HomeMy WebLinkAbout09(B) - Approve Amendments- Aspen Ridge at 17801 Fairlawn Ave
City of Prior Lake | 4646 Dakota Street SE | Prior Lake MN 55372
CITY COUNCIL AGENDA REPORT
ITEM: 9B
MEETING DATE: March 11, 2025
PREPARED BY: Paul Moretto, Planner
PRESENTED BY: Casey McCabe, Community Development Director
AGENDA ITEM: Approve an Amendment to the Comprehensive Plan Land Use Map, an
Amendment to the Development Staging Plan, and a Preliminary Plat and
Preliminary Planned Unit Development Plan for a Development to be known
as Aspen Ridge at 17801 Fairlawn Avenue
RECOMMENDED ACTION:
Motion and second to approve the requests for an amendment to the Comprehensive Plan Land
Use Map, an amendment to the Development Staging Plan, and Preliminary Plat and Preliminary
Planned Unit Development Plan for a development to be known as Aspen Ridge at 17801
Fairlawn Avenue.
BACKGROUND:
Distinctive Land Development LLC, on behalf of the property owner, Roberta Grube, has applied
for approval of an amendment to the Comprehensive Plan Land Use Map, an amendment to the
Development Staging Plan, a Preliminary Plat and Preliminary Planned Unit Development Plan
to be known as Aspen Ridge. The application proposes a 46-unit single-family residential
development at 17801 Fairlawn Avenue in Spring Lake Township near the intersection of Fairlawn
Avenue and 180th Street East.
A prior applicant, Wooddale Builders, received a recommendation of approval for previous
development plan proposing 48 residential units following a public hearing conducted by the
Planning Commission on September 9, 2024. The September 9, 2024 public hearing also
included a recommendation for City Council approval of Comprehensive Plan amendment to
update the Development Staging Plan that the Metropolitan Council uses to establish the
Metropolitan Urban Services Area (MUSA) and an update to the Land Use Map to identify this
parcel and guide its development as urban low-density residential.
Following the Planning Commission’s recommendation of approval, Wooddale Builders paused
the project due to higher than anticipated development costs and extended their application
review period. Wooddale Builders decided not to move forward with the development and has
since transferred their application to Distinctive Land Development, LLC; Distinctive Land
Development has entered into a purchase agreement with the property owner.
On February 24th, 2025, the Planning Commission held a second publci hearing to review a few
minor revisions between the Distinctive Land Development plan and the previous Wooddale
Builders plan. The primary revisions proposed by Distinctive Land Development included a
reduction of two lots (from 48 to 46), the elimination of one of the two cul-de-sacs, a
reconfiguration of lot lines, and changes to the overall grading plan.
Item 9B
Page | 2
COMPREHENSIVE PLAN AMENDMENTS
MUSA
As part of the Land Use section of the Comprehensive Plan, the City of Prior Lake approved a
Development Staging Plan. The goal of the Development Staging Plan is to forecast the sequence
of development and anticipated timing to manage growth and guide the orderly and cost-effective
installation of infrastructure, at the same time responding appropriately to market conditions. The
staging plan does not force development to occur but can be used as a tool to guide development
appropriately.
The Metropolitan Council uses the City’s Development Staging Plan to establish the Metropolitan
Urban Service Area (MUSA). The MUSA is a planning concept developed in the 1970s designed
to achieve orderly, economic, and contiguous growth in the seven-county metro area by directing
development primarily to areas where regional services, such as roads and sewers, already exist.
The objective is to get the most use out of existing infrastructure and create efficiencies that save
taxpayer dollars.
The MUSA Map identifies areas to be served with the Metropolitan Sewer System in the 2020
MUSA (areas to be served between 2010 and 2020), the 2030 MUSA (areas to be served
between 2020 and 2030) and the 2040 MUSA (areas to be served between 2030 and 2040). The
subject property is proposed to be identified in the 2030 MUSA.
The MUSA is not a growth boundary; rather, the goal is to synchronize urban growth with the
provision of infrastructure needed to accommodate growth. As developing communities grow and
plan for growth they often request “MUSA expansions,” so that regional infrastructure is available
to support their anticipated development. Those requests are reviewed by the Metropolitan
Council for consistency with regional plans and policies.
COMPREHENSIVE PLAN LAND USE MAP AMENDMENT
As the subject property is currently located in Spring Lake Township and not included in the
Orderly Annexation Agreement, it is not identified on the City’s Comprehensive Plan Land Use
Map. Staff and the Planning Commission have recommended the parcel be identified as R-LD,
Urban Low Density Residential consistent with the land use guidance for the parcels to the north
and east.
Identifying an appropriate zoning district is not required for the subject property as the parcel will
automatically be classified as R-1, Low Density Residential on the City Zoning Map in
conformance with Subsection 1120.501 of the city code upon annexation. This zoning is
consistent with the land use guidance of R-LD.
PRELIMINARY PLAT AND PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN
The subject parcel, 17801 Fairlawn Avenue, is 40.25 acres, with 18.29 acres developable for
single-family homes and 21.96 acres placed into conservation easements. The large conservation
easements will be granted to the City of Prior Lake over the stormwater pond areas and to the
Prior Lake – Spring Lake Watershed District over the wetland areas. The density requirements
for sewered subdivisions in the 2040 Comprehensive Plan for R-LD uses is 2.5 units per acre.
Topography and wetland locations require lot size variation that is not conducive to standard Low-
Density R-1 lots. Therefore, a Planned Unit Development is being proposed.
Item 9B
Page | 3
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total development site area is approximately 40.25 acres. Net acreage for
development is approximately 18.29 acres.
Topography: The area includes upland around 990’ MSL elevation with moderate undulation with
a high point near 1000’ MSL. There are lower wetlands near 960’ MSL.
Wetlands: There are significant wetlands located throughout the property. The unique lot design
and layout take this fact into consideration. The developer proposes minimizing impact on the
wetland through design. These designs are evaluated under the regulations of the Wetland
Conservation Act.
Access: The primary access to this site is at the intersection of Fairlawn Avenue and a private
driveway to an existing home. This will be replaced with the extension of Windfield Way SW from
its current terminus along the eastern property line westward to an intersection with Fairlawn
Avenue.
2040 Comprehensive Plan Designations: This application includes a request to add the subject
parcel to the 2040 Comprehensive Plan’s Land Use Plan Map as R-LD and to include the subject
parcel in the Development Staging Plan 2030 MUSA.
Zoning: The subject parcel will be zoned R-1, Low Density Residential at the time of annexation.
PROPOSED PLAN
Lots: The development plan calls for 46 lots to be developed into detached single-family homes.
Due to the substantial wetlands on the property, lot areas will vary in area, width and depth. Some
lots will not meet the minimum R-1 standards for lot sizes as identified in City Code. Generally,
the lots will be greater than 30,000 square feet with widths near 72 feet. Lots will range from
114,560 square feet to 9,377 square feet. Lot widths vary between 66 feet and 91 feet with a 72
average.
Density: Density of the development is based on the net area of the site, which is approximately
18.29 acres. There are a total of 46 proposed units for a net density of 2.52 units per acre. This
is consistent with R-1 zoning and LD-R land use standards which include a minimum 2.5 unit per
acre requirement.
