. Rice Lake Circle, a 150' long cul-de-sac providing access to 6 lots.
. Ida Circle. This is an extension of the existing Ida Circle east to Turner
Road. This portion of the street provides access to one lot. In order to
make this connection, the developer has purchased an existing vacant
lot located at the southeast intersection of Ida Circle and TH 13.
All of these streets are designed with a 50' wide right-of-way and a 32'
wide surface.
4. The townhouse portion of the development is served by private streets,
designed with a 28' width. These include:
. Jackson Crossing, which provides access to 15 units.
. Jackson Curve, which provides access to 23 units.
SidewalkslTrails: Trails are a major component of this proposed
development. The object is to provide both an interior trail system, and a trail
along the lakeshore of both Crystal Lake and Rice Lake. The trail connections
proposed as part of the development include:
. Trails along the shore line of both lakes. This trail will also connect to
the existing trail in Heritage Landing, creating a linear trail 1.2 miles in
length from Panama Avenue to Maple Glen.
. A trail along Turner Drive.
Parks: Parks are another component of this proposal. The plan includes
27.44 acres of land which will be dedicated to the City. Of this land, 15.53
acres are the strip located along the shoreline. The remaining 11.25 acres is
located on the west side of the site. This area is part of a significant wetland
complex, which will be preserved as a natural area as a result of this
dedication.
The parkland in Hickory Shores will be combined with the wetland complex
and small neighborhood park in Maple Glen to the west, and the parkland in
Heritage Landing to the east to create a 29 acre park system with 1.5 miles of
trail.
The plan also proposes a fishing pier on the south side of Crystal Lake, with
access to the trails along the lake. The pier will be located in the deepest area
of Crystal Lake to provide recreational fishing opportunities. The developer is
proposing to provide the money for the pier; the City will be responsible for the
actual construction.
SanitarY SewerlWater Mains/Storm Sewer: The Engineering Department
has reviewed the plans for these utilities. These comments are attached to
this report.
Site Gradina: In the original plan, the developer proposed to grade the site
for the roads and utilities, and to custom grade the majority of the single family
lots. This generally means the lots will have minimum grading, and individual
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builders will be responsible for grading each lot as home construction occurs.
The developer provided a proposed grading plan showing many of the lots with
retaining walls measuring from 2' to 15' in height. The Engineering
Department was very concerned about whether this proposal was realistic.
The retaining walls would be very expensive for the individual builders to
construct. Elimination of the retaining walls would result in more grading and
the removal of additional trees.
The revised plan has eliminated the custom graded lots and the extensive
retaining wall system. By raising the road elevations, the developer is able to
eliminate much of the grading required by the original plan, thus preserving
many trees. While some retaining walls are still necessary, the height and the
length are much more realistic.
Stormwater Runoff: The proposed design for stormwater management
includes three NURP ponds and an infiltration basin. The plan directs runoff to
these structures, as well as to the wetlands and lakes. The City Engineering
Department and the Prior Lake Spring Lake Watershed District are continuing
to review these plans.
A key change to this proposal is the elimination of a stormwater pond on the
south side of the site. The developer has worked with the property owner to
the south (the Gold property) to obtain an easement that will allow a portion of
Hickory Shores to drain to a pond on this property. This pond is part of a
stormwater system that will also be used when the Gold property is developed.
This allows the Hickory Shores developer to preserve additional trees.
Buildina Stvles: The plan proposes single family homes and townhomes. No
specific plans have been proposed for the single family houses, although the
narrative states the home prices will be in the $500,000 range.
The proposed town homes are in 2- to 6-unit buildings. They are single story
with walkout or full basements, 2 car garages, decks and porches. The
exterior materials are vinyl siding with brick accents.
Setbacks: The required and proposed setbacks for this development are
shown on the following table:
Townhouse Setbacks
Front (private street)
Front (from public street)
Side (between buildings)
I Rear .
I lakeshore (OHW)
I Single Family Setbacks
I Front (from public street)
I Side
I Rear
I lakeshore (OHW)
I Bluff (top of bluff)
Required
25' from back of curb
25' from ROW line
20'
25'
150'
Proposed
25'
25'
20'
20'
150'
Required
25' from ROW line
10'
25'
150'
25'
Proposed
25'
10'
25'
150'
25' minimum
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The setback from the top of bluff is maximized by the location of property lines
and placement of conservation easements.
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 following table identifies the proposed impervious surface for this
development.
Tier
1
2
3
4
Overall
Permitted
25%
25%
25%
25%
30%
Proposed
24%
23%
14%
19%
22%
Shoreland Ooen Soace Reauirements: The Shoreland ordinance requires
at least 50% of the total project area, or 39.98 acres, within this PUD be
preserved as open space. The proposal includes 40.07 acres of open space
(50.09%). The wetlands, parks and common open space encompass 33.73
acres of this site. The remaining 6.35 acres in located in the conservation
easement areas. The conservation easement area will be delineated by
fences and signage.
The Shoreland PUD ordinance also requires that 70% of the shore impact
zone (50% of the setback from the OHW) be preserved in its natural state. In
this case, there is a minimum 50' wide buffer located around Crystal Lake and
Rice Lake. This area meets this requirement.
Landscaoina: Landscaping will be required for each element of this
development. The minimum landscaping for the single family portion of the
development is 2 trees per lot frontage (4 trees per corner lot). The minimum
landscaping for the townhouse portion of the development is based on the
perimeter of the site. The Zoning Ordinance requires at least one tree for
each 40' feet of the perimeter of the site, or in this case 82 trees.
Tree Reolacement: There are many significant trees on this site. The tree
inventory identifies 34,536 significant caliper inches of trees on the site. The
Zoning Ordinance allows up to 25% of the total significant caliper inches to be
removed for initial site development, which includes road right-of-way, utilities
and drainage areas. An additional 25% of the significant caliper inches may
be removed for house pads and driveways. Any removal above these
amounts requires tree replacement at a rate of Y:z caliper inch for each inch
removed.
The plan has been revised to significantly reduce the tree removal. The
following table compares the original proposal with the current proposal:
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Purpose
Original Plan
Percent Required
Replacement
13.9% 0
Current Plan
Percent Required
Replacement
10% 0
Initial Site
Development
House
Pads/Driveways
48% 3.978.5 caliper inches
(1,592 trees)
33% 1,331 caliper
inches
(533 trees)
The developer must provide a tree mitigation plan for the replacement 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 920. The adjacent road, TH 13, can
accommodate these trips. The basic impact of this development on TH 13 is a
result of the turning movements into and out of the development. As noted
earlier, the plan redesigns the intersection of 170th Street and TH 13, and
eliminates the Ida Circle intersection. The developer will be required to install
turning lanes.
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
developer submitted a study dated February 17, 2006. This study notes there
is a demand for the type of housing proposed by this development.
Phasina:, The developer expects to complete this project in two phases,
beginning in 2006. Construction will start on the north side of the site.
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:
. 27.44 acres of parkland.
. 6.35 acres of conservation easement covering wooded areas.
. Connection of Ida Circle from the existing Crystal Addition development
to Hickory Shores, which will eliminate an access to TH 13.
. Dedication of a drainage and utility easement for the future construction
of the CSAH 12 and TH 13 intersection.
. Funds for a fishing pier on Crystal Lake.
The developer has made many changes and taken significant strides to assure
the proposed development will be consistent with the adjacent development
and will minimize the impact on the trees on the site. The proposed
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development allows the City the opportunity to create a 29 acre park system
with 1.5 miles of trail along the lakeshore.
The Planning Commission and the staff find these benefits justify the PUD,
and recommend approval of this development.
PRELIMINARY PUD: 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
development of smaller lots and private streets, which will minimize the
impact on trees and the natural environment.
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 the shoreland and other wooded areas
through the use of dedicated parkland and conservation easements, 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 provides additional trails for the City's park system, and creates
a 29 acre park system with 1.5 miles of trail.
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, private streets for access to the
townhouse portion of the development. The private streets will be
maintained by a homeowner's association. The proposed PUD also
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provides for the connection of Ida Circle from the existing Crystal Addition
development to Hickory Shores, which will eliminate an access to TH 13,
a project which would otherwise be done at the public's expense.
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 wooded areas through the use of
parkland dedication and conservation easements.
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 and staff recommend approval of this development
on the basis it is consistent with the PUD criteria, and with the provisions of the
Zoning and Subdivision Ordinance. This recommendation for approval is
subject to the conditions listed on page 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 the 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
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RECOMMENDED
MOTIONS:
Rev~ ~ t
Frank BOylU
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.
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 Hickory Shores, subject to the listed conditions.
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
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: Tollefson Development, Inc. has submitted an application for a Planned Uni
Development to be known as Hickory Shores; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Uni
Development at a public hearing on December 12, 2005, on March 27, 2006, and 01
April 24, 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 objectionl
related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Hickory Shores on Ma~
15,2006;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 Hickory
Shores Planned Unit Development (PUD).
LEGAL DESCRIPTION:
That part of Government Lot 5, Section 11, Township 114, Range 22, Scott County,
Minnesota, lying westerly of the plat of HERITAGE LANDING on file and of record in
and for said county and state.
And
Government Lots 3, 4 and 5, all in Section 10, Township 114, Range 22, Scott
County, Minnesota, except that portion of said Government Lot 3, lying northwesterly
of a line 90 feet southeasterly of and parallel to a line described as follows:
Beginning at a point on the north and south quarter line of said Section 10, distant
1287.80 feet south of the north quarter corner thereof; thence run northeasterly at
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www.cltyotpnorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
an angle of 56 degrees 48 minutes with said north and south quarter line for 2034.60
feet; thence deflect to the right on a 0 degree 30 minutes curve (delta angle 8
degrees 15 minutes) for 1650.00 feet and there terminating; and except that portion
of said Government Lot 5 that lies northwesterly of a line 75.00 feet southeasterly
and parallel to a line described as follows:
Beginning at a point on the north and south quarter line of said Section 10, distant
1287.80 feet south of the north quarter corner thereof; thence run northeasterly at
an angle of 56 degrees 48 minutes with said north and south quarter line for 2034.60
feet; thence deflect to the right on a 0 degree 30 minutes curve (delta angle 8
degrees 15 minutes) for 1650.00 feet, and there terminating.
And
Lot 1, Block 1, CRYSTAL ADDITIONS, Scott County, Minnesota according to the
recorded plat thereof.
3. The Hickory Shores Planned Unit Development includes the following elements:
a. The PUD is a single family development consisting of 80 lots for single family
homes and 38 townhome lots. The PUD plan provides a minimum of 27.44
acres of park to be dedicated to the City, 6.35 acres of conservation easements
over wooded areas, and the funds to construct a fishing pier.
b. The total number of units on the site will not exceed 118.
c. Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the plans dated April 14, 2006.
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. As part of the development of the site, the Developer will construct the
connection of Ida Circle from the existing Crystal Addition development to
Hickory Shores, which will eliminate an access to TH 13.
f. The Developer will dedicate a drainage and utility easement for the future
construction of the CSAH 12 and TH 13 intersection.
g. The elements of the plan will be as shown on the plans dated April 14, 2006,
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 development of
smaller lots and private streets, which will minimize the impact on trees and the
natural environment.
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 the shoreland and other wooded areas through the use of
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Page 2
dedicated parkland and conservation easements, 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.
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.
r. Increase transportation options, such as walking, biking or bussing;
The plan provides additional trails for the City's park system, and creates a 29
acre park system with 1.5 miles of trail.
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, private streets for access to the
townhouse portion of the development. The private streets will be maintained by
a homeowner's association. The proposed PUD also provides for the connection
of Ida Circle from the existing Crystal Addition development to Hickory Shores,
which will eliminate an access to TH 13, a project which would otherwise be
done at the public's expense.
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 wooded areas through the use of parkland
dedication and conservation easements.
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.
1:\06 fiJes\06 subdivisions\prelim plat\hickory shores 06\pud ord.doc
Page 3
5. Final plans for the Hickory Shores Planned Unit Development are subject to the
following conditions
a. The developer must obtain the required permits from any other state or local
agency prior to any work on the site.
b. Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Poppler dated March 9, 2006.
All grading, hydrology and stormwater issues must be addressed prior to any
grading on the site.
c. The easement for the stormwater pond on the Gold property to the south must
be executed and recorded prior to any grading on the site.
d. The developer must provide a copy of the conservation easements, along with
detailed specifications of how this area will be delineated on the site.
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.
