HomeMy WebLinkAbout9B - Woodbridge Estates Fourth Addn.
STAFF AGENDA REPORT
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
98
JANE KANSIER, PLANNING COORDINATOR;
CONSIDER APPROVAL OF RESOLUTION 98-XX
APPROVING THE PRELIMINARY PLAT FOR
"WOODRIDGE ESTATES 4TH ADDITION"
MARCH 2, 1998
INTRODUCTION:
The purpose of this agenda item is to consider approval of
Resolution #98-XX approving the preliminary plat for
Woodridge Estates 4th Addition. This property is located
on the east side of Ridgewood Court, north of Mushtown
Road and directly west of The Ponds Athletic Complex.
The preliminary plat consists of 2.79 acres to be
subdivided into 2 lots for single family dwellings. Both of
these lots meet the minimum lot area and frontage
requirements of the R-1 district. The preliminary plat also
creates one outlot, which is the site of a 1.5 acre wetland.
The gross density of the preliminary plat is 1.4 units per
acre which is consistent with the maximum density of 3.5
units per acre permitted in the R-1 district.
BACKGROUND:
A preliminary plat for the entire Wood ridge Estates
development was approved in 1991. This portion of the
preliminary plat included a cul-de-sac with seven lots,
approximately 10,000 square feet in area. However, since
a final plat for this site was not submitted within a year
after approval of the preliminary plat, the development
became subject to current regulations, including wetland
rules and lot area.
In 1995, the developer submitted a proposal to subdivide
this site into three lots and one outlot. While this proposal
preserved the wetland and created lots meeting the
minimum lot area, it also proposed two "flag" lots which did
not meet the minimum lot frontage requirements. The City
Council denied the preliminary plat in January, 1996.
This proposal is different from previous proposals in that it
complies with all current regulations. The wetland is not
disturbed, and the proposed lots meet the minimum lot
1:\98files\98subdiv\preplat\woodrdg4\woodr4cc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
DISCUSSION:
ISSUES:
AL TERNA TIVES:
RECOMMENDATION:
ACTION REQUIRED:
area and frontage requirements. No additional
infrastructure is required to serve this plat.
The Planning Commission held a public hearing to review
this preliminary plat on February 9, 1998. Attached to this
report is a copy of the Planning staff report and minutes of
the Planning Commission meeting.
Plannina Commission Recommendation: The Planning
Commission recommended approval of this preliminary
plat, subject to the following condition:
1. Prior to final plat approval, the developer must
address, in writing, the ownership and maintenance of
Outlot A.
Staff Recommendation: The staff also recommended
approval of this request subject to the same condition.
The outstanding issue in previous