Building Setbacks: The developer is proposing the following standards as part of the R-1, Low
Density Residential Planned Unit Development:
Setbacks Standard (R-1 Zoning) Proposed
Front 25’ 25’
Side 10’ 7.5’ per side
Rear 25’ 25’
Side yard (abutting street) 25’ 25’
Sidewalk/Trails: Sidewalks are planned for the southside of Windfield Way SW. A cut-through trail
is proposed at the end of the cul-de-sac to Fairlawn Avenue between Lots 8 and 9, Block 1. There
is a planned future trail on Fairlawn Avenue.
Item 9B
Page | 4
Tree Replacement: There are significant trees onsite and will require tree replacement. The
applicant has prepared the following plan. Staff will work with the applicant to address any
calculation technicalities and require updates if found. The tree survey identifies 2,238.5 inches
of significant trees. There are 440.5 inches that are exempt for a net total of 1797.7. The
development is allowed to remove up to 35% of the tree stock, or 629 inches, without replacement.
The developer proposes removing 1,068 inches or 59.4% of the tree stock. They are required to
replace the removed inches over 35% at a rate of ½ inch per 1 inch removed. The required
replacement is 220 inches. They are proposing to replace trees at the city standard of 2” or greater
trunk which will require 110 trees. This will be in addition to the required two interior lot trees and
three corner lot trees. Discussions are ongoing to the exact number and need for this subdivision.
Streets: The proposed project will have local public streets that will be 32’ back of curb to back of
curb within a 60’ Right-of-Way (ROW). Additionally, there will be 47’ radius cul-de -sac within a 60’
ROW. All streets will be constructed to the City of Prior Lake Engineering and Public Works
Standards. Windfield Way SW will extend west to Fairlawn Avenue. The north half of 180th and
east half Fairlawn Avenue will be dedicated to the City as right-of-way. The developer will provide
an escrow for the future improvement of 180th Street as part of the Final Plat Development
Agreement.
Sanitary Sewer / Water Mains: Sanitary sewer and watermains will be extended from Windfield
Way SW through the development westward and up through the cul-de-sac. Utilities are also
proposed to be extended from Maple Drive to the north through an existing drainage and utility
easement.
Grading / Storm Water: The site features modest changes in grading. The proposal is to grade
the development in one phase to take place in Spring 2025. The overall grading acreage is 21.4
acres. Grading will require 6,640 yards of dirt import. The site will be graded so that storm water
drainage will be directed to three storm water basins in the north and two on the southwest portion
of the site. This will hold volume until water is discharged to the wetland.
Fees and Assessments: Development fees will be subject to the standards of the city as required
by the fee schedule. Additional fees or escrows may be collected for development related
activities.
PLANNED UNIT DEVELOPMENT:
Exceptions: The development is not able to provide standard development lots meeting area and
width requirements and still achieve the minimum 2.5 units per acre in the R-1, low-density
residential district due to existing environmental, topographical impediments.
The subject property will include approximately 18.29 net acres of developable property which
would need to include a minimum of 46 residential lots to meet the minimum 2.5 unit per acre
requirement in the R-1, Low Density Residential district. City standards for lot width and area in
the R-1 district are a minimum of 86 ft. in width and 12,000 square foot in area. Due to existing
environmental constraints, a conforming subdivision with all lots meeting the 86 ft. width and
12,000 square feet area requirements would not meet the City’s minimum 2.5 unit per acre
requirement.
The development must meet minimum 2.5 unit per acre standards for the Metropolitan Council to
issue a sanitary sewer extension permit, which is necessary to serve this area. For the city to
Item 9B
Page | 5
approve a development which does not meet minimum standards, a Planned Unit Development
approach is necessary.
Public Benefit: The project, as proposed, will provide for continued protection of sensitive
wetlands and conservation of wildlife while also providing a high quality of life for the new and
existing residents. Well placed density that avoids critical impacts to natural environments
provides for long term success for those environments. The outlots that contain the wetlands will
be preserved via conservation easements and protected in perpetuity.
CONCLUSION
City staff and the developer have met and communicated on several occasions as the developer
has worked through multiple plan revisions based on city, Prior Lake-Spring Lake Watershed
District (PLSLWD), and Scott County comments. City staff will continue to work with the developer
to refine engineering comments and requirements that will be necessary prior to final plat
submittal.
City staff is recommending approval of the request, subject to a condition that the developer revise
plans to address all City, PLSLWD, and Scott County comments prior to submittal of a final plat
application.
On September 10, 2024, the City Council approved an ordinance annexing the subject property
from Spring Lake Township to the City of Prior Lake conditioned upon the approval of the
Comprehensive Land Use Plan Map amendment, Development Staging Plan amendment,
Preliminary Plat, and Preliminary Planned Unit Development Plan. If approved, city staff will file a
copy of the annexation ordinance with the Municipal Boundary Adjustment Unit of the Office of
Administrative Hearings, the Minnesota Secretary of State, the Scott County Auditor, and the
Spring Lake Township Clerk.
FINANCIAL IMPACT:
Approval of the request will result in the creation of single-family residential lots which will be
developed and contribute to the City’s tax base.
ALTERNATIVES:
1. Motion and second to approve the requests for an amendment to the Comprehensive Plan
Land Use Map, an amendment to the Development Staging Plan, and Preliminary Plat
and Preliminary Unit Development Plan for a development to be known as Aspen Ridge
at 17801 Fairlawn Avenue.
2. Motion and second to deny the requests for an amendment to the Comprehensive Plan
Land Use Map, an amendment to the Development Staging Plan, and Preliminary Plat
and Preliminary Unit Development Plan for a development ot be know as Aspen Ridge at
17801 Fairlawn Avenue.
3. Provide direction to staff and the applicant and table this item to a future meeting. Tabling
of this item requires an extension of the March 14th, 2025 review deadline.
ATTACHMENTS:
1. Location Map
2. Narrative
3. ALTA Survey
4. Preliminary Plat
5. Grading Plans
6. Tree Plan
Item 9B
Page | 6
7. Conservation Easements
8. Development Staging Plan
9. Prior Lake 2030 MUSA Map
10. Engineering Review Memo – February 7th, 2025
11. PLSLWD Comments – February 11th, 2025
12. Spring Lake Township Comments
13. Resolution – Comprehensive Plan Amendment
14. Resolution – Summary Ordinance
15. Ordinance – PUD
Page 1
ASPEN RIDGE
PRIOR LAKE, MN
Preliminary Plat & Planned Unit Development (PUD) Narrative
Project Background
Distinctive Land Development, LLC is requesting approval of a preliminary plat and
planned unit development for a 46 residential lot, single-family detached subdivision
known as Aspen Ridge. As part of the approvals, an application for annexation and a
comprehensive plan amendment was submitted by the previous applicant. Those
applications were approved and are contingent upon the approval of the plat and PUD.
The preliminary plat and PUD applications the previous applicant submitted, did go
before the Planning Commission for approval. The preliminary plat at that time was a 48
lot single-family development and the Planning Commission did recommended approval
of the preliminary plat and PUD at that time. That preliminary plat and PUD was
scheduled to go before the City Council for final approval but was pulled from the
agenda by the previous applicant prior to cancelling their purchase agreement with the
seller of the property. At this time Distinctive Land Development has taken over the
development and applications and has revised the preliminary plat by reducing the total
number of lots from 48 to 46. This reduction in lots allows for a big reduction in costs for
the development and Distinctive Land Development is now bringing the preliminary plat
and PUD back before the Planning Commission for a new public hearing and review.