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. In the area where a boardwalk will be utilized, the
developer must escrow the cost of this boardwalk, which will be constructed by
the City.
g. The developer must submit a cash contribution in an amount determined by the
City for the fishing pier 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 prior to any grading on the site.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 15th day of May, 2006.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the
day of May, 2006.
Drafted By:
Prior Lake Planning Department
17073 Adelmann Street SE
Prior Lake, MN 55372
1:\06 files\06 subdivisions\prelim plat\hickory shores 06\pud ord.doc
Page 4
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 06-xx
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on December 12,
2005, March 27, 2006, and April 24, 2006, to consider an application from Tollefson
Development for the preliminary plat of Hickory Shores; 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 "Hickory Shores" 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
Hickory Shores on May 15, 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 "Hickory Shores" is approved subject to the following conditions:
a) The developer must obtain the required permits from any other state or local agency prior to
any work on the site.
b) Revise the plans to address all of the Engineering comments in the memorandum from
Assistant City Engineer Larry Poppler dated March 9, 2006. All grading, hydrology and
stormwater issues must be addressed prior to any grading on the site.
c) The easement for the stormwater pond on the Gold property to the south must be executed and
recorded prior to any grading on the site.
d) The developer must provide a copy of the conservation easements, along with detailed
specifications of how this area will be delineated on the site.
L\06 FILES\06 SUBDIVISIONS\PRELlM PLAT\HickorY~~~IiarlakiM:OOC
Phone 952.447.4230 / Fax 952.447.4245
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.
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. In the
area where a boardwalk will be utilized, the developer must escrow the cost of this boardwalk,
which will be constructed by the City.
g) The developer must submit a cash contribution in an amount determined by the City for the
fishing pier 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 prior to any grading on the site.
PASSED AND ADOPTED THIS 15TH DAY OF MAY, 2006.
YES
NO
Haugen
Dornbush
Erickson
LeMair
Millar
Haugen
Dornbush
Erickson
LeMair
Millar
Frank Boyles, City Manager
L:\06 FILES\06 SUBDIVISIONS\PRELlM PLAT\Hickory Shores 06\plaUesolution.DOC
HICKORY SHORES
LOCATION MAP
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Civil Engineering
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HICKORY SHORES
Prior Lake, Minnesota
BENCH MARKS'
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NORTH'M:ST SIDE: STA1F TRUNK HLVY. 1.1
fL.- 975.60 (NGVO 1929 ADJ.)
PRELIMINARY PLANS
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CONTROL & UTILITIES
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20t W. Travelers Trail, Suite 200, Burnsville, Minnesota 55337 (952) 894-3045 Fax (952)894-3049
Offices in: Elk River, Burnsville and Brooklyn Center, Minnesota
World Wide Web: www.joliverassoc.com
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SEC. 10. T. 114. R. 22. . \,. SEe:.;'. T. 114~ R. 22:! ..................... 'C(::! iE~
;;;~~~''';''",''',"''_''","'...,,-''"~"''"!'''.,,~ //"/" '-'---.... ~ll~, ii
I ~I .Ii 11
.\1.'/ 0 2! fil
__ 1 ,.P""'----lltD -.
...-...,--- _______ ~ .s~
".f1-;o',~,';,., I ~
""'.. DEVELOPlENT' JV IUU~RY
roTA/.. PLAnID ARIE4: .\4A.J72:t- Slf. Fl.
DfIS11N(J RIGH1 OF IMY ARtA
.". PROECT BiClI.NWR~
lET WID ......
.1HW PftO.D:T ~r.
..... ......
.". PIIO.Et:T 8(lU\.wn~ la.2C Sq.n. ~.1 Ac:.
NIJtIBDt OF SF. L015:- 1'1 Co.
MJIM1I OF J:1t L015: .]I e",
MJIM1I OF LOrs- "7 Co.
:F~rn g~ =:
/iWOS5 DENSITY- lOTAL IM1S / IOTA/. AOIIf:AGC
lET DENSl'TY- 101M. W1S' / (JoTAl ACIEAGC - DISTW(; IIOW
AClII[A6(-IIETUtND~-BLlJFF~
ClVJlQT 'A' AREA: .sr.", S4Ft. ".If Ac.
OUJ1DT ... AREA: n./l.J5 Sf.Ft. a.z7 Ac.
ClVJlOT 'C' AREA: a_ S4Ft CUt Ac.
OUR.OT D' A'IFA: '.."D S4F'l 0.46 M.
0U11.0TrMlf'A,' 7.u....,S4Ft. '7.IOAc.
~FRCffT~~~
SIllS -10fEET
.......
~ lH./ICl (\JllIAN LOWt\<<lUI DDISITW)
Jt-l(LOWDOfSfTYRESlDDlnAL)
PlU'OSED; P\O (Pl.AtND UNT DE'oIl.OPWEN'O
tOTAL DI5'IURBID N/fEA _ :t....21 AOtES
J
J.UOSf
~,
4
.J.~fF:
5
.J.f20SF:.
~,
L. 6
- .J.55fSF:.
~'.2 SIU
"20,J
l!l 14 ~ 13! 12! 11
... J.f50 S.F: .J.f20 S.F .J.fM s.F:. .J.'!IO S,F.
i 10; I 9 li
! uS() SF: J.1uO s.F:,
I
.......
n,'" $f.Ff.
02''''
1M' port of Go___cnl ul S. S<<'ion IF, To,",,,,, 114. Ron<}ft 22.
!K"",t C_ty. ...-.......$0,0, 1y;,,1J _t.ny"f Ih.",,,t "fNER/TAG(LANDING
on fN ond "f ffford .. ond far wid ,,,,,,,'yond "1I1..
-.."
CRYSTAL LAKE
TOP OF ICE ElEVA 110N H2.3
MARCH .:wo, 2005
QIIIlt _ H.I.J
1'DI~TAD.N.R.
G"..........t Lob. J. 4 DIOd S. all... s.c,iotI 10. T"""'...... 114. RlIIt<Jft 22,
5,,,,, C_'y. u......."t". .,''.' t/olltportiotl "ffl1OdCO............1 L'" J;
1Y"'lJnort/o....,""y"'''Iin..90'-I.ou'"...fI''''y'''ondpor~'''lI
/in..~dll.faIIo..s:
Ul
w'
"'z
0'"
V;;~ b:
>-...J .e
"'0:
00
Og:
I
8.,.,...-.g ", " poinl on t/o. nor'/o ond _'/0 quor'<< /in. of .aid S.diotl
'0. dist.",t 1287.80 '-I _Ill "f th. ""dh 40/"'''- ,omcr Uo_f;
~~::; :::::-;::f.:; ",!.,.onfar~~~(}S6,..~u.:...c~ :::~..,,,-:~. =,
OIl Q () Hgtw Jf) mftur.. """"" (tiel,,, on~ 8 *O'H' I~ _,..) far
'650.00 ,.", 0IId Ill.. 1.........lI'i'lO: 0IId .>IC.' thlll poriiotl "f stIKi
eo.........., L"t S ,/t(Jt u.. IIorth...,..-ly "f 0 ... 75.00 !H'
$QlJ"'""~,ondpord/ldt,,"IitI..~edll'faIIo...:
~
~"'_lnTAIlF,,!I;.
<4O.OXIO.5-3,I2OSQ.".
-40.JXlIO.5_3,M1SG.."-
41.0 X 10.5 _ 3,710 sa. ".
~ O'lIpeW1''''' Ill. north OIId_th quort.,-litI. offtlOd~dion
10. Ib'on' '2fJ7.80 !HI soullt "f 'n. north qwrt", ,orner Uoerof; u...c.
I'Utlnorth<<n'''''y'''''''OfI~ofS6~48_,...,;UofQidll.".tlt
OIIdsouUo_,.../in.frx20J4.6(}f_tt/Mt>(;.de~Itotn.ritJltton"
() ~ Jf) minut.. ~ (rHI'lI 0fIP. 8 ft9rH' " tn.inul..) for
1f5O.oof_t OfIdtll_I.....,.,"''''f.
59'
100' ISO'
-----.oJ
~:! !:._~ ';.,_Cflr!!..':!:..AOOIOON5. Scott Count)'. U......H'" ~ll '0
SHEET NO, /"
8 ~
SEE SHEET 8
SEE SHEET 8
~,.:',1..15 J,.~.~" (,-i,e.' J;: 4.:>s.,,-,~t...s In.::
,/
//
,y
/
,/
/7
/,/'~
,////
,/
,/
,/
,/
,/
,/
CRYSTAL LAKE
roP OF ICe CLEVA 7JON 942.3
UARaf.JRD, 2005
CWlM. - ~~
PElf ~rA DoN.R.
""
Gowmm~1 Lob J, .- and 5. 011 '" S/lctioll 10.
Township 1/4. RanQe 22, Scott C",""'Iy. Minnesota.
f1)(C~t thot portion of said GOVM1lm~t Lot J. lying
north..nlerly of a lift/l 90 fed $oulh/lasterly of and
porolJaI to olin. describttd os folJows:
8~inn;(1I1 ot 0 point an Inti north and south quarter
linll of said S~lion 10. distant /287.80 feet south of
the north QUarter comer thereof; therlc/! run
"ort"<<IS/erly ot an MgllI of 56 d~IIK 48 m...ufes
with stlid north O/Id south quorter lin, for 2O.J4.60
ftllt; then,/! rhf/<<t to lhll right on Q 0 do'1'/Ir: JO
m...ullls cur.... (delto angl. 8 d6gT~s 15 mitrules) for
1650.00 fllllt OI1d ther/l terrninotin9: ond /IItC~t thaI
portion of said Go~ment Lot 5 thot J.s
IlOfthrustlN'ly of a lint 7"00 fll/l' sOClth~stt!rly and
poroHel to 0 line described as fol/olllls'
Beginning 01 (I poitl! 011 tht florlh and ~oulh quarter
line of ~oid 5<<tion 10, d;st(J(lt /287.80 ffHIl south of
Ihe north qlJQrtff' r;om.,. Ih.,.of; th"",r;e run
nartheosterly ot 011 (J(IrJ1. of '6 d'9"Hs 46 mA-tutes
with said north (J(Ie1 south quartff' line for 2OJ4.6D
fe.'; them:. d,flKI to th, fflJIlt OIl a 0 degree :JO
minlltu r;uro-e (delta an9le 8 degr..s '5 monut.s) for
1650.00 feel, (J(Id Ih,... terminating_
'"'
Lo/ , 8/od 1 CRYSTAL ADOITIONS. Scott County.
""",uoto tH:cordi'IIJ to th. rer;orrJ.d plot /h,....of
-~
"-',
"I='~ "~~~T In
Coil 48 Hou," befon d;,,;n, 1f ~
f;OPHER STATE ONE CALL . i 0
Twin Cities Areo 651-454-0002 l ~
UN, Toll Free 1-800-252-1166 ~ z ;. IE
u~./~~/ ~ f ! ~ ~~
~~ff~ ~~o~ ~1; ~ ~ ~ ~ Lil
_ ~ i'l :0'1\
... il~i~H;
o ~h~~~
~ 661ml
o ..
lE i" WH~~
~ ~ ~+:g~:
... - .
U ~i ~ ~ H".'....
S~@~I~lI
~ ~ ~ a
... " .. ~ ~
l;z lD 8 ~ ~ C
!.! i x'" ::lI
~~~~~~e
DEVELDPIoIENT SlANARY
10TAL pt,AJ7D) AR(A: ~~J'72t Sq. Ft.
DdSfW(J RIGHT OF WAY AReA
IIfrhlW1'RO.ECTJJOt.MC)AR~
..,.--
IIfrhlW 1'RO.ECT BOtM?AR~
a"'_
IIfJHIN PRO.ECT BOUNDNI~
MJI6IE1I OF 5.F. LO?S
MAaR OF 1.H. 1075:
MJIIBER OFL075:
QIfOSSDENSlT'Il
NCT DfNSl'rn
GIfOSS DENSITY- 10TAL ....1S / 10TAL AOfEACC
NCT DDISIT'I'- 10TAL tHfS / (lPTAL AatEAGlf' - Dtl$7M ROW
AQiEAt:(' - IlET LAIC) AQE"ACC - 6LJ.H ACRCAGE}
OU1LOT ~' AREA: 5145015 S4Fl ",,, Ac.
OUn.OT .,' ARf"A: 1U35 %n 0.27 Ac.
OUn.OT "C" ARf"A: 1I.7a2' %n 0.22 Ac.
OUJl..OT 2)' AItEA: '11.110 %n 0.41 Ac.
OUnDT r AR€A: 7#'''' Sq.Ft. 17.'0 Ac.