The Distinctive Land Development team, both owner, Matt Odenthal, and project
manager, John Anderson, are both long time Prior Lake residents and both have
developed and built out numerous projects in Prior Lake in the past. That familiarity with
Prior Lake is a benefit to this development in both getting the project constructed and
selling the homesites to prospective new residents of the City.
Site Analysis
The property itself is 40.25 acres in size and is bound by Fairlawn Avenue on the west,
180th Street on the south, the Maple Glen development on the east and the Maple Knoll
development in the north. The site currently has one existing house and outbuilding that
accesses Fairlawn Avenue, which will be removed prior to development of the site. The
property is located in Spring Lake Township, but annexation of the property to the City
of Prior Lake has been approved and is contingent upon plat and PUD approval.
The site density is proposed at 2.52 units per acre. To achieve this density, large areas of
the property or 21.96 acres are being placed in conservation easements. These
conservation easements will encumber over 50% of the site.
The topography of the site varies, with most of the drainage going to the middle of the
site then draining south. The NE corner of the site drains to the north. Elevations range
Page 2
from 1000 on the northwest side of the site, 990 on the southwest side of the site to 960
on the south end of the site. The center of the site sits at a 998 elevation and the large
wetland in the north part of the site is at 977. The large wetland complex in the
southern/southeastern part of the site is around a 962 and most of the site drains to the
two large wetlands.
The proposed development will contain three stormwater treatment ponds and two sand
infiltration basins. Stormwater will be managed and discharged from the site in
accordance with the City and Watershed requirements. The site is within Prior
Lake/Spring Lake Watershed District and private utilities such as gas, electric, phone and
cable are available to the site.
The site does contain four wetlands totaling 14.29 acres and no impacts are being
proposed. None of the wetlands on site are considered Waters of the United States and
therefore the Army Corps of Engineers has determined they do not have jurisdiction over
any wetlands on site. Wetland buffering averaging will be completed in accordance with
approved City and Watershed district standards.
Lot Sizes and Setbacks
Lots: 46 Homesites
Average Lot Size: 32,193 square feet or 0.74 acres
Average Lot Width: 72.59 feet
Front Yard Setback: 25 feet
Rear Yard Setback: 25 feet
Side Yard Setback: 7.5 feet & 7.5 feet (to garage and living side)
Side Yard Setback Adjacent to Street: 25 feet
Site Area and Density
Site Area: 40.25 acres
Right of Way Area: 6.26 acres
Wetland Area: 14.29 acres
Conservation Easement Area: 21.96 acres (includes all wetlands)
Net Area: 40.25 – 21.96 = 18.29 acres
Gross Density: 46/40.25 = 1.14 units per acre
Net Density: 46/18.29 acres = 2.52 units per acre
(A lot area tabulation sheet is attached to this narrative)
Street Design
The proposed project will have local public streets that will be 32 feet back-to-back
within a 60 foot right of way and a 47 foot radius cul-de-sac within a 60 foot radius right
of way. All streets will be constructed to the City of Prior Lake standard street sections.
Winfield Way SW will extend west from the current dead end in the Maple Glen
neighborhood at the east property line and connect to Fairlawn Avenue while a new cul-
de-sac to be known as Winfield Court SW will extend north and dead end. The
connection to Winfield Way SW will require the removal of a temporary cul-de-sac in the
Page 3
Maple Glen neighborhood which will require impacts and restoration to existing houses
abutting the temporary cul-de-sac.
Utility Services
City sanitary sewer will be connected via an existing 8” sanitary sewer stub on the east
property line in Winfield Way SW. Water will be provided by two connections to the
existing watermain within Winfield Way SW and a connection to the north on Maple
Drive.
Site Grading
The site grading is planned to begin in the spring of 2025 and will be graded in one
phase. The overall graded area is approximately +/- 21.4 acres and we are proposing to
grade all streets to the proposed hold downs and prepare the corrected building pads for
all 46 homesites. Care has been taken to preserve as many trees as possible. Please refer
to the Tree Survey Plan. At this time the site is proposed to have 6,640 cubic yards of
suitable material imported to achieve dirt balance, but the development team will be
looking at ways to achieve dirt balance without importing any suitable fill. This is quite a
reduction from the previous dirt import number of 70,000+ cubic yards that was shown in
the previous preliminary plat grading plan.
Stormwater
The stormwater facilities proposed in Aspen Ridge are illustrated on the submitted plans.
See the Stormwater Management Plan (SWMP). Runoff from the site will be directed to
storm sewer inlet locations, collected and conveyed to the proposed treatment ponds and
retention/infiltration areas. The ponds and infiltration areas/basins will provide temporary
storage of stormwater runoff, treatment of stormwater and sediment removal. The
majority of the water runoff will outlet from the stormwater treatment areas and will
discharge into the onsite wetlands. The stormwater plan will provide adequate treatment
and storage to meet the City of Prior Lake and Watershed District requirements.
Traffic
Proposed traffic on site is estimated at 460 trips per day based on 46 single-family homes
with a rate of ten trips per day. The proposed and existing streets are capable of handling
this additional traffic.
Tree Inventory/Survey Removal & Replacement
A current tree survey, in accordance with City of Prior Lake requirements, has been
completed for this site. There are 311 significant trees that have been tagged on site,
which follows City code requirements. Tree removal and replacement will be required
since the proposed development exceeds the 35% removal threshold. Therefore, a tree
replacement plan has been prepared in accordance with the City code and submitted for
review with the preliminary plat plans.
Pricing & Timing
It is anticipated that the price range for these homes will be from $600,000 to
$1,000,000+. Distinctive Design Build, LLC is proposed to be the main builder on this
Page 4
site but it is possible that one or more additional builders may purchase lots in this
development. All homes are proposed to be custom designed homes and minimum
architectural requirements may apply or covenants may be recorded. Any architectural
requirements or covenants will be required to be followed by all builders within this
development. No homeowner’s association (HOA) will be created for this development
and no monument sign is proposed at this time.
Development is anticipated to begin in the spring of 2025 and will be built in one phase.
It is expected streets will be fully paved in 2025 with building permits released in the fall
of 2025. It is requested that two or three early start permits are issued prior to the full
release of building permits to allow model home construction to begin. The house styles
consist of 42 full basement walkout lot or over 90% of the homesites and the remaining 4
lots will be a full basement lookout style homes. This project will provide homeowners a
secluded place to live that is located within minutes of all the amenities Prior Lake has to
offer. Aspen Ridge is also located in Prior Lake-Savage school district #719.
Page 5
Development Team
Distinctive Land Development, LLC
18466 Kenyon Avenue, Suite 100
Lakeville, MN 55044
Matt Odenthal – Owner & Chief Manager
952-500-1088
mj.odenthal@yahoo.com
John Anderson – Project Manager
612-598-4987
johnbranderson@aol.com
Civil Engineering, Surveying & Land Planning
Sathre-Bergquest, Inc.
14000 25th Avenue N, Suite 120
Plymouth, MN 55447
Robert S. Molstad, P.E.
Dan Schmidt, P.L.S.