-....oM 5E'l8AQ( I..K; (T'l'PtCAL)
FRONT . IlfAR - 25 fElT
SlOES - 10 FEET
-
a.RROn': R~ (URBAN LOWJ\IEEIlAl DENSlT'l')
R-1 (LOW OENSITY RESlDENllAL)
PROPOSED: PUD (PL.ANNED UNT DE'oUOPYOIl)
roTA!.. DlSlUR8ED AREA . *'46.21 ACRES
DlS1lNG IWP'ElMOUS NtVo. .. :l:UIO ACRES
PROPOSED U'DMOUS AREA .. :1:14.25 ~
.... ...
If,5M Sq.Fl.
... ...
4M2H Sq.Fl
'a.~%Ft.
Z.,7Ac.
,., c.
J"'.
"TEo.
f.41l.h1U/Ac.
I.TJ'LtHQ/Ac.
~
100'
'i'
FEET
50'
50'"
.i h
'Wi.!
i~ ~,
~~l~ ~,
~~li~ ~ 1
~A'ad:o \\ ~ !
flW ts:,.l
~l;::3:5 ~
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if
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I
SHEET NO. /"
9 ^'
SEE SHEET 9
DESClFTION
t. ,:\\.'~ ,,"'~tl(' ~lIi,.., <I." -\ss",;,-.t~s I.~,:
v.
n",'pGrl Qf(;o.-ern.......ILot 5. Section II, T"....sf>" 114.R~22.
Stolt Co"My. UinnC'soto. lytIl9 _sl~y of /11/1 plot of HCRITAGC LANOiNG
onfil#ondofr<<ordln""dfarSOltl.:ounlyt1l'tdslol..
Call 48 Hours before digging
~OPHER STATE ONF CALL
Twin Cities Area 651-454-0002
MN. Totl Free 1-800-252-1166
o.u
o.u
Vl
----
Go..........., Lots J. -# O1ld So 01/ ... Ser:lion 10. To_SI..p 114, Ron9" 22,
SCQIt C_Iy. UiNtuolil. /I~ep' tl,,;., pDr/1on "f aQf(/ Go""""",",1 '0' J.
!)it>9 "o..-t"....st~y of Q /in. 90 tHI ."","-terty of OIld JHYoIl~ to "
nn.w!$t;rilHdoslolkJ_.:
Dl:VS.DPUENT QlIUU~AY
roTAL. PlATlEI) ARfA: J.4AJ72:t $q. n
DfSJIHt: RNiHT OF !MY AREA
..". f'IlO.LCT BOtNIAR~
..,............
.1JAVfIRO.ECTBC:lltI04R~
--......
MJHN I'RO.ECT BOtNWn~
M.MIlEJtOFS.F.~
MJWBl OF lH. LOIS'
MJIMIERCFLO~
..... ....""
NeT....""
GIIOSS llIOd'1Y- 1DTAL I.N1S / roTAL ACltf"AGC
NET IJENS1TY'- roTA!. lM1S / (roTA!. AOi(AG(" - EJIIS1M ROW
ACItf"AGf - IIET LAND AClIlCAGf' - aJIF' AQIICAGf")
OCIrLOT ',4' .MEA; """" $q.Fl rur AI:.
waOT ... MIEA: n,m Sq.Ft. 0..11 ~
WJlOT 'C' MIEA: .. TIZ Slf.Fl 4.%2 Ao:.
OlInOT >>" ARE4; ,,,.,0 54Ft. 441 Ac.
OlInOT r AMA: 744,'" Sq.Fl 17.10 Ac.
~~~r~
SIDES - 10 FEET
.-
CURROfT: 1l:-l,I\ID (UIIIAN LOWjt.EDlUW 0ENST'r'J
R-l (LOW IIIMSlTY RCKIOmAl..)
PRCPOSED: f"UO (PLAIMD LNT DE\E1.OPUDll)
TOTAL DlS1U&D AREA. _ ~46.za ACRES
EXlSlW<<O WER'IotOUS MU. - '*1 10 ACRES
PROPOSED IWPER'-'WS AREA _ :*:14.25 ACRES
tl.Mf s.,.n.
CRYSTAL LAKE
TOP OF IC€ fiEVA"ON !H2...1
MARCH JRD. 2005
OHC _ """$
POI MNNESOTA DN.R.
l
~
50' 100' '50'
. I
FEET
fH9Jnningol 0/>0*11.... /1..,,01111 OIld $",,111 Q<JOt'IfK Iifl. 0/101(/ S.clion
10. dislottl 12tJ7_(J() fHl $"",11 01 //.. ,,<7th qtI<7l..- com.,. III_I;
III...c. "'" "<7II1.rnlerly 01 an (Jflgltl 01 56 "'U$ 4lJ minul.$ "';111 $oid
"onll OtId $",,111 _,''- lito. lOt' 20)4..60 fHl; 1/0-':" tt.fI"' 10 III" nghl
011 0 0 iHgrH .JO m.....lu cur... (deIlo OlIve 8 '1I"T"$ 15 millul.$) for
.650.00 IHI MId th",. l"""inolilllJ; Dfld .",.,,1 thol perl;"" 0/..,1d
Co-..m",' Lol S 11101 /ills norlllu.t..-ly 01 0 Iifl. 75.00 IHI
soulll....,lIrlyOfldperOllIll 10 o Iifl. tt..cri>N 11$ loHo-$:
~iIIgoIOpolnlonl".norIIlOlld.""'hqvOt'lfKlin.o/""idSM:.lion
10. ddlOtlI '2tJ7.(J() INI aoulh oIl". norlll quOt'I~ corn", tllHot; III...c.
runnorlll....,""'yoIMl(l{lVeo/,56d""...4lJm"""...,;III$/lldnorlll
ond_Ih quarlNliII" lor 2DJ4.60 I""t; th""clldflflllcltol"."9"tOflQ
Odllgrll..JO.......t.$C_(dlltto(l(f9l-tJd....15miflul.s)1or
1650_00 1..1. <1tId "'N. t.......inotitlg_
'Zll.lf$ Sq.Ft.
Z.1I7.<<.
,IE.
"'E.
"7eG.
1.41~Ac.
r.7J ~./.k
....... .....
en ----------...,
~ 29 4:
~ J2.f74H. :
,
SCALE
27
.=f~:- ...
t;; /
o.u
:I:
Vl
~
OUTLOT E
7+f._~r.
OR..:t?a ~~O~~"~T
'- ,--I50FOOfLAKC
,<' SCIllACIl' tiNE
f/:.I,.t
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~ ~~ ! ~ !~
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~ ~*.I"'I
~~ ~~I~ '
~ el ;
- .. .. iii
IDlDc~~'
~~~~~~:
a~CU~~C'
ihh
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nt:j ~
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c;
if
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I
SHEET NO. /
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.o.:'t1,15Jvhn(",,-erAc.I$,;.:'':''1/''5In.:
SEE SHEET 10
SEE SHEET 10
UI
- ----
"-
'- :::_:f:.: '-
>
>
OUTLOT E
144,UhSF.
AU. CF ounOTC IS A
ORMNACEltunuTrEASCIIENT
,-,'_1
" ,
"-
"-
"-
"-
',',' "-
", ' "-
"" ;-~a~rJ,,~,--'\
'{.22
'.
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..- ',~'~" -
25
.UI7ISF.
:!
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ili
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V1
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"'.......... OF ./
GQV'TLOT 4. fi
SE:c.l~T.';I'"
R.22
I
'I ":~"''''';J~
/ ~T~vr
( ~f.' i~J
(/
~
OUTLOT E
lUUlUSF.
AU. CFounOTCISA
DRMNACE It UIll.lTY CASDfENT
'- ,--I~FDOTL.4KE
'<' SET8.tCK IN:
RICE LAKE
,/'
\
\
\
~ v./
./
OUTL
7J.J.,Ul
AU OF OUT
DRUUoGE ~ un
./
!O'
I
I
I
I
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I
I
I
, "..
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,
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I
,
TOP or ICE nEVA TJOh' 945.8
JlARaf ~ 20M
CWML - 9.f$.O
PER IIINNCSOTA D,N.R.
%
.. . ~-------
\ ~~ "'--..~
...~
...~
...~
... ,
~ ~ 'n""",",,,
...--..~
DES_..' .. ..V
./
IhQt pari 01 Go"*,,,"...1 Lol 50 SiKt_ " TO....sIlt'''4 ~ 22. ~oll C_t): Mi<vt~solo, IJWl9 ....stlfrlyof /II. pI,,1 of
HCRITAGC /..ANDING on frI. O/Id "f f"Kord... 0/1<;1 /(II" $tJid <::t>uIlly O/Id stot~
OEVS.tJPUENT RlIUU~IIY
10TAL PlAnED AREA; ~~.J72t S4- n.
EXISJfN(; IfIGHT OF 114Y AREA
_'*" IWOECT 1JCIt,N)ARr.
lET lAM> .....
IIfJM'lI' fIIIOECT ax.NJARr.
""" .....
_lMN fItlOECT JJOlN)ARr.
M..-R OF SF. L.01S-
MAa1t DF T.H. 1015:
MJWER DF 1015:
GIIO$SOOCSl'rn
WI"""""
QIIOSS 1lIENS'7lW 1DTAt. 1M1S / 10TAL ACRFACC
NET DEHStTY- 1OTM. 1M1S / (TOTAL ACRIE'A<< - DtlSFING ROW
AaIEil/Z" - lIfT LAND ACRE'AGE' - fIUI'r ADIEMiEJ
ooJlOT 'A' A<<A: 514515 S9A 'Ul Ac::.
oo11.OT ... AMA: If,US Sq.Ft 427 AI=.
ooJlOT "C' AIE"A: it. S4Jl. 0.22 Ac.
oo11.OT 'D' AIIIE'A: '''''0 S4Jl. 0... Ac::.
ooJlOT r ARFA: 7<U,tJA Sq.Ft '1.rO Ac::.
IWlMFROHT~~~)
SlOES - 10 FEET
~
ClAlRENT: R-l./WD (URBAN LOWj\.EIlI.III DENSm)
R-l (LOW DENSlTY RESlDEN1lAL)
P'MPClSED: fU) (P\.AtMD INT 0Ela0JI'I,t[NT)
TOTAL EI$1Ul&D I#IIEA . :U'.2I o\CRES
DOSlIIC IIPEJtWlUS AREA - *1.10 ACRES
PRa"O$fJ) IlIlPOMOUS AIfV, _ *14.25 ACRES
".~s.n
-So"
'Zf..H's"Ft
MWS-F.
lIIETLA/oD__
OIJII.OTE
'''a
MEa
tl7co.
f." 1.Wb/Ac.
f.7JIohIb/4
50'
'00'
1'9'
eoo-..ment Lob J, .4 O/Id 50 <II ... See'Jon '0; T_sIl., 1/4. "..,. 22. Scott County. """"no'o, ~n;4J1 11001 p4rtiOll of
$tNd Go....,....., Lo' .1 ',.,.9 IIortlllWlstlfrlyof 0 ~ 90 fecI RlUth<<Q'ffly of _ p<JI'<IIHl to " lito" *ttribN 0$ fQNo.$
SetJinning 0' " point .... th~ north O/Id $",,/11 ouort..... 1itI/I of ftIid SKI"'" 10. di$tO/lI 1287,80 f<<1 _Ill of /lilt nortll
quart.,- c.,..".... /II_I; 1hCtl<::/I run II","'hetJ$/eny ", 0/1 0fIlJH' of Y> ~$ 411 m....'.. with stJid north O/Id _/II ~t.....
/;M f... 2034.60 fH,; 'h"'<::/I ..IlK' 10 Ill" ""'" on {/ 0 ~ 30 m.....I/I$ <::..... (_10 on9H 8 <M9rH' IS "....,t#$) for
1650.00 /HI <<td Ill... t......iIIoli<l~ ""d .Jf<;:~1 110", portion of $<Iid Go.............., Lol S thot 1M. norlh"$t.ny of " I;,,~
7S.00'-", _1~t"'.rO/ldpor<JllM to" ~ ~ "$ k1/Io.It$
S.."itIe 01 " poitt, on 1M "01"" fIfI<1 $(IU/II qooorler liIl. Df stJid SiKlion 10; ~tO/lt '287.l1O !HI _/II of /II. "ari"
ouort.... tom.- _of; Ih.n<:. NIl _u.-tlrly 01 0/1 """. of Y> 0f9rH$ 411 m""/"$ ';," said "art" 0/1<1 $0<1/11 quort.....
/itI. fO' 2O.J4.~O /HI; 1hM><:. .ff<<:' to 1M ri<Jh1 on " 0 .-gr.. ~ m.....I.$ "....... (_,,, 0/191. 8 ~$ IS """.,t~$) for
1650.00 fHt, and ,"... 1_01""
Sc.u:
~
-----,g
OUTLOT E
7~_SJ
AU DFOIIlLOfC IS A
DlfiUlMG(1: VII.ITl' (ASOEJItT
Call 48 Hours before digging
GOPHFR STATE ONE CALL
Twin Cities Areo 651-454-0002
LtN. TnU FrlI!lIl l-RM-?!\?-11RR
.1
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I
SHEET NO. /"
11 or
ir,~'J,'5 ...I."'" 01".., .(- 455_'
SEE SHEET I'
W.6W.-0lf_ '/
, 20
~~' ~ J2.NO ~
;1-' j2(J5.F. /. I --
*~l~~ '
8 //.
11;,uI5.F '/. /. // //"
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1tJTAL I\ATJEZl A<<A: ~ofCJ12t 54 Ft.
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Twin Cities Area 651-454-0002
loiN. Toll Free 1-800-252-1166
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MARCH JRD. 2005
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HICKORY SHORES
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FOR HOUSE PADS WITH AN
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PROPERh UtlE
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PROPOSED
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OJ' Hf n r VA liON 941... U
M/!NCI,' 3/{/}} 20U!)
O//Wi !}4!).O
,"I-/\' MIIVNJ-.";(J/A IJ.N.N.
loso_2r /iCP
CL3 . 1.191:
..
../
..~
/"
PIO NO. 25"'00290
Fl[lu T')P,Y..RAPH, WAS 5H')T ALOIIG THE ToP OF
BLUfTS Arl{, AB<)\'E AND BEL':'W BlUfT$ AN [xrSnt.G
(,R')oJIl(o SlIPf",l,C[ WAS CR[ATED FROM THIS TOPO, TH(ll
TI-IE SlJRfA(( WAS ANAL,ZED FOR AREAS [xCEEOING
30": SLoPES III 0f!DEP TO OEU'~EI\TE THE BLUFFS
$[E StiEET : f"1:'4< APEA OF BLUFFS
Coil 48 Hours befO/'"e digging
r;OPHtR STATE ONE CAI.L
Twin Cities Area 651-454-0002
MN. Toll Free 1-800-252-1166
I
(
'\~
--~
...
~GEND
PRnPn~ F"XISllNG
---- RIGHT-Of-W.o., UHE
8OUN{lAR, LINE
PROf'[RlT LINE
st:18:'CK UNE
---- EAst:MEIH L1rlE
,__.._'lAD-~._,_ -""'-- EDGE OF WETlAUD
WETL,l,tlO BUFFER
CURe LitlE
--.- G--' ---€) SAHlTA'h SEwER/
r.tANtiOlE
=:-1-:= =:.1-:= WATER MAIN
fiRE HyDRANl W/
AUX, VAlVE
GATE VALVE
--- 0--" --<J CATCH 8ASlN/STORl.A
SEWER JIJ ANHOLE
-,,~ - ..--< RAPED END SECTION
w/RIPRAP
----OJ&--
TcPOGRAPHICAl
COIITOUR LINE
"
EOGE Of TREES
[\IRECTlOH OF
QP.AINAGE/SloPE
SILT FENCE
----
SILT FENCE-HEA".. OOlt
TREE PROTECTION F[lKE
LI1J11'; Of CONSTRuCTION
~
TOP Of CURB ELEV
r
PA\'E:I.lEIH [LEV
(SlTUlr,llNOUS OR CONCRETE)
~
TW.FINlSHEO GROUND AT
TOP OF RETAINING WALL
Bw=nHISHED GROUI~O AT
BOTTOtol Of PET AIN W"'ll
@_HEIGHT Of WAll
GROUNO/FINlSHEO I;F>ADE
SPOT ELE'JATlQN
--~ -:::
~ ~
~
~
...
~
1t ~
)..
...
n ~g -
~~
~q~I~II
~ tJ..; ~
.. ..' 1ii -
:1ii~~~~
~~hH~
ihil ~
<~ < a <
ii13 (
i~l ~ :
~~ii ~ ~ i
hsn l~
i!H; :
! lJli ,
c.i
.so
11 l! 1
~l n
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"l: ~~ i~
~l I~~ ~i
~I ~1! II
2 ! 01
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...
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w.
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00
oB:
I
SHErr NO. /"
22 Of
./ 4-'
~
oCt ::005 John U/;'/i'f &: ':'s~".-,~1~5 Ine
LEGEND
FXISnN(~
PROPOSEO
1< . ' /'.-<~J 30'; t.< GRr.... TER 5.LOP( C0rrDlTlCoNS
+ T'Mtl BLA[\( STREn 'SIGH
TRAFnC ((lrHP(il SIGH
~wn
~ T.:.r-("":'.'f'l'flf.',
rXI<::;T1N(;
0-- ,t --a
,~ATnl BASlt-l/srnPI.'
'O[IIot:FiMAIIH(ol[
.LARm [NO SE': TI'-~I
W/F'IPP,l,P
PRnPnc;J:'n
L-..."...~~,,~
fXISTlNr.
PRnP~
.....-. -
r ... - ... - ... -I W[TLMI[l
PI(,HT-or-WA. llllt
BOIJNOAR, 1I1lr
Pl<OP(RT, LINE
SETS':":' lIllE
[ASIJ.tElIIIIIJ[
- 'IU----- [(lGE OF WE TlAH[!
WETLAND BUFFER
__ CuPB UII(
___4__.. G--,---e ~~Ir~~~[ SEWER,
r F'~''''[U[111 ELl-.' \811'-'I_,'HO:" S (,p ,:(,!Jl:FTTf'
~ &5:'::~:~~~~:':~:::~: ~,~;,:;,'~~;;::,,,:':;'~,,,,
- ----4
- ,~---<
I \\'[1LAt4(\ PEPlA((M[tH
TiRE 1I1 BARRICA(\E
T(,P(('pAPHIC,l,L
((lrlTOllF UIlE
---------
".
L-.:....-_:_~~j ROO ((ptl:,TPUr:TI(lH [IITP,>,lICEQ:
STREET LIGHT "-
"-
SILT F[IlCE IlJlET PP(.TEOt':" "-
"-
SoX B01'<III(, "
""PO,,,p, po":' ""H OHW, ',', "- "-
-------""~---
-----7
/
/
/
/
/ '
[[IGE (of TPEE",
OIPEC TtQl I or
DRMtlA~/:.L,)r.[
SllTr[W[
II
-""-
,-.P,~"'lllu'rllll~,H[t' (,R"e,< ::p.~,r ,I E\
\~. l,PAIII.\(.[ :,PP,:'I'I
.-
...".- ~~.
"'.
o
'-'
ij~~~~i~~~i~:0:~()~;~(:fri~~~'l;~~;~,~)::;"
=:.1-:=
WATER I.4AIN
SILT r[IIC(~HE"'\'l (>uT.
FIRE HYDRMlT W
ALI'VALVE
TREE FP,)lECll')IJFElKE
llt.HTS .)F (!)lI,ffi'U(TI(,(1
NO. 259100220
---:-:-
t.~::.. '~S
""- ~..~ "'i-~IW'1 "
/. .. --.... lE-t'''''f3 E. ...
o-A .. .. .. .... =::.~l'r,)
,,/E._S,'. '/0(')
IE. .9U. ,orE)
. . r~'" !
/ f
"j:
~
~ !lAsfl18"
Bl1(. E1.E;.V -9~OO"
.. H'M.. ElEV.-958 98
I!-B If Moo f!.EV ....960 ~6
"'.
100' 15:0'
. .
! ~
~~h ~ J
,:o~li ? ~ ~
~li'g~ ~ ~>
li'P I :
HIl~ " ;
~
oil
.l!
~]
if
OIl]
~
~
oS!
~
g is
i!d
l~~ H
Jg~ ~~
l~~ ~~
:U ~l
ill! ~1
Vl
w.
OCZ
0"
m~ ..
>-:5 ~
oc'"
00
[5[
I
SHEET NO, /
2].0' 4."
!~--------
/-, 1
,
,
,
, .
.......... ~,~~. I IE.=91'"5.7S(E)
~-:\'> ........ I ~:=.~:f~
,-,'~' Wf-22 8O"-Zr /lCP
r:.'-:;.~i l~! jCL 3 0 0.75%
'.~i:J' 1E_IU07 s. =1l1lH321 (48"') 1S5'-r p,vc .
_ 1E-912.17 N. I RE-98t.26 . 0.'"
~:5;;~j) /
145' 2!M ~AU(
" CBJ(H~=~~~~;~ CL3 o,o.?~
6 '- ~~::~.;~~- ,- I /
"'E._9?f.U(N~~_ /
_._-_.~-~~--
--7
Twin Cltles Area 651-454-0002
UN Toll Free 1-800-252-1166
n
i'
i! ,
~ ~ 'l~; slf
~ ~ ;~;
o l!l <.! i
4!: "I'H>
... ~ f~ B r
(,) ~ liS!1
..~ g 5~: I~!~:!
""~~ ~ ~"!I~~~
t5 ~=.'i:'
! ~~:In
I;;l;;o~~'
l5 i ~ Ii: ii: i
~~~~H~
ik~2
i~j i:
~I~ ~
>;;>;~ ~
=: :5.1 .E I
~E~: ~ ~ ~
iA'~l'O \) ~ j
f~ilj ~!
~H!l5 ~
tS
oS;
!f
.~]
!f
ocs]
~t
~!
~l
....
i('l~O(l5 "'-,,,,, (1/"..., ,$.: 4HvCJQt..~ ,,,"
Coli 48 Hours befOl'"e digging
GOPHFR STATE ONF (;6.1_1.
\
~
4
"-
"-
. ' . "-
"-
29'-15'" RCP
CL5 0 0.50%
(-
)
)
../
~
\("--
~ND
PROPOSfD
FS7If (SEE DErAIL SHEET 38)
RE.-9S7.48
W!il;'J~-9"?80 - 33'-12" ReF
\- CL.S . 0,00%
~1~-':~.:;:,\-.. ... FES1t2
- 12" RC APRON
1E."S50.00
..
EXISTING
RIl;HT-Of-WA, lIll[
BOllll[,ARI linE
PRc>p[pr,llll[
SETBA,:llIIIE
[AS[I.I[1-IT lIl1E
STORM BASIN 2
FES7tO
It" RC APRON 0
/E._Sl46.00
~ RIPRAP (CL III
to
STJ/JflOI (60"_)
JU'..966.50
/E.-9U69(N)
1E-95<2:~"',,---..J~
-"~
-"~
-"~
~
/-" _PP_rPO_:lEIL.._
./' ~ TREE PROTECTION FENCE
, . ~-"
~-"
./."
"'....-
STF<[ET LIGHT
EXI<;.TING
r ... . + - ... -1 ~TLAND
(OG[ (IF WEllAIl[,
\'<<:TlAIlD SUFF[R
G--' ----e
(lIPB lIl~E
$AIllTAPi" SEwER;
J.lAIJHOlE
I WETl...ND REPLAC[I.lENT
PROPOSED
[
r .~,
I"""
=:-1-:=
=:i:=
WATER 1,1"'11"
,-I '--:1 ROCI<. COHSTRU(llOH ENTRANCE
tiRE H ,DRAin w,'
AU' '1A,L'IE
,<'~':~>.
-j 300; &. GREATER SlCPE (ON[HTlor~S
T"'N BLADE STREET SIGN
-,,--
0--.' ---0
G...T[ VALVE
CATCH BASlI'I'S.T(lP1A
S[.,.,{RIMA,I'IHr)lE
'TRAfFIC CONTROl SIGN
llt.llTS OF C(~lsmU("TlW
+
~
TOP Of ClIRB [lEV
\ -..--4
'\
~ --OJ&---
- "--<
flARED [Il{' 5[(TI0)"
WiPlP"A!'
r
PAV[I..I[ln [L[V, (BITUI.lIIIOVS OR COtICP.ETE)
hP( llt BARRICADE:
. -
T(lP.)CPilPHI(;.l
((lnT(")!' llll[
~
/0_.....'_''-.../
TW..flU1SH[D (,ROVIID AT TOP RETAINING WA.LL
BW=fll~ISHE[1 GROOIJO - BOTTOM RETAII~lll(, WAll
@=HElGHT Of WAll
SOIL BOfUHC
a
SILT fEtKE INLET PROTECTION
.J
[[l(;[OFfF'[[S
OIR[CTiOH (If
[tPAII'A':;.[.'Sl()P[
fiELD Tij;OC"',PAPH, WA~_ SiK1T Al(~'JG TH[ TOP (of
BlUFfS ':'11[, ..6';''.'( Arj[' e[l')W BLlIFFS All E'IS11IIG
GROUII[' SURFACE WillS CR[,l.lED fROO THIS TOPO. THEN
TH[ $lJPF",:[ WAS MlAL,:ED FCtR AR[AS E"([[DIII,~.