952-476-6000
molstad@sathre.com
Soil Sciences/Construction Testing
Haugo Geotechnical Services, LLC
2825 Cedar Avenue S
Minneapolis, MN 55407
Paul Haugo
612-729-2959
phaugo@haugogts.com
Wetland Sciences
Kjolhaug Environmental Services
2500 Shadywood Road, Suite 130
Orono, MN 55331
Mark Kjolhaug
952-401-8757
mkjol@kjolhaugenv.com
s.f. 0.84 acres s.f. s.f. 0.76 acres +/- l.f.
s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f.
s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f.
s.f. 0.54 acres s.f. s.f. 0.51 acres +/- l.f.
s.f. 0.54 acres s.f. s.f. 0.45 acres +/- l.f.
s.f. 0.43 acres s.f. s.f. 0.36 acres +/- l.f.
s.f. 0.70 acres s.f. s.f. 0.64 acres +/- l.f.
s.f. 0.34 acres s.f. s.f. 0.34 acres +/- l.f.
s.f. 0.42 acres s.f. s.f. 0.42 acres +/- l.f.
s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f.
s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f.
s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f.
s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f.
s.f. 0.43 acres s.f. s.f. 0.43 acres +/- l.f.
s.f. 0.84 acres s.f. s.f. 0.84 acres +/- l.f.
s.f. 2.63 acres s.f. s.f. 1.36 acres +/- l.f.
s.f. 0.69 acres s.f. s.f. 0.30 acres +/- l.f.
s.f. 0.51 acres s.f. s.f. 0.27 acres +/- l.f.
s.f. 0.34 acres s.f. s.f. 0.21 acres +/- l.f.
s.f. 0.33 acres s.f. s.f. 0.24 acres +/- l.f.
s.f. 0.37 acres s.f. s.f. 0.37 acres +/- l.f.
s.f. 0.92 acres s.f. s.f. 0.56 acres +/- l.f.
s.f. 0.68 acres s.f. s.f. 0.36 acres +/- l.f.
s.f. 0.82 acres s.f. s.f. 0.57 acres +/- l.f.
s.f. 0.68 acres s.f. s.f. 0.32 acres +/- l.f.
s.f. 0.42 acres s.f. s.f. 0.25 acres +/- l.f.
s.f. 0.70 acres s.f. s.f. 0.24 acres +/- l.f.
s.f. 0.73 acres s.f. s.f. 0.36 acres +/- l.f.
s.f. 16.37 acres s.f. s.f. 11.63 acres
Lot 6 18,525 2,954 15,571 66
Lot 7 30,384 2,637 27,747 66
Lot 4 23,540 1,398 22,142 82.9
Lot 5 23,607 4,008 19,599 83
Lot 2 10,073 0 10,073 83
Lot 3 9,381 0 9,381 66
Lot 25 29,609 15,563 14,046 66
Lot 26 18,107 7,137 10,971 80.1
Lot 23 29,729 14,072 15,656 66
Lot 24 35,601 10,902 24,699 66
Lot 21 16,045 0 16,045 97.9
Lot 22 40,083 15,821 24,262 86.3
Lot 19 14,864 5,679 9,185 66
Lot 20 14,163 3,512 10,650 66
Lot 17 29,898 16,648 13,250 68.2
Lot 18 22,323 10,583 11,740 66
Lot 15 36,444 0 36,444 68
Lot 16 114,756 55,430 59,326 68
Lot 13 13,082 0 13,082 72
Lot 14 18,804 0 18,804 72.1
Lot 11 9,447 0 9,447 66
Lot 12 9,377 0 9,377 66
0 14,772 82.3
Lot 9 18,365 0 18,365 81
Lot 10 13,007 0 13,007 66
ASPEN RIDGE
Prior Lake, Minnesota
Project #20219-001 Date January 22, 2025
Contact: John Anderson
Sathre-Bergquist, Inc.
14000 25th Ave. N. #120
Plymouth, MN 55447
18466 Kenyon Ave, Suite 100
Lakeville, MN 55044
Distinctive Land Dev.
612-598-4987 tel: 952-476-6000
WIDTH @ SETBACK
91.2
10,400
Contact: Bob Molstad
69.915,591
506,591
16,296
Prepared by:Prepared for:
32,958
GROSS AREA NET AREA
Lot 1 36,665
Lot 27
206,601
tel:
31,887
713,192
Lot 28
Total
BLOCK 1
3,706
WETLAND AREA
20,25530,655 66
Lot 8 14,772
s.f. 1.00 acres s.f. s.f. 0.44 acres +/- l.f.
s.f. 0.91 acres s.f. s.f. 0.31 acres +/- l.f.
s.f. 1.32 acres s.f. s.f. 0.26 acres +/- l.f.
s.f. 0.91 acres s.f. s.f. 0.21 acres +/- l.f.
s.f. 0.73 acres s.f. s.f. 0.22 acres +/- l.f.
s.f. 0.47 acres s.f. s.f. 0.27 acres +/- l.f.
s.f. 0.36 acres s.f. s.f. 0.28 acres +/- l.f.
s.f. 0.98 acres s.f. s.f. 0.28 acres +/- l.f.
s.f. 0.95 acres s.f. s.f. 0.29 acres +/- l.f.
s.f. 1.49 acres s.f. s.f. 0.39 acres +/- l.f.
s.f. 1.47 acres s.f. s.f. 0.54 acres +/- l.f.
s.f. 1.16 acres s.f. s.f. 0.51 acres +/- l.f.
s.f. 0.92 acres s.f. s.f. 0.52 acres +/- l.f.
s.f. 0.93 acres s.f. s.f. 0.60 acres +/- l.f.
s.f. 0.93 acres s.f. s.f. 0.65 acres +/- l.f.
s.f. 0.94 acres s.f. s.f. 0.85 acres +/- l.f.
s.f. 0.95 acres s.f. s.f. 0.95 acres +/- l.f.
s.f. 1.20 acres s.f. s.f. 1.20 acres +/- l.f.
s.f. 17.62 acres s.f. s.f. 8.78 acres
s.f. 6.26 acres s.f. s.f.
5.56 acres
s.f. 40.26 acres s.f. s.f.25.96 acres
Lot 16 40,927 4,047 36,879 70
Lot 17 41,169 0 41,169 70
Lot 14 40,442 14,482 25,960 70
Lot 15 40,684 12,249 28,435 70
Lot 12 50,549 28,179 22,370 70.1
Lot 13 40,199 17,374 22,826 70
Lot 10 65,115 48,142 16,973 74.8
Lot 11 63,827 40,420 23,407 79.8
Lot 8 42,678 30,448 12,230 66
Lot 9 41,249 28,675 12,574 66.2
Lot 6 20,436 8,669 11,768 78.7
Lot 7 15,595 3,587 12,007 84.5
Lot 4 39,630 30,467 9,163 66
Lot 5 31,918 22,143 9,776 66
1,753,590 622,637 1,130,953
TOTAL GROSS AREA WETLAND AREA NET AREA
R/W
272,696 30,714 241,982
GROSS AREA WETLAND AREA NET AREA
26,096 13,698 66
46,245 11,414
Lot 2 39,794
Lot 3 57,658 66
Lot 18 52,438 0 52,438 91.4
BLOCK 2 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK
Lot 1 43,394 24,101 19,293 70
Total 767,702 385,322 382,380
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JAMES COURT
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DESCRIPTION OF PROPERTY SURVEYED
(Per Schedule A of the herein referenced Title Commitment)
The Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22, Scott County, Minnesota.