30-; 5LCoP[, Ifl (IF'OEP Te, DElIll[A1E TH[ BLUfFS
SEE :;.H[ET ~ FCoP: ,:,P[A ,)f BLUFF"
Tn.lPORAlh ROO' [)ITCH r-..c'
S8~'
'-'"
'i'
FlTI
100'
00'
-'""'-
GROOF-lD!Flfll';;H[O GRAOf SPOT [Lfv
WI DRAINAGE ARROW
,----
'--".>.
s=--
i :II
!!~ H
l~! ~~
~1! it
" ...
id ~1
Ul
w.
e>::Z
0"
~~oc
>-...J ~
e>::..
00
tHE
I
SHEET NO. '/
24 or
/ A
~
PRoposrn
of- .?QcJ5 John ()Ii\.~r .t ASSc',iQI<."s In,:;
Call 48 Hours before dic;lging
GOPHER STATE ONE CALL
FXlSTINr.
EXISTING
PROPO~
-"""-
[llR[CTr(011 Lor
CoPAIItll.C,E, ::l-OPE
_ _ _ _ _ _ RII:.HT-Of-WA', \I1~E
BOUI10APY LurE
PROPEllh 1I1lE
SE'!EACkUII[
EA5EIJHH LItlE
~llT F(lICE
'31L T f[lIC[- HE~\', (ol'1,
TREE PPOTE(lIC..l FnlCE
LIMITS OF COI15TPU(TI0I.j
-..- [DC.[ ~ ....'EQAtlr.
...--c ----e G-' --€)
WETLANO eUffEP
":URB L1llE
SA~MrAP I SE\\'[R,
MAIIH(ll[
WATER M....UI
.--. _____ 0-- ~t --0
C:.1(H BASltl'ST,:,p!,l
S[W[R:l..lAllHOlE
-..---4 - tt---<
fL"REO HID 5E(TI(~J
W'RIPP..!"
=:1:= =:~:=
F'lIlE H,ORAlIT IV'
AU' VALVE
---..--
GATE VA-lYE
TVP,)(,RAPHI(AI
(C~ITOUF LInE
EDG[ (0( TREES
/'
/'
/'
/'
/'
/'
PRP.PQ%D
~ TOP Of (uRS [LEV
/'
r PAV[M[rH [lry (BrlUt.4IN(IUS 00 COtKPETE)
~ TW=FINISHED GROU'~O ,U TOP RETAIIJlNG WALL
/8W_907.\,--" 8w",rruSHEO GROUNu AT BQTTOI.l RETAINING WALL
@=HEIGHT Of WALl
,-
...---- ~).
GROUtJO/FINlSHED GRADE SPOT ElEV
WI DPAIHA(,.E APROW
( :
. "-
~eJlH312 (6fr.)7
P (eI. HI) ~ -/lE-=fnDa-
.. IE.-96550(S)
~ IE. ~5 3ON)
.} S' CONe.
/'----.....,/ . ',\~~AlJ(
;.... .FES:'.
\-. . 1::ff.1o N
\ ~."::. ELrv:M~
~- ~.-9~80'" I
_ - HWl... llV.-964.01 19" rr ReP_____
'- _ c. .0,'5'(
-- .. ... -
- - "'&.0---
\ ~ :e~_ff~r;r l1
\ ~ fI:::mFJ/;
I \ 29-15" ReP P
\ eI.5.050~ SS I
\ lu'-2r ReP ~ I
r - - - - - - CI.3 . O.75~
-- '-____.J
,-------,
/ 1 ;0 ~ /
/.
/.
/.
/.
/. .
/(J/' Ol Ice 1-/ l- lillI/ON 91~.
M/iHC/ / .JUIJ. /'00.')
(It/WI .'/4-,:(,5
/ '/ II' Af/NN/ r.:;o Il1 /),NJ(.
EXISTING
PROP~
l:::< : :<>~:>./X;~ 30~ & GREA fER SLoPE COl~OITtOH5
+ TwU I BLADE STREET SIGtI
TRAFfiC CC~HROl SlGI1
r . ' 'I.Ell',,"
PROP~
,.r
t
50' 100' 150'
~
IN ftET
I v.t:QoI.I'ID REPLACEMEIlT
\
\'
/// \
/
\
I
I i
-.J~
T)PE HI BARRICADE
I,'
1 ROU. CONSTRLI(TlOH [HTI"AlKE
. N
S TRED LIGHT
FIELD TOPO(.F!ARI-n WAS SHOT ALQI~(' THE TOP [f
BLUFFS Ar'l(l -'SOvE AND BELOW BLUFFS AN DISTIll";
,:;R'~..IND SURFACE WAS CREATED FRaU THIS lOPO. THEN
THE SURFACE WAS MIAUZED FOR AREAS EXCEEDIIIG
30"; SLOPES ltl ORDER TO C'ElINEA TE THE SLUFFS
SEE SHEET ~ FOR AREA OF SLUFFS
a Sit T FEHCE INLH PPOTECTIOr-t
,,~
o SOIL BOf!lt~G
"=-J TEMPORAP l RoX!' (lIlCH (HECI<
CNYS!/I! !/IK!
\
\
yo-
/
."
c>
~f
J!! ~I
11 ~ ~ I
:If h~ ~!
1IIlf: r::~ iE~
'lI1 !~i ~i
~t ~1~ H
~! S i ~~
.1!~
~
Ul
w'
a:Z
0"
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>-~ ~
gj21
of
I
SHEET NO, /
250c
./ 4'
((1.:'005 J.:mn (Vi,er &: A~s.;oc,~t..s ,nc
LEGEND
-,;
12
Coli 48 Hours before digging
GOPHER STATE ONE CALL ! I
Twin Cities Areo 651-454-0002 ~ =
1~~~,~~'{"~:,~)~~,S.,~~"66 !!
L, C,..! ,~~~',-,-'-~-'~ ,;;:~:--~:=;... ~! I; i J
/-~'~ ~~ ~;-
~/.'-t-=-=-'~~~I~~~Tci -;'1
. r4' .,l_. .' ;, ;-'.;'-J- ~ ~ ~I' ~ f ~
.' i~- /~_.'...;__~t; ~ ;5
. __ ' , h. U & 91
..... ,~:'--'J_j --~ "ti'11
:;2;;;; N' - 0 -" .",
If Ir -,-If I!: ~I!U
, i!i g 8:-
I ~""~ .
,_ _ -13 ~g - . m
... I -!l ~ ~ ~ ;: 'I::
CD r--- S ~...~ .!.
1 ~ m ~ :::i
. I - .. . t;. - ;
I Iii Iii e ~ ~ .
_ _ .. ~ i ~ ~ ~ ~
: ~h~u~
L _ ~i1
"' I !~..,
...7.' . L -.. or
1E_"2.30 !W..~ 511-
IE-eo;" E. --/:/ L" I ~;~~ ~
, I ": dd,r-::, ~:
l,-,~~..-..' ,,{.,.""'= h'O:h:.Jo;
: ii" "'-r ~~.t! -,..,;;, - ....:;~=. !'~:~]; \) ~ ;
I I ~rlt-. ~M ".J -, "d.' ~,
_ '-y __', 1~JC_-:!.1'J' ~ ai'! ~
1E_1I5U1..J _ /~~L ... ,
~:;,~ ~
I~~si:':r~[ ail
: ;'1 i1; I 11
L -;,,_.L ~f lii II
001 i~! ~
~t ~li ~i
~! ;; i II
.el . ~. .
~
..
g~;I~I~:~~1 '~'~(H
F'Xlc;nNG
r '" - '" . '" ....1 'kCTL~.Il[l
PROP~
l.-----l IV(TL;'IIO FEPLI.<:EUE!ll
PRnPosm
+
'-I 3L'~ ,', (....f~lEP ':l,~.Pf '-'~~lf,lll(\f.lS
T\'IlIl "LADE SWf'(I"IGll
TP '.FFI': L .~~ lTP')L
-1-1-
_.-1-1- =:~:=
Rlr,.Hl-~ WA, LitlE
B.)utll)AR\ 1I1lE
FP,)f'[flliLlIlE
5HeAC~ LINE
EAS[I.lEllll1llE
E[)('[ Of WETLAllO
WETLAlID SurFEF'
(lIFElLlJlE
~l~~lll~~,r[ SEWEP'
Wf..TER lAAlll
PRnPO&-
-"""'
[XISTlN(;
PROPOSED
FXISTlNG
5IlTF[IlCE
SILr FHKE~HEA\" ['U"
TPEE PP0T[':W~1 FEller
LIt.tlTS Of ,~(H3rRu.:w,t1
e___.._____ 0--44 --0
~~Ji~,~A~~:~iir>Rt,'
T,I'[ III SAFPlrl.r'E
'_~~ Pi)(h ,-, lroW'k Tlnll ElITF-\flrf
"
~ TRE(T Lh;HT
D
.....-4 ----e e----.- ~
- ---4
- ..---<
~~":'~~A~I-l[t '0[': 11':~1
""
o
S0IL B0PIH'~
FIPE H.ORAlll w'
AU' VALvE
~'CG~rIo):,'i6::;\~E \~~~ SHo)~ AWK. THE TOP or
~~rl~~p~~g A~::S W:r~AC~:~TZ~. ~~~~;~ THI:I~!~,~,S T~!I~ll
~i il~i~iS~lt~,:~R~~AT,~[,~!:_:~;1\~l ~~(!~~~iJ!'~
~
GATE VALvE
10POqPAPHIC;OL
('OtHtll.!R lIl.IE
[[.(.[ Of TPEES
--0"--
PR~(lsrn
~
TOP OF (UPS [LEV
~
/ _"_'_ PAv'f).t[!IT ELEV 16ITUlAtll('llJS OP (('''I(("I[IE.
~ lw_FnltSH[[l GROlltlD ..r T
/ aw.""'.I'-..,/ 8W=FII~ISH[D (;POll oP RETAUlIIlG WALL
95HEIGHl or w~~~ Al I;OH')I-.I PETAtlmK. WALL
..
"...-.-
~.l:"
~,O~:~~;:~I,~~SH:~'H,~:AD[ SPOT [LEV
13
11
10
9
8
7
39
8' ST. TR.......
-...-----... ../
-------- ~
...-"'-
SlIIUClUOE STORW sno $lRUClURE SOiEDlILE
,"ZE STCRW SEYlER PIPE SOtEDULE
fB80ll ;~:" RC APRON RE 0: Ul
30 i ",.,.." 1154.00 LDCAllON W
CIIIlH.02 .... ....50 ....,~s~ _~~ "'''''" !In ClASS SLOPE ",Z
"~38 eoo-OO1 .7 0'"
1155.81 5 ee.01 OO1-G02 .,- , 0.22' ffi~ ..
C8OO5 2'.3' 19.7 N 1157.44( --- ,Jt' 33" , 0.80.
-- .... "~38 119.M _-GOlI 21' ,." . 0.501: >-:5 e
CIIIlH807 .... ..2.58 ...... ..' la' .
FESIIll8 ~:.RC APRON "2.58 11511.011 0<l0-007 2Jf la" . 1.571:
""""""" ....to to7-GOl1 ". ,.' 0.... "'0:
"""",. .... tGJ." ....47 OOI-tolI ..' la' . 15.52:1 .I 00
......" .... ...... ....32 SQt-810 ,.,. ,a. . 1.571: Q8:
""""'" ..7.13 810-111 03' . 1.571: ~
.... ....31 ,0- . I
FES1113 ::"RC APRON 181.42 184.12 &11-612 ,~ ,." t."1:
""""" 1811.511 812-613 rr ,0- . 1.571:
"""",. .... 1187.74 ...... 810-814 58' . 17.301:
CIl.'" 2'.3' ...." ....23 614-&15 38' ,.. . 0....
188.12 ....02 815-816 ,,' ,s' . 0.$41:
,.' . 0....
50' '00' '50' SHEET I'Kl
26~F/
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y.... .,~
, j/ ":~
(~) : '. "",...\
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. "" '\ . '\ ,---
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.\\ I.. . . \'\\ 'l --.If < ~
:~ '\ 'f t_'\ \ I ........
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'\\ "~ . . \, ~\) '-1 r----
: :\~,:\ ~ .':~:::. :\"~L~ \;-
. \_-_/,' " . . . . . . . . J~\"\ ~
. .. L~ _ ..-'-v-- ~_ _~. t t \ --
\- ~"v>-<'"", 'r ,/-'. _ . \ \
'. _ ' ~r.'" ~........ -' '\ "
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PRIOR LAKE. MN.
FOR:
John DOver & Associates, Inc. ~~~r'ic. ~rtI.t thc:tu~:"p1onr_t DATE: 12/02/051 ~ DATE I OESCRIPTlON
('WI , I..tlI......... '-"I ~ supervision and that~~r DESIGN BY: JWD r-r- ~ ~
UcenHd Profession r under . GEB/BRK Z .:Jt9.If'I':"C'!!!" ~
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1. [.I"'I.l(T[I<')IC TPEE IS uEt.51JI"ED AT ~ 5' "BovE o:.pOOH[o
,BF-(l,3TH(I(,fiT)
2 ALL 5l(:IIIFI(Af.ll TREES TAGGED 'MTH t~JIJ8ER((l, POUIIO
....UJl,.lUll.t.t 1"',~ ArlO ORArIGE: RIBBON (oN SIDE: OF TREE
FA':lll':. [.EvEL(lPM[rH [tifF,
3 TF>[[III'.'HITCoR,8,
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><11' Call 48 Hoors before digging
"I? ...""","0 GOPHER STATE ONE
"161;673 Twin Cities Area 651-454-0002
t.lN. Toll Free 1-600-252-1166
1{2229" W?
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: + 5E.~ + 56~-r~5
TREES TO BE 50\,,[[1 AREA ~ + 563 + 5:6
-..-"~.._I----PRESEPVATI(~~ fErKE
CLUSTERED
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, .
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INDIVIDUAL
ALLOWABLE TREE REMOVAL SUMMARY
~ 1':ro<j2117; AIJ..oYED REM(lVlm
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. SEE TABl1ATlON MANUAL FOR COMPLETE USTI'lG
t".nNRTRUCTION NOTEs.
. INSTALL S1~OW rEN("~(, OR POL',ETHIlEUE LAUIN,fJl
SAfEh NETTINI; FOR TREE PRESERvATION, PRIOR TO THE
START (If SITE C(lt.jSTRUcnOH, III ACCOROAr~CE WITH THE
OETAll
. Fill CAWiOr BE PLACED AI;AlI-15T THE TRUt-H, OF THE TREE.
W THE PooT CROWN, OR Ut/OCR THE oPlP LINE or THE TREE
. PREv(~n CHAN';f: III SOIL (H[IolISTR r. 8Y HOT AUOWING
CONCRETE WASHOUT ANQ lE.oU:AG( Of> sPilLAGE Of' TOXIC
MATERIALS SUCH AS FUELS OR PAINTS WITHIN SAf1:Tr U~UTS
(If TREES
. PPUlllllG Of OAt- TREES IAUST NOT TAtiE PLACE fROM APRIL
1 ;th THROUGH JlJLi 151 If WOOHOlNG Of OAt- TREES OCCURS.
A W)NTOXIC TPEE l'o'OUI"O DRESSING MUST BE APPLIEO
IIAME(IlATU LOGGfPS A'''C. EXCAVATORS IolU5T HAVE A NON-
TOXIC WEE WOUND DRESSING WITH THEIA OU-SlTE
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CONSTRUCTION NOTEs.
. INSTAll St~OW fENCING OR POL 1[TH-IlEtJ[ LAMlUAP
S"fET, UETTING FoP TREE PRESERvATIOfl, PRIOR TO THE
START Of" SHE COI~STRUCTIOll. IH A(eVROMKE WITH THE
DETAIL
. FILL CA~nIOT BE PLACED AGAINST THE WUNh Of THE TREE.
ON THE ROOT CRown, ,)F: UI~D[P THE DRIP UNE Of THE mEE
. PREVENT CHANGE Itl SOil CHEMISTR.. By nOT ALLf'WIIK.
CONCRETE WASHOUT AUO LEAf';A(,f OF< SPillAGE: OF TO"IC
MATERIALS SUCH AS fUELS OR PAIUTS WITHIN SAFEh L1I,lIT':;
OF TREES
. PRUNIIIG or OAk TREES ~uST 1I0T TA"'E Plo,CE FROM APPIL
15th THROUGH JUL'r hi IF W(lutl[)tNG (~ 0"''' TPEES ('((lIRS,
A UOtHOxlC TREE WOUI10 OR[5SIUC. !JUST BE APPLIED
11AI.l((IIATLY L0(.GERS AIID E~CAVAT(ofIS ~UST H4'J[ A NON-
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Call 48 Hours before digging
GOPHFR STATE ONE CAll,
Twin Cities Area 651-4S.-0002
UN. Toll Free 1-800-252-1166
PRESEAV ATlON NOTe.
I l IItSTALL ORANGE PLASTIC SAfEr.
FEHCE OR OO,l,tlG[ SILT f[Il([
l' PER CALIPER INCH AWA, fR(lU
TREE TO BE PPOTECT[[l OR AT
DRIPUI~L v.ti1(HEvER IS
0P.EATER
';1 CLUSTERED TPEES MA:.' BE FEtlCED AS A (.FOUR
~ )
#........~;~'rP[[ TAG,
: + 562 -r~VPE'.:ER/ATI\..~~ FEIH~[
TREE':' Tel BE SA\I[[' liFE A ~ ~~63 +...: ~
...... '..- ~
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ALLOWABLE TREE REMOVAL SUMMARY
IJ!!!S I'TOTAlr-"% Al-lPWF.n Rtuown
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fP.Rf"'~T H(Io:.HTl
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.: ALL SlGi'lIFlCAlIT WEES TA(-(.[D WITH HIJMBEPEO, RrutlO
ALIJUlllUlA fAG .0.110 ,)P41l'~[ PIE'B(~1 ')11 SIDE ,)F TREE
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tc:rAI~
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SHEET NO. /"
36 OF
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Planning Commission Meeting
March 27, 2006
Billington:
. T Planning Commission gave the applicant very substantial marching orders
reg ing hydrology issues at the previous meeting. I think they have made
subst ial strides to mitigate any adverse effects on the nei ors.
. Time spe was very productive by the applicant and overv;" wed very
substantiall by the Planning and Engineering staff.
. Based on wha I see here with staffs conditions I wi
carefully watc g the process.
.
The majority of
Stamson:
. Agreed with Commissioner staff. The last time we met, we had specific
concerns. The developer as don a great job addressing them for the most part.
. There are still a few q stions regar . ng drainage but am confident the Watershed
District, staff and d eloper can work em out.
. Support.
MOTION BY BIL GTON, SECOND BY RIN TAD, RECOMMENDING
HE PRELIMINARY PLAT SUB CT TO THE LISTED
MOTION CARRIED.
This matter will go before the City Council on April 17, 2006.
?i(
B. #EP05-213 & 213 (continued) Tollefson Development has submitted a
preliminary plat and planned unit development application for a development to be
known as Hickory Shores, consisting of 80 single family homes and 38 townhomes.
Planning Director Jane Kansier presented the Planning Report dated March 27,2006, on
file in the office of the City Planning Department.
This development was originally submitted by Giles Properties, and considered by the
Planning Commission at the meeting on December 12,2005. There were a number of
outstanding issues that needed to be addressed before this proposal could move forward,
so the Planning Commission tabled this item. The property owners extended the deadline
for City action until May 15, 2006. In the meantime, Tollefson Development has taken
over the project, and submitted revised plans.
Tollefson Development has applied for approval of a development to be known as
Hickory Shores on the property located at on the south side of TH 13 and north and west
of Crystal Lake and Rice Lake. The application includes the following requests:
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706,doc
6
Planning Commission Meeting
March 27, 2006
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
The proposal calls for a residential development consisting of 80 single family homes and
38 townhouses, along with parks and trail on 80 acres.
Section 1106.400 of the Zoning ordinance lists the types of uses and standards allowed
under a PUD. The PUD provisions offer maximum flexibility in many areas, including
setbacks, building heights, and so on. The developer is requesting modifications to the
minimum lot area, and the development of private streets for the townhouse portion of
the development. In return, the developer is offering the following:
. 27.44 acres of parkland.
. 6.35 acres of conservation easement covering wooded areas.
. Connection of Ida Circle from the existing Crystal Addition development to
Hickory Shores, which will eliminate an access to TH 13.
. Dedication of a drainage and utility easement for the future construction of the
CSAH 12 and TH 13 intersection.
. Funds for a fishing pier on Crystal Lake.
Poppler said he has just reviewed the newly submitted grading plan after the report was
written - the City still has significant concerns with the ponding and stormwater. In
particular, a storm basin near a home which is also within 20 feet a 13 foot retaining wall.
The concerns are how is this going to work? Their calculations did not show a larger
pond is needed. The other pond near Jackson Street must also be larger. Another City
concern is for the stability of the retaining walls near the trail. Poppler said they were
concerned with the infiltration basin up near Highway 13 and how it will function. Staff
has some ideas on how it could be improved.
A lot of the trails are on steep slopes and staff is not sure how the trail is configured and
how the trees will be affected.
Poppler's other concern is that in reducing the tree impacts the swales behind the lots are
getting closer to the building pads which means there are more easements closer to the
homes. He would be concerned ifhe was a homeowner with an easement so close to his
home.
Based on the engineering concerns with the undersized ponds and tree issues that need to
be addressed staff is hesitant moving this forward.
Staffs recommendation is to continue the meeting to April 10, 2006. It doesn't give the
developer a lot of time to look at the issues, however if staff goes any further they will
run into the statutory deadline or the developer can sign a waiver to extend the deadline.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
7
Planning Commission Meeting
March 27, 2006
Poppler said he is meeting tomorrow with the developer and his engineers to go over the
Issues.
Questions from the Commissioners:
Billington asked for more specifics on the proposed riprap and outlets being placed
outside the wetland areas. Poppler said staff has seen it in other developments. It is not
significant but explained shortening the pipe and riprapping the area to prevent erosion.
Comments from the Public:
Todd Bodem, Tollefson Development, said they would be happy to go back and address
the engineering concerns as they just received the new comments. Bodem distributed a
handout showing the tree preservation and green space (park and trail system). In a sense
it is a "floating trail" until staff makes the final decision. Tollefson would like to develop
in one phase.
Billington asked Bodem if there were any significant challenges. Bodem and his
engineer did not feel there were any problems.
Perez asked if there were any issues with the April 10th deadline. Bodem felt they could
meet the timeline.
Jim Leslie, 4045 Heritage Lane, said his initial concern was the removal of the adjacent
trees and would like to meet with the developer to find out exactly what is going to be
removed. Another concern would be the melting snow and the runoff between the two
properties. Leslie suggested working with the developer at Heritage Landing because the
property line is a natural ditch which has turned into a large swamp in the back and is not
acceptable to anyone. Thanked everyone for their efforts on the trees.
Ken Wuori, 17084 Pheasant Meadow Lane, said Prior Lake is growing so fast and was
concerned for the traffic off Highway 13 and asked ifthat was taken into consideration
with this project. He asked if staff was concerned with Highway 13 expanding to 4 lanes
at some point and how it would affect the 170th Street realignment. Wuori distributed a
map drawing for the intersection realignment. Kansier responded to his concern.
Poppler explained the current location of 170th on the south side will stay the same.
MNDOT has no plans of expanding Highway 13 at this time.
Wuori questioned if the State widened Highway 13 would their buildings be affected.
Kansier explained the Highway 13 corridor has been extensively studied over the past 10
years. There are no plans from the State at this time. The County and City were looking
at possibly changing the function of Highway 13 to maybe a parkway or arterial street
through the City and routing traffic through County Road 17. This corridor is very
constraint especially the northern area of Prior Lake. It would be very difficult to widen
the road.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
8
Planning Commission Meeting
March 27, 2006
Poppler pointed out the western side of Highway 13 would be a right in - right out
intersection. It doesn't go through to the south or east and it would not have a signal. The
County construction for the intersection is scheduled for 2007.
The public hearing was closed at 7:55 p.m.
Comments from the Commissioners:
Billington:
. Satisfied with the progress made by the applicant. They're in comfliance with the
staff so far and as a result will support the continuance to April lOt .
Perez:
. Pleased with the progress ofthis project. The consensus in December was that it
could be a good project with items addressed.
. Confident the developer working with staffwill address the rest of the issues.