ALTA/NSPS OPTIONAL TABLE A NOTES
(The following items reference Table A optional survey responsibilities and specifications)
2)Site Address: 17801 Fairlawn Ave., Prior Lake, MN 55372
3)Flood Zone Information: This property appears to lie in Zone X (area determined to be outside of the 0.2% annual chance floodplain) and Zone AE (Areas subject to inundation by
the 1-percent-annual-chance flood event determined by detailed methods. per Flood Insurance Rate Map, Community Panel No. 27139C0154E, effective date of 2/12/2021.
4)Parcel Area Information: Gross Area:1,753,590s.f.~ 40.257 acres
R/W Area: 86,347s.f.~ 1.982 acres
Net Area:1,667,243s.f.~ 38.275 acres.
*We do not affirmatively insure the quantity of acreage set forth in the description
5)Benchmark: Elevations are based on MN/DOT Geodetic Station Name: 7001 U which has an elevation of: 958.691 feet (NAVD88). Contours were derived from a combination of
field observations and LiDAR data from the Minnesota Department of Natural Resources.
6)Zoning Information: The current Zoning for the subject property is UER (Urban Expansion Reserve) per Scott's County zoning map dated August, 2020. The setback, height, and
floor space area restrictions for said zoning designation are as follows:
Principal Structure Setbacks - Street(s): 100 feet (Fairlawn Ave.)
Side: 30 feet
Rear: 60 feet
Height: 35 feet
Hardcover: 30 percent of lot area
*Please note that the zoning information shown hereon may have been amended through a city process. We recommend that a zoning letter be obtained from the Zoning
Administrator for the current restrictions for this site. All setback information and hardcover data for planning and design must be verified by all parties involved in the design
and planning process prior to any planning or construction.
We have not received the current zoning classification and building setback requirements from the insurer.
11)Utilities: We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plans obtained from utility
companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this information to develop a view of the underground utilities for
this site. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed
information is required, the client is advised that excavation may be necessary. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities
located on the subject property. A Gopher State One Call was submitted for this survey. Please reference Ticket No. 241021482 & 241021483 for a list of utility operators in this
area.
20)Wetland Delineation: The wetland delineation was performed by Kjolhaug Evironment Services Company and was flagged on 5/9/2024. Sathre-Bergquist located the wetland
flags on 5/15/2024.
SURVEY REPORT
This map and report was prepared with the benefit of a Commitment for Title Insurance issued by CHB Title, LLC as issuing agent for Old Republic National Title Insurance Company,
File No. 61247, dated March 28, 2024.
1)We note the following with regards to Schedule B of the herein referenced Title Commitment:
a)Item no.'s 1-9, 11 and 15 are not survey related
b)Item no. 10 - Subject to Spring Lake Town Road Mapfiled September 12, 1989, as Document No. 46676. SHOWN HEREON b
c)Item no. 12 - Subject to Fairlawn Avenue as laid out and traveled. SHOWN HEREON c
d)Item no. 13 - Subject to 180th St SE as laid out and traveled. SHOWN HEREON d
e)Item no. 14 - A portion of the property contains wetlands which may be subject to federal, state, or local regulation. The right to use or improve these wetlands is excepted
herein. SHOWN HEREON
Bearings are based on the Scott county
Coordinate System (NAD 83 - 1986 adj.)
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PREPARED FOR:
WOODDALE BUILDERS
NO.BY DATE REVISIONFIELD CREW
XXX
DRAWN
CMT/EMW
CHECKED
CMT
DATE
04/29/2024
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR
CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS
STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s
EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID
AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND
SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF
ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES
THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY
LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES
RESULTING FROM ILLEGITIMATE USE.
Scott County
FILE NO.
2
9745-160
PRIOR LAKE,
MINNESOTA
TWP:114-RGE.22-SEC.10
14000 25TH AVENUE NORTH, SUITE 120
PLYMOUTH MN 55447 (952) 476-6000
WWW.SATHRE.COM
To: Wooddale Builders, Inc., CHB Title, LLC, and Old Republic National Title Insurance Company:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail
Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 5, 6a, 7a, 8, 11b, 16,
17, 18 and 20, of Table A thereof. The field work was completed on April 24, 2024.
Date of Plat or Map: 5/2/2024
________________________________________________________
Colyn M. Tvete, PLS Minnesota License No. 62269
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ALTA/NSPS LAND TITLE SURVEY
PREPARED FOR:
WOODDALE BUILDERS
NO.BY DATE REVISIONFIELD CREW
XXX
DRAWN
CMT/EMW
CHECKED
CMT
DATE
04/29/2024
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR
CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS
STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s
EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID
AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND
SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF
ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES
THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY
LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES
RESULTING FROM ILLEGITIMATE USE.
Scott County
FILE NO.
2
9745-160
PRIOR LAKE,
MINNESOTA
TWP:114-RGE.22-SEC.10
14000 25TH AVENUE NORTH, SUITE 120
PLYMOUTH MN 55447 (952) 476-6000
WWW.SATHRE.COM
To: Wooddale Builders, Inc., CHB Title, LLC, and Old Republic National Title Insurance Company:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail
Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 5, 6a, 7a, 8, 11b, 16,
17, 18 and 20, of Table A thereof. The field work was completed on April 24, 2024.
Date of Plat or Map: 5/2/2024
________________________________________________________
Colyn M. Tvete, PLS Minnesota License No. 62269
2
DETAIL
2020, 2030 and 2040 Metropolitan Urban Service Area
£¤169
!(21
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´Ma rch 2 021
NOTE: This map is not a legal document. The Metropolitan Urban Service Areas (MUSA) shown are compiled from each community's 2040 and2030 comprehensive plan and subsequent plan amendments. For those communities where a 2040 comprehensive plan has not been reviewedand incorporated into GIS, data reflects their 2030 comprehensive plan. Areas defined as "Undesignated MUSA" designateareas where an agreed upon acreage betweenthe community and the Council will be added tothe 2020 MUSA. For exact MUSA information,please contact the community.Undesignated MUSA
2030 M USA
2040 M USA
2020 M USA 2020 MUSA
2030 MUSA
2040 MUSA Local RoadCommunity Boundary
No MUSA
1 inch = 0.912247 miles
Local Sewer SystemMetropolitan Sewer System
Interstate HighwayMajor Highway
County BoundaryUndesignated MUSA Reserve
Private System
SMSC**** Shakopee Mdewakanton Sioux Community (SMSC)
Prior Lake
[Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
Memorandum
To: Community Development Department
From: Luke Schwarz, Assistant City Engineer
Kris Keller, Project Engineer
Paul Moretto, Planner
Date: February 7, 2025
Re: Aspen Ridge – Preliminary Plat
We have reviewed the preliminary plat documents submitted for the Aspen Ridge development at 180th
Street E and Fairlawn Avenue as prepared by Sathre-Bergquist, Inc. and AE2S. The following documents
were reviewed:
•Civil Plan Set - Aspen Ridge – Civils Dated January 27, 2025
•Geotechnical Report - 24-0366 Grube Parcel Geo Report Bundle Final.pdf
•Stormwater Management Study – Aspen Ridge_SWMP_20250123.pdf
Comments are provided within this Memorandum and in the corresponding redlined plan set. Please
note that not all comments within the plan set are in the Memorandum. We have the following
comments with regards to stormwater management and engineering:
General
1. Submit for and provide copies to the City of all required permits from regulatory agencies
(MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.)
2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance.