Looking forward to seeing this in April.
Ringstad:
. A lot ofthe outstanding items have not only been addressed but been improved.
It is a challenging piece of property with the tree preservation and setbacks.
Hopefully ponding and engineering issues will get done in the next two weeks.
. Agree with staffs recommendation to continue.
Stamson:
. It's a difficult piece of property as far as a PUD process.
. The developer has done a great job - over all it is a nice development and
appropriate for the property.
. Agree with staffs recommendations.
MOTION BY RINSTAD, SECOND BY BILLINGTON RECOMMENDING TABLING
THE PUBLIC HEARING TO APRIL 10, 2006.
Vote taken indicated ayes by all. MOTION CARRIED.
A recess was called at 9:00 p.m. The hearing reconvened at 9:04 p.m.
6.
Old Business:
None
7. New Business:
A. #EP 06-104 City Council is requesting a vacation of drainage and utility
easement for property owned by Roger Ferguson at 4500 Lords Street.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
9
Planning Commission Meeting
March 27, 2006
Assistant City Engineer Larry Poppler presented the Planning Report dated March 27,
2006, on file in the office of the City Planning Department.
The Prior Lake City Council initiated the vacation of a portion of the easement for
roadway purposes located adjacent to 4500 Lords Street NE.
This item was originally scheduled for the March 13, 2006, meeting, but was continued
due to the weather conditions and meeting cancellation. The City Council conducted a
public hearing on this vacation on March 20, 2006. The Council voted to approve the
vacation, subject to the condition the Planning Commission find the request consistent
with the Comprehensive Plan.
There is no public need for the portion of right-of-way to be vacated. In addition, the
vacation will provide an easement for road purposes required in the future. The staff
recommended approval of this request subject to the condition an easement for drainage
and utility purposes is maintained across a portion of the existing street as determined by
the City Engineer.
Comments from the Commissioners:
Stamson stated he was surprised from the last discussions and the general consensus at
that time was that if the City did rebuild the road it would probably be moved up into the
easement space. All of a sudden, they decide they don't need the land.
Poppler and Kansier explained the proposed house was moved from the original site.
After taking a closer look, staff found they had more right-of-way to the south. The
roadway would be widen and potentially moved closer to the north but not as close to the
proposed area to vacate. Utility easements will be given to the City for the realignment.
Perez:
. This seems to be pretty straight forward.
. It is consistent with the Comprehensive Plan.
. There is a trade off for future realignment of Lord's Street.
. Commend staff and the applicant for working out a solution.
. Approve.
Ringstad:
. When I first looked at this, I was not ready to handicap the City not knowing
where the road would be rebuilt. At that time, we did not know exactly where the
road would be rebuilt. Now we've had a closer look. It is a win-win solution for
everybody.
. Support.
Billington:
. Support staff. Do not see any problems. It's a reasonable move.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
10
Planning Commission Meeting
March 27, 2006
Stamson:
. Questioned staff how this affects other property owners along Lords Street or did
staff just study this one particular lot.
. Poppler said they just studied this lot and in the future the City would have to
potentially buy easements on the east to make the road function. This gives staff
a little more flexibility on the east side.
. Little uncomfortable rewriting things because no one can say "No". Just not
comfortable that this is the way to go.
. Willing to take Poppler's word this is going to work.
. Uncomfortable with the process on this one.
MOTION BY PEREZ, SECOND BY BILLINGTON, RECOMMENDING CITY
COUNCIL APPROVE THE VACATION OF THE EASEMENT SUBJECT TO THE
CONDITION AN EASEMENT FOR DRAINAGE AND UTILITY PURPOSES IS
MAINTAINED ACROSS A PORTION OF THE EXISTING STREET AS
DETERMINED BY THE CITY ENGINEER.
Vote taken indicated ayes by all. MOTION CARRIED.
B. #EP 06-119 Lehrer Developing, LLC submitted a petition to vacate an
existing easement dedicated on Outlot B, Deerfield Industrial Park 5th Addition.
Planning Director Jane Kansier presented the Planning Report dated March 27,2006, on
file in the office of the City Planning Department.
On September 6, 200S, the City Council approved the final plat known as Deerfield
Industrial Park Sth Addition. This plat included Outlot B, which is zoned C-S (Business
Park). Lehrer Developing has filed an application to replat this outlot as Deerfield
Industrial Park 6th Addition. The new plat would allow the development of this site for
commercial buildings. Previously, there was a wetland located in the north central
portion of Outlot B. On October 18, 2004 a wetland mitigation plan was approved for the
site. For that reason, the drainage and utility easement is no longer necessary.
The approval of this vacation would allow the development of the outlot. As a precaution,
the resolution approving the vacation of these easements will not be released until the
final plat is approved. The resolution will be recorded just prior to the final plat. It must
also be noted this vacation does not constitute approval of any building plans for the site.
Comments from the Commissioners:
Ringstad:
. The City no longer needs the easement. It is not inconsistent with the
Comprehensive Plan.
. Support.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
11
Planning Commission Meeting
March 27, 2006
Billington/Perez:
. Agree with staff and Commissioners.
Stamson:
. The public is being served by allowing development of the site which is the public
need we are required to find.
. Will support.
MOTION BY BILLINGTON, SECOND BY RINGSTAD, RECOMMENDING
APPROVAL OF THE VACATION SUBJECT TO THE CONDITION THE
RESOLUTION NOT BE RECORDED UNTIL AFTER FINAL PLAT APPROVAL.
Vote taken indicated ayes by all. MOTION CARRIED.
This item goes to the City Council on April 3, 2006.
C. Review Capital Improvement Program for 2007-2011.
Planning Director Jane Kansier presented the Planning Report dated March 27,2006, on
file in the office of the City Planning Department.
Minnesota Statutes states all proposed capital improvements be reviewed by the Planning
Commission for consistency with the Comprehensive Plan. The summary describes the
CIP (Capital Improvement Plan) process and the funding sources available to the City
and expected to be used in paying for the individual projects. The budget for the projects
within the 5 year CIP totals 60.190 Million dollars.
Note the City Hall and Police Station are now off the CIP as they are under construction.
There are several significant projects included in the CIP. Two of the most significant
projects are the City's share of the CSAH 12/13 intersection (2007) and the CSAH
21/Fish Point intersection (2007). These two projects along account for 8.260 million
dollars.
The CIP details the allocation of $750,000 for a joint training facility within Scott County
and all the cities within Scott County. The joint facility will provide for a bum tower,
fire attack training space, confined space training, outdoor shooting range and office
space for use by area-wide governmental entities.
As in previous year's, the CIP continues to plan ongoing improvements to the City's
parks and street paving and reconstruction projects. Projects maintaining the City's
sewer and water infrastructure are also scheduled throughout the five-year scope of the
plan. Most noteworthy are two wells (Well #10 and #11) that will be brought on-line in
2007 and 2008 to assist in meeting the City's demand for water supply.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
12
Planning Commission Meeting
March 27, 2006
Stamson asked if it was still difficult to get permits from the DNR for well permits.
Poppler said it was. The public works department really deals with that issue.
Kansier pointed out the County has major road reconstruction and funds will be
significantly affected as the City is committed to paying their share. Kansier also
explained some of the development fees.
Billington commented these are long term goals and the City is at the fiscal mercy of the
State and Federal governments. Billington questioned ifthe CIP was based on a study
conducted by the City. Kansier responded staff identifies needs, i.e., street
improvements, wells. The City is subject to the mercy of the some things like the well
locations and funding. The County has a CIP and the next few years they have major
road improvements going through our City and we have a share of those fee. Those fees
will eat up a lot of our CIP dollars for the next few years. The City and County work
together to try to get enough advance notice for budgeting.
Kansier went on to explain some of the fee structures and funding.
Comments from the Commissioners:
After a brief discussion the Commissioners decided they had no recommended changes.
MOTION BY RINGSTAD, SECOND BY PEREZ, RECOMMENDING APPROVAL
OF THE DRAFT CIP AS PRESENTED.
Vote taken indicated ayes by all. MOTION CARRIED.
8. Announcements and Correspondence:
Kansier asked the Commissioners to think about the June 20th joint City Council and
advisory councils' lake tour.
9. Adjournment:
The meeting adjourned at 8:29 p.m.
Connie Carlson
Recording Secretary
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN032706.doc
13
~emorandum
DATE: April 28, 2006
TO: Jane Kansier, Planning Director
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Hickory Shores (City Project #05-212)
The Engineering Department reviewed the preliminary plat for the subject project with a
revision date of April 14, 2006 and we have the following comments:
General
1. Permits from PLSL Watershed District, NPDES permit, Scott County, MN/DOT,
and a SWPPP must be obtained prior to grading.
Gradina Plan
1. Slopes of maintained areas must not be greater than 4: 1. Backyard grades of
Lot 5 & 6 Blk 2 does not seem to meet this requirement, please verify.
2. Backyard area of Lot 9 Blk 2 does not seem to meet the minimum 2%
requirement, please verify and provide a 2% label if the lot does meet the
requirement.
3. Provide an EOF for all backyard inlets and label high point elevation along the
EOF.
4. Retaining wall behind Lot 2 Blk 1 is shown to be 6' in height. In order to avoid
required fencing, which would make the backyard aesthetically less pleasing,
modification of the wall by either changing grades or providing multiple tiers
should be pursued.
5. 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. Provide emergency contact
person for erosion control on the project.
6. Provide additional drainage and utility easements for backyard drainage swales
at Lot 9 Blk 4, Lot 28 Blk 4, Lot 44 Blk 1, Lot 1 Blk 4 and Lot 6 Blk 4.
7. Contours at the intersections of Jackson Street with Turner Road does not seem
to match or overlaps, please revise.
L:\06 FILES\06 SUBDIVISIONS\PRELIM PLA 1\Hickory Shores 06\Engineering review 042806.DOC
8. The drainage path behind lots 22-25 block 4 is greater than 300 feet. Provide
catch basin for this area or revise grading.
Site Hvdroloav. Water Qualitv and Storm Sewer
1. A wetland delineation was complete for the area near Ida Circle, however this
delineation will need to be reviewed. The lines for wetlands in this area that are
shown on the plan are inaccurate. Please provide the revised delineation. The
proposed impact must follow the WCA process to gain approval.
2. Soil near pond 2 is listed as silt/sands and is expected to be moderately to highly
permeable. Design must address maintenance of pond water level. More detail
requested on note reading "berm around pond to be constructed of clay" Berm
area is all formed from cut, how will this be constructed? What kind of clay is
used? What is maximum permeability? Is entire pond lined? At what density will
clay be placed?
3. Drainage and Utility easements are required over lots that convey water over
them from upstream lots along the drainage path. (L 1,2 B4,).
4. Show design and provide signed easement agreement for ponding on the Gold
Property.
The following Comments are to the level of Final Plat detail, these issues need not
be resolved before preliminary plat.
Utilitv Plan
1. CBMH 702 should be relocated to keep out of trail entrance.
2. Provide darker line type for proposed draintile at the rain garden.
3. Revise storm sewer piping to eliminate crossing the property lines at the
intersections.
4. Additional easement in needed near the front of lot 5 block 4 for watermain pipe.
5. Please review the feasibility of running storm sewer from Turner Road to the
pond on O'Brien Court.
Streets
1. Show existing TH 13 and Village Lake Drive features (utilities, curbs, striping,
turn lanes, medians, etc.). Provide additional existing information to the east for
TH 13 and Village Lake Drive and to the west along the proposed Ida Circle.
Hvdroloa'{
1. Maintenance of water levels is still unresolved for pond 2. Recommend routing
drainage from meadow court to this pond to avoid a drainage alteration under
district rules.
2. Redesign pond outlet structures to utilize active storage area. Pond 2 has
1 'x2' orifice outletting to a 12" pipe (this makes weir was insignificant).
Recommend using 6" minimum orifice diameter in weir wall.
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3. Maximum outlet velocities should not exceed 6fps. Riprap amount and class
should be designed appropriate to outlet velocity and flow. (use of Mn-dot Std
plate 3133 as design guide acceptable) Changes required on pipe upsteam of
the following outlets: FES401A,
4. Elevations of the FES outlets must be placed as close as practical to water
elevations of downstream bodies. Changes required on FES800,
5. The design engineer is encouraged to call or meet with Prior Lake Water
Resources Engineer, Ross Bintner at 952-447-9831 to clarify questions on any
hydrological, hydraulic, and SWPPP comments.
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Planning Commission Meeting
March 27, 2006
Billington.
. The anning Commission gave the applicant ver substantial marching orders
regard! g hydrology issues at the previous mee g. I think they have made
sub stant I strides to mitigate any adverse effi ts on the neighbors.
. Time spen was very productive by the app 'cant and overviewed very
substantiall y the Planning and Engine ng staff.
. Based on wha see here with staffs co ditions I will support with the staff
carefully watch! g the process.
ace since the last time we met. The majority of
ince the last meeting.
.
Stamson:
. Agreed with Commissi ers d staff. The last time we met, we had specific
concerns. The develo er has d e a great job addressing them for the most part.
. There are still a few uestions re ding drainage but am confident the Watershed
District, staff and eveloper can w k them out.
. Support.
MOTION BY BILL GTON, SECOND BY GSTAD, RECOMMENDING
APPROVAL OF T E PRELIMINARY PLAT S JECT TO THE LISTED
CONDITIONS.
This matte will go before the City Council on April 17, 2006.
*
B. #EP05-213 & 213 (continued) Tollefson Development has submitted a
preliminary plat and planned unit development application for a development to be
known as Hickory Shores, consisting of 80 single family homes and 38 townhomes.
Planning Director Jane Kansier presented the Planning Report dated March 27, 2006, on
file in the office of the City Planning Department.
.
This development was originally submitted by Giles Properties, and considered by the
Planning Commission at the meeting on December 12, 2005. There were a number of
outstanding issues that needed to be addressed before this proposal could move forward,
so the Planning Commission tabled this item. The property owners extended the deadline
for City action until May 15,2006. In the meantime, Tollefson Development has taken
over the project, and submitted revised plans.
Tollefson Development has applied for approval of a development to be known as
Hickory Shores on the property located at on the south side of TH 13 and north and west
of Crystal Lake and Rice Lake. The application includes the following requests:
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6
Planning Commission Meeting
March 27, 2006
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
The proposal calls for a residential development consisting of 80 single family homes and
38 townhouses, along with parks and trail on 80 acres.
Section 1106.400 of the Zoning ordinance lists the types of uses and standards allowed
under a PUD. The PUD provisions offer maximum flexibility in many areas, including
setbacks, building heights, and so on. The developer is requesting modifications to the
minimum lot area, and the development of private streets for the townhouse portion of
the development. In return, the developer is offering the following:
. 27.44 acres of parkland.
. 6.35 acres of conservation easement covering wooded areas.
. Connection of Ida Circle from the existing Crystal Addition development to
Hickory Shores, which will eliminate an access to TH 13.
. Dedication of a drainage and utility easement for the future construction of the
CSAH 12 and TH 13 intersection.
. Funds for a fishing pier on Crystal Lake.
Poppler said he has just reviewed the newly submitted grading plan after the report was
written - the City still has significant concerns with the ponding and stormwater. In
particular, a storm basin near a home which is also within 20 feet a 13 foot retaining wall.
The concerns are how is this going to work? Their calculations did not show a larger
pond is needed. The other pond near Jackson Street must also be larger. Another City
concern is for the stability of the retaining walls near the trail. Poppler said they were
concerned with the infiltration basin up near Highway 13 and how it will function. Staff
has some ideas on how it could be improved.
A lot of the trails are on steep slopes and staff is not sure how the trail is configured and
how the trees will be affected.
Poppler's other concern is that in reducing the tree impacts the swales behind the lots are
getting closer to the building pads which means there are more easements closer to the
homes. He would be concerned ifhe was a homeowner with an easement so close to his
home.
Based on the engineering concerns with the undersized ponds and tree issues that need to
be addressed staff is hesitant moving this forward.
Staffs recommendation is to continue the meeting to April 10, 2006. It doesn't give the
developer a lot of time to look at the issues, however if staff goes any further they will
run into the statutory deadline or the developer can sign a waiver to extend the deadline.
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7
Planning Commission Meeting
March 27, 2006
Poppler said he is meeting tomorrow with the developer and his engineers to go over the
Issues.
Questions from the Commissioners:
Billington asked for more specifics on the proposed riprap and outlets being placed
outside the wetland areas. Poppler said staffhas seen it in other developments. It is not
significant but explained shortening the pipe and riprapping the area to prevent erosion.
Comments from the Public:
Todd Bodem, Tollefson Development, said they would be happy to go back and address
the engineering concerns as they just received the new comments. Bodem distributed a
handout showing the tree preservation and green space (park and trail system). In a sense
it is a "floating trail" until staff makes the final decision. Tollefson would like to develop
in one phase.
Billington asked Bodem if there were any significant challenges. Bodem and his
engineer did not feel there were any problems.
Perez asked ifthere were any issues with the April 10th deadline. Bodem felt they could
meet the timeline.
Jim Leslie, 4045 Heritage Lane, said his initial concern was the removal of the adjacent
trees and would like to meet with the developer to find out exactly what is going to be
removed. Another concern would be the melting snow and the runoff between the two
properties. Leslie suggested working with the developer at Heritage Landing because the
property line is a natural ditch which has turned into a large swamp in the back and is not
acceptable to anyone. Thanked everyone for their efforts on the trees.
Ken Wuori, 17084 Pheasant Meadow Lane, said Prior Lake is growing so fast and was
concerned for the traffic off Highway 13 and asked if that was taken into consideration
with this project. He asked if staff was concerned with Highway 13 expanding to 4 lanes
at some point and how it would affect the 170th Street realignment. Wuori distributed a
map drawing for the intersection realignment. Kansier responded to his concern.
Poppler explained the current location of 170th on the south side will stay the same.
MNDOT has no plans of expanding Highway 13 at this time.
Wuori questioned if the State widened Highway 13 would their buildings be affected.
Kansier explained the Highway 13 corridor has been extensively studied over the past 10
years. There are no plans from the State at this time. The County and City were looking
at possibly changing the function of Highway 13 to maybe a parkway or arterial street
through the City and routing traffic through County Road 17. This corridor is very
constraint especially the northern area of Prior Lake. It would be very difficult to widen
the road.
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Planning Commission Meeting
March 27, 2006
Poppler pointed out the western side of Highway 13 would be a right in - right out
intersection. It doesn't go through to the south or east and it would not have a signal. The
County construction for the intersection is scheduled for 2007.
The public hearing was closed at 7:55 p.m.
Comments from the Commissioners:
Billington:
. Satisfied with the progress made by the applicant. They're in com~liance with the
staff so far and as a result will support the continuance to April lOt .
Perez:
. Pleased with the progress of this project. The consensus in December was that it
could be a good project with items addressed.
. Confident the developer working with staffwill address the rest of the issues.
Looking forward to seeing this in April.
Ringstad:
. A lot of the outstanding items have not only been addressed but been improved.
It is a challenging piece of property with the tree preservation and setbacks.
Hopefully ponding and engineering issues will get done in the next two weeks.
. Agree with staffs recommendation to continue.
Stamson:
. It's a difficult piece of property as far as a PUD process.
. The developer has done a great job - over all it is a nice development and
appropriate for the property.
. Agree with staff s recommendations.
MOTION BY RINSTAD, SECOND BY BILLINGTON RECOMMENDING TABLING
THE PUBLIC HEARING TO APRIL 10, 2006.
Vote taken indicated ayes by all. MOTION CARRIED.
A recess was called at 9:00 p.m. The hearing reconvened at 9:04 p.m.
6.
Old Business:
None
7. New Business:
A. #EP 06-104 City Council is requesting a vacation of drainage and utility
easement for property owned by Roger Ferguson at 4500 Lords Street.
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9
Planning Commission Meeting
April 24, 2006
Ringstad:
. This is extremely preliminary in the process for the comer but gives the northeast
quadrant flexibility to proceed to the next step which ould be a layout, site
plan-type 0 ing.
. Given this is t e first step in a long process - will su
Stamson:
. This comer has be designated Commercial usiness Park for a long time. The
added component is e developer bringin igh residential density creating a
mixed use developme 1-
. Agree with Commissio r Lemke - w are big proponents of mixed use
developments. You get a etter qua . y develvpment. I think it is better for the
community than single use evelo ents.
. As far as high density, in this icular location, given the county roads and the
access, this is where we shoul ave high density housing. As a community we
have recently talked about I er ensities and wanting lower densities in town.
One of the ways to do tha IS to t the density you need for the community and
put it in a place like this d open u more green space.
. This is a great use for is type of I and overall a big benefit for the City. Like
the concept propos .
. Like the idea of xing high density commercial in that area is great.
MOTION BY RING AD, SECOND BY BILL GTON, RECOMMENDING
APPROVAL OF T E AMENDMENT TO THE OMPREHENSNE LAND USE
PLAN MAP DE GNATING THE PROPERTY L CATED NORTH OF CSAH 21
AND EAST 0 CSAH 18 FROM C-BO TO R-HD.
Vote take ndicated ayes by all. MOTION CARRIE
This tter will go before the City Council on May 15,20 6.
*
c. #EP05-212 & 213 (continued) Tollefson Development has submitted a
preliminary plat and planned unit development application for a development to be
known as Hickory Shores, consisting of 80 single family homes and 38 townhomes.
Planning Coordinator Danette Moore and Assistant City Engineer Larry Poppler
presented the Planning Report dated April 24, 2006, on file in the office of the City
Planning Department.
The Planning Commission conducted a public hearing on this development on March 27,
2006. At that time, the staff noted the developer had addressed most of the outstanding
issues identified in the 2005 submittal. However, the staff still had significant concerns
about the design of the stormwater and ponding system. The Planning Commission
directed the developer to address these issues and continued the public hearing to this
meeting to specifically discuss the stormwater and ponding issues.
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5
Planning Commission Meeting
April 24, 2006
The developer submitted revised plans on April 14, 2006. By eliminating a private street
and shifting the townhouse units, the developer was able to redesign the stormwater pond
to meet City criteria. The redesign does not affect the number of units, tree removal,
impervious surface or the open space.
Before submitting revised plans, the staff and the developer also met on the site to discuss
the trail system. The staff was able to locate a trail on the site that hugs the shoreline,
does not disturb the bluff and has minimum tree removal.
The revised plans have addressed many of the outstanding issues. While there are still
revisions necessary, these can be handled at the final plat and final PUD stage.
If the Planning Commission finds the PUD and preliminary plat acceptable, the staff
would recommend the following conditions:
1. The developer must obtain the required permits from any other state or local agency
prior to any work on the site.
2. Revise the plans to address all of the Engineering comments in the memorandum
from Assistant City Engineer Larry Poppler dated March 9, 2006. All grading,
hydrology and stormwater issues must be addressed prior to any grading on the site.
3. The easement for the stormwater pond on the Gold property to the south must be
executed and recorded prior to any grading on the site.
4. The developer must provide a copy of the conservation easements, along with
detailed specifications of how this area will be delineated on the site.
5. As part of the final PUD plan, provide a table which will enable staffto 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.
In the area where a boardwalk will be utilized, the developer must escrow the cost of
this boardwalk, which will be constructed by the City.
7. The developer must submit a cash contribution in an amount determined by the City
for the fishing pier as part ofthe 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 prior to any grading on the site.
10. The developer must provide a phasing plan for this development.
Billington questioned Poppler ifthere were any outstanding or major issues. Poppler said
nothing will affect the lots, its just getting the plan to the construction point. Billington
asked ifhe was 95% sure ofthe project. Poppler agreed.
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6
Planning Commission Meeting
April 24, 2006
Comments from the Public:
Todd Bodem, said working with staff and the Planning Commission has been great and is
excited to get started. There are no adverse environmental issues.
There were no comments from the audience and the public hearing was closed at 7:00
p.m.
Comments from the Commissioners:
Billington:
. This is an excellent project. It becomes even more so given the staff and
engineering comments.
. Staff is satisfied therefore will support.
Lemke:
. There are several excellent things about this project - the open space, trails. The
idea of the City staff walking the trail and preserving the trees - it is a model for
future developments. It is outstanding.
. Will support.
Perez:
. If the City engineer is satisfied with the development then I am satisfied.
Approve.
Ringstad:
. The process worked in this develvpulent. We kicked it back for the staff and
engineers to review the outstanding issues a month ago and the process worked
out well. Support.
Stamson:
. Agreed - at the previous meetings I indicated I thought this was a great
development. It will be a nice development overall.
. All the concerns were basically engineering and have been addressed and greatly
improved the project. Support.
MOTION BY PEREZ, SECOND BY LEMKE, RECOMMENDING APPROVAL OF
THE PRELIMINARY PLAT AND PUD PLAN FOR HICKORY SHORES SUBJECT
TO THE LISTED CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This will go before the City Council on May 15th.
6.
Old Business:
None
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