3. Additional comments may be generated by PLSLWD’s review of the revised plans
4. Additional redline comments are provided in the accompanying plan set. Provide a response to
all comments in this memo and the redlined plan set.
Plat
1. Clarify how the drainage and utility easements for the utilities interact with the proposed
conservation easements.
Streets/Trails
1. The final plans shall include a specific signing and pavement marking plan, including at a
minimum, locations of stop signs, street signs, pedestrian crossing signs, street striping and
pedestrian crossing striping if applicable.
2. Additional mailbox locations may be required as there are currently 5 locations for 46 units
(typically for standard mailboxes 1 per 5). Are larger vertical banks proposed?
3. Provide a profile of the graded/paved trail alignment.
4. Provide additional bollards near connection with Fairlawn Avenue trail on the roadside of the
trail end.
5. Provide specific typical sections for all roads
a. Include proposed curb types
b. Include supporting geotechnical information
6. A cash deposit will need to be provided for the future construction of the north half of 180th
Street including a trail per the City master trail plan
a. Cost estimate will be provided by City with the development agreement
Stormwater Management
1. Rate Control
i. The SWMP states that Wetlands 3 and 4 will be excavated 3-3.5 feet, but this is
not reflected on the grading plans. Without this regrading, the wetland depth
will effectively be 3.5 feet lower. Update plans or provide justification that this
will not change the wetland type and function.
2.Volume Control
a. Volume control is not met for the site. The total impervious area routed to each BMP
must be considered (i.e. Basin 3 provides 17,350 cf of volume abstraction, but credit can
only be claimed for the existing and proposed impervious surface routed to the BMP
(6,302 cf). Meanwhile, Pond 1 receives a greater amount of impervious than it provides
volume control for)).
i.Even though it is infeasible to capture all the impervious, each basin can be
adequately sized for the impervious it is treating. Is it feasible to increase the
size of Pond 1 and Pond 2 to meet the required treatment volume for the
proposed impervious routed to the basin? If additional water quality volume can
be provided in Pond 1 to treat the existing road impervious, it will make up for
the impervious that cannot be routed to a BMP.
ii. Thank you for providing Table 5.16 and additional detail regarding the
impervious area and treatment volumes. (Note that the totals in this table are
incorrect based on the values provided.) However, Pond 2 could be modified to
treat more of the existing impervious area that drains to it, while there is not
enough impervious draining to Pond 3NE relative to the credits claimed.
BMP
Total Tributary
Impervious (ac)
[New + Existing]
Volume for
Total Tributary
Impervious (cf)
Filtration Volume
for Total Tributary
Impervious (cf)1
Filtration
Volume
Claimed (cf)
Pond 2 3.08 + 1.65 = 4.72 17,130 26,350 19,100
Pond 3NE 1.65 + 0 = 1.65 6,000 9,230 13,300
1Volume for Total Tributary Impervious / 0.65 filtration credit.
iii. In Table 5.15, total abstraction volume needed is 23,300. However, this is
misleading as this is the volume needed if infiltration were possible. Considering
filtration, which is proposed here, 35,740 cf of abstraction (filtration) volume is
required. This exceeds the volume provided. As previously noted, we
understand that it is infeasible to capture all impervious and recognize the
treatment provided by the wetlands and wetland buffers. However, as stated in
2.a.ii, there appears to be some opportunity to modify Pond 2 to increase
treatment for the tributary impervious.
Grading Plan
1. Eliminate the Pond #3NE access section on private property and combine with the nearby utility
access route
2. Proposed contours don’t appear to match the spot elevation grades at the back of several
building pads (L3,6-7; B1, etc.).
3. All retaining walls will be owned and maintained by private property owners
Utilities
1. Storm Sewer
a. Review the maximum velocities in the outfall storm sewer pipes to ensure they do not
exceed 6 fps (i.e. CBMH B12 to FES B11 would have a maximum velocity of 12.5 fps).
i. We determined velocity using Mannings equation, assuming full pipe flow.
Using this method, the maximum allowable slope on outfall pipes is as 1.1% for
15” RCP, 0.8% for 18” RCP, 0.6% for 24” RCP. If you’d like to use another
method for velocity calculations, please provide documentation.
b. A1 enters Pond 2S at 966.0 (1 ft below the NWL/outlet elevation) and 0.29% (less than
the required 0.5%). Although the slope is less than the 0.5% minimum required, that is
considered acceptable, if necessary, in this instance.
c. Show storm sewer in sanitary/watermain profile
i. Verify separation between storm sewer and water services on the south side of
the road
ii. Insulate when separation between storm sewer and water is less than 36"
2. Sanitary Sewer
a. The maximum depth of the sanitary sewer service at the ROW line shall be 10’ unless
documented by a proposed house or building elevation that justifies a deeper service.
b. Install service risers where cover over the top of the sanitary main is greater than 12’ or
as directed by the engineer.
i. Install risers for sanitary sewer services between MH 7 and MH 8
c. Provide 10 gauge tracer wires for the sanitary sewer services for locating purposes. The
tracer wire should connect to a tracer wire access box at the easement (see Plate #401).
3. Watermain
a. Provide a minimum of 18” vertical separation for all watermain crossings with sanitary
and storm sewer.
i. Provide insulation for all storm sewer crossings with less than 36” separation.
b. Identify and address potential utility conflicts where the storm sewer is deeper (greater
than 6’) or the sanitary sewer is shallower (less than 10’) with the watermain. See
redlines
i. Provide for offsetting and insulating water services in conflict with the storm
sewer - See redlines
c. Reference City Detail Plate 505 for watermain insulation from storm sewer
d. Verify the water service for Lot 21 Block 1 is out of the watermain offset.
e. Provide 12” gate valve west of the hydrant tee on the west end of Winfield Way.
Miscellaneous
1. Include a restoration/final stabilization plan.
2. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer submitted
for review and approval prior to permit issuance.
a. Noted that the contractor will provide submittal details.
SWPPP
1. Submit a SWPPP that meets all NPDES permit requirements.
a. Noted that a SWPPP will be prepared prior to site work.
2. Drainage areas over 5 acres must have a temporary sediment basin. Indicate on the erosion
control plan.
a. Noted that locations will be identified with grading contractor.
3. Protect all existing inlets downstream of proposed excavation.
Wetland
1. Impacts (permanent and temporary) to wetlands as a result of construction, including
conversion of a wetland to a stormwater pond, must be permitted through the Wetland
Conservation Act.
2. Any disturbed areas within the wetland buffers should be revegetated with a native seed mix.
Community Development
1. Tree removal in ROW easements do not count for removal. Trees removed for utility easements
count for removal. Please update the tree replacement schedule as there are exempt trees in
the D &U.
2.Please verify building pads will fit on lots encroached by wetlands and buffers. Propose new
pads if the lot cannot accommodate.
3. Please identify monument signage, if any.
PLSLWD
See attachment from PLSLWD.
4646 Dakota Street SE, Prior Lake, MN 55372 • (952) 447-4166 www.plslwd.org • info@plslwd.org
VIA EMAIL
To: Casey McCabe, Community Development Director
Luke Schwartz, Assistant City Engineer
From: Joe Hale, SWCD Permitting Specialist
Cc: Joni Giese, PLSLWD Administrator
Date: February 11, 2025
Subject: Aspen Ridge Pre-Plat- PID 119100120
Thank you for the opportunity to provide review comments on the Pre-Plat submittals for the Aspen
Ridge development at 17801 Fairlawn Ave, Prior Lake. Prior Lake-Spring Lake Watershed District
(PLSLWD) staff have reviewed the application materials provided to the District by the City and offer the
following new comments (red) along with previous comments that have carried over from the previous
submittal (black):
Rule D – Stormwater Management
1. Rate, water quality, and volume control is planned to be addressed by 3 NURP ponds, two
of which have filtration benches. Comments regarding these basins include:
a. OCS Structures D2 and D7 should identify the location of the filtration bench drain
tile inlets to the structures, downstream of proposed internal weirs.
b. For conservative assessment of low floor / low entry home elevations, the modeled
starting water elevations for the 100-year event for Ponds 3 and 4 should be revised
to match the proposed weir elevations of OSC Structures D2 and D7.
c. As part of the Developers Agreement with the City, double ring infiltration testing is
recommended to be required post-construction to confirm construction did not
compromise filtration performance.
2. The proposed outlet elevation of Wetland 4 (986.5) is approximately 3.5 feet below the
existing runout elevation of the Wetlands 3 and 4 complex. Wetland storage is required to
be maintained. The live storage (volume above outlet control elevation) of the Pond 4 /
Wetland 3 & 4 complex must maintain the storage volume of existing conditions.
Rule G – Wetland Alteration
1. The developer has proposed excavation / lowering of the Wetlands 3 and 4 outlet
elevation. The PLSLWD would only support this wetland alteration if:
a. No permanent wetland impact, less de minimis, is proposed.
b. Wetland storage is maintained (see Stormwater Management Comment #2).
c. A wetland vegetation establishment plan is provided including details for the initial
soil preparation, seeding and mulching, and including extended maintenance
details as necessary to establish native vegetation.
d. The grading plan is updated to include wetland restoration grading contours to
wetland bottom and vegetation establishment plan specifications, details, and
notes.
Rule J – Buffer Strips
1. All (4) onsite wetlands require a minimum of 15-feet and average of 30-feet buffer strip. It
appears the proposed plan meets these requirements through buffer averaging, however
given the line weight of the construction plans it is not clear visually that the 15-ft minimum
width is satisfied for L20B1 and L25B1 through L28B1. Legal descriptions, and AutoCAD
Civil 3D layers for proposed buffers and wetland boundaries will be required for review and
acceptance conservation easement boundaries.
2. Construction Plans must be amended to require construction staking of buffer strips along
lots L3B2 through L6B2 before construction of the proposed retaining wall to prevent
permanent encroachment into the buffer strip along these lots.
3. The owner will be required to enter into a Developers Agreement with the District for
establishment of and record Conservation Easements over the wetlands and buffer areas.
Details for buffer monumentation and vegetation establishment are detailed in Rule J
Paragraphs 7 and 8, respectively, and must be incorporated into the construction or
landscape plans.
City of Prior Lake Comprehensive Plan Amendment
Adjacent and Affected Jurisdiction Review and Comment Form
July 1, 2024
To: Spring Lake Township
Scott County
Per Minnesota Statute 473.858 Subd. 2 and the Metropolitan Council, we are distributing the
proposed Amendment to the City of Prior Lake Land Use Plan and MUSA Development Staging Plan
for your review and comment.
The City of Prior Lake was contacted by a developer (Wooddale Builders) who is proposing to acquire
an approximate 38.3-acre parcel in Spring Lake Township located at 17801 Fairlawn Avenue, Prior
Lake, MN 55372. The developer is applying for annexation of the parcel to the City of Prior Lake for
the purpose of extending municipal services and developing a low-density single family residential
subdivision.
This development includes several steps that require approval prior to construction, including but not
limited to: Annexation; Comprehensive Plan Amendment(s); Zoning; and Preliminary & Final Plat/PUD
approvals.
The purpose of this notification is to request comments related to two proposed amendments to the
2040 City of Prior Lake Comprehensive Plan.
1. Land Use Plan Amendment to identify the subject property as Urban Low Density on Figure
3.2: Future Land Use Map; and
2. Amend Figure 3.4: Development Staging Plan to identify the subject property on the MUSA
Development Staging Plan as Stage 2 (2030 MUSA) to be developed between 2020-2030.
It is respectfully requested that you review the proposed Comprehensive Plan Amendment and send
any comments or indication of no comment to Community Development Director, Casey McCabe by
August 30, 2024. With regard to review of the Comprehensive Plan Amendment, we ask that you
provide feedback as timely as possible within the requested 60-day comment period. Please be
advised that email response is also acceptable and may be sent to cmccabe@priorlakemn.gov.
In the event that there are questions regarding the Comprehensive Plan Amendment, or if additional
information is needed, please contact Casey McCabe at 952-447-9815 or cmccabe@priorlakemn.gov.
On behalf of the City of Prior Lake, we would like to thank you in advance for your assistance and
prompt response.
Name of Sender : Casey McCabe, Community Development Director Date: 07/01/2024
Signature of Sender:
4646 Dakota Street SE | Prior Lake, MN 55372 952. 447 .9800 | www.priorlake mn.gov
Adjacent or Affected Jurisdiction Name: Spring Lake Township
Please check the appropriate box: We have reviewed the proposed Plan Amendment, do not have any comments, and are
therefore waiving further review. X We have reviewed the proposed Plan Amendment and offer the following comments
(attach additional sheets if necessary)
Thank you for the opportunity to respond. Spring Lake Township (SLT) comments address specific concerns about
roads as well as drainage and environmental concerns.
Roads-
180th E – the southern border of the property is a gravel road running between wetlands with limited travel
(approximately 100 trips per day). Neither existing homes nor the development will not take direct access from the
portion of the road that runs along the southern portion of the property, therefore the township asks for
consideration of
1) Vacating that portion of the road west of Sunray Blvd SW to Fairlawn Ave or
2) Annexation of the entire width of the road by Prior Lake and
a) Developer being allowed to leave the road as a gravel road and providing dust coating funds to the
township (amount to be determined); the township will contract for dust coating as part of yearly dust
control project and maintenance as part of a shared road agreement.
b) Developer paving the road according to PL policy and the road maintenance, including reconstruction
becomes the responsibility of PL with Township returning escrow from Maple Glen developer for paving
purposes.
Fairlawn- Beyond determining an equitable means for costs of maintenance and reconstruction, consider traffic
impacts for left turn into development and right turn onto Fairlawn.
Drainage and Environmental Concerns-
Because of drainage concerns to the wetland and potential impacts to 180th and ultimately Buck Lake, SLT requests
close monitoring of grading and run-off so the wetlands and the wetland structures are not negatively impacted.
The northern portion of the development borders Maple Drive homes with septic systems. SLT acknowledges that
environmental concerns may arise from these older systems. SLT proposes that if septic systems begin to fail and
environmental concerns are identified that solutions be considered including allowing homes to connect into Prior
Lake’s sewer system via an individual septic connection. Alternatively, SLT asks that Prior Lake consider entering into
a Sewer and Water Agreement along with an Orderly Annexation Agreement providing that SLT bond for the
improvements for sewer and water with assessments to the property owners. After the bonds are paid off (20 years)
the homes would be eligible for annexation into the City of Prior Lake.
Finally, a minimum of two years taxes for this property is requested provided that the road issues, environmental and
drainage concerns are addressed.
Thank you again for your consideration of these concerns.
Name of Reviewer Melissa L.W. Hanson on behalf of Spring Lake Township Date 8/28/2024
Signature of Reviewer
GENERAL LOCATION MAP 17801 Fairlawn Ave, Prior
Lake, MN 55372
Figure 3.2: Future Land Use Plan
Current Proposed
Not identified on Future Land Use Plan Included and identified as Urban Low Density
2
Figure 3.4: Development Staging Plan
Current Proposed
Not included on Development Staging Plan Included as Stage Two (2030 MUSA)
for
2
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 25-___
A RESOLUTION APPROVING A PRELIMINARY PLAT AND
PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN TO BE KNOWN AS ASPEN RIDGE
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on February 24, 2025,
to consider a request from Distinctive Land Development (the “Developer”), on behalf of
Roberta Grube the owner, to approve a Preliminary Plat for the following property:
The Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range
22, Scott County, Minnesota.
WHEREAS, Notice of the public hearing on said Preliminary Plat was duly published and mailed in
accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission heard all persons interested in the Preliminary Plat at the
public hearing, and the Commission recommended the plat for Aspen Ridge to the City
Council on a 5-0 vote subject to certain conditions; and
WHEREAS, The City Council finds that the proposed Preliminary Plat for Aspen Ridge meets the
requirements of Subsections 9-32 and 9-66 (Preliminary Plat) of the Prior Lake Zoning
Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The City Council approves the Preliminary Plat for Revere Place subject to the following
conditions:
a. The Developer shall revise the plans according to the February 7, 2025 City Engineering
& Public Works and Community Development Dept. Memorandum and February 11, 2025
Prior Lake – Spring Lake Watershed District Memorandum.
b. The Developer shall obtain a grading permit from the City Engineering Department prior
to any grading or tree removal on the site.
c. The Developer shall obtain the required permits from other state or local agencies prior to
applicable on the site.
3. The applicant shall submit an application for Final Plat within twelve (12) months after approval of
this Preliminary Plat.
Passed and adopted by the Prior Lake City Council this 11th day of March 202 5.
Jason Wedel, City Manager
VOTE Briggs Braid Hellier Churchill Lake
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
4646 Dakota Street SE | Prior Lake, MN 55372 952.447.9800 | www.priorlakemn.gov
CITY OF PRIOR LAKE
ORDINANCE NO. 25-__
AN ORDINANCE AMENDING SECTION 10-162 OF PRIOR LAKE CITY CODE AND THE
OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY: SECOND BY:
WHEREAS: Distinctive Development LLC, on behalf of property owner Roberta Grube, has
applied for rezoning from Low Density Residential (R-1) Zoning District to Low
Density Residential (R-1) Zoning District with a Planned Unit Development (PUD)
overlay for a development to be known as Aspen Ridge; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development Plan at a public hearing on February 24, 2025; and
WHEREAS: Notice of the public hearing on said PUD has been duly published in accordance
with the applicable Prior Lake Ordinances; and
WHEREAS: The Planning Commission proceeded to hear all persons interested in this issue
and persons interested were afforded the opportunity to present their views and
objections related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Aspen Ridge on
March 11 , 2025; and
WHEREAS: The City Council finds the PUD is compatible with the stated purposes and intent
of the Chapter 10, Article 4, Division 4: 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 1120.200, is hereby
amended to designate the following legally described property as Aspen Ridge Planned Unit
Development (PUD) rezoning the property to R-1, Low Density Residential with a Planned
Unit Development (PUD) Overlay District.
LEGAL DESCRIPTION:
The Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22, Scott
County, Minnesota (PID 119100120).
3. The Aspen Ridge Planned Unit Development includes the following elements:
a. The PUD is a single-family development consisting of 46 lots for single family homes.
b. The elements of the plan will be as shown on the plans dated February 20, 2025, except
for modifications approved as part of the final PUD plan.
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4. The City Council hereby adopts the following findings:
a. Provides a flexible approach to development which is in harmony with the purpose and
intent of the City's Comprehensive Plan and Zoning Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan designations on
the entire site. The PUD approach allows the location of the housing units in ways that
preserve and enhance natural features of the site.
b. More creative, efficient and effective use of land, open space and public facilities through
mixing of land uses.
The proposed PUD plan clusters the residential areas so as to minimize wetland impacts.
c. Create a sense of place and provide more interaction among people;
The plan incorporates a sidewalk connection to the existing City sidewalk network.
d. Increase transportation options, such as walking, biking or bussing;
The plan proposes local streets through the area and a pedestrian sidewalk.
e. Provide opportunities for life cycle housing to all ages.
This PUD provides 46 detached single-family residential homes.
f. Provide more efficient and effective use of streets, utilities, and public facilities that support
high quality land use development at a lesser cost.
The plan connects Winfield Way SW to Fairlawn Avenue with pedestrian access via an
extension sidewalk along the south side of Winfield Way SW.
g. Enhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than would
otherwise be provided under conventional development procedures. The PUD district also
encourages the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other parts of the site.
The PUD preserves a greater amount of open space and wetland areas.
h. Preserves and enhances desirable site characteristics and open space, and protection of
sensitive environmental features including, but not limited to, steep slopes, wetlands, and
trees. Where applicable, the PUD should also encourage historic preservation, re-use
and redevelopment of existing buildings.
The plan includes the dedication of easements and public outlots around the wetland
areas to protect these sensitive natural features.
i. High quality of design compatible with surrounding land uses, including both existing and
planned.
The proposed design is compatible with the surrounding low density residential land uses.
5. Final plans for Aspen Ridge Planned Unit Development are subject to the following conditions:
a. The developer shall revise the plans according to the February 7, 2024 City Engineering
& Public Works and Community Development Department Memorandum.
b. The developer shall obtain a grading permit from the City Engineering Department prior
to any grading or tree removal on the site.
c. The Developer shall obtain the required permits from other state or local agencies prior to
applicable on the site.
6. Summary Approved. The City Council hereby determines that the text of the summary marked
“Official Summary of Ordinance No. 125-___”, a copy of which is attached hereto, clearly
informs the public of the intent and effect of this ordinance. The City Council further determines
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that publication of the title and such summary will clearly inform the public of the intent and
effect of the ordinance.
7. Publication. The City Clerk shall publish the title of this ordinance and the official summary in
the official newspaper of the City with notice that a copy of the ordinance is available for
inspection by any person during regular office hours at Prior Lake City Hall.
8. This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 11th day of March 202 5.
ATTEST:
_________________________ __________________________
Jason Wedel, City Manager Kirt Briggs, Mayor
A summary of this Ordinance to be published in the Minnesota Star Tribune.
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Exhibit A
OFFICIAL SUMMARY ORDINANCE NO. 125-___
AN ORDINANCE AMENDING SECTION 10-162 OF PRIOR LAKE CITY CODE AND THE
OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
The following is only a summary of Ordinance No. 125-____ passed by the City Council of Prior
Lake on March 11, 2025. The full text is available for public inspection by any person during
regular office hours at City Hall or in the Document Center on the City of Prior Lake Website.
SUMMARY: The Ordinance amends the Official Zoning Map for the City of Prior Lake by
amending the Zoning Use District to R-1 (Low Density Residential) with a PUD overlay for a parcel
of land legally described as the Southwest Quarter of the Southwest Quarter of Section 10,
Township 114, Range 22, Scott County, Minnesota (PID 119100120 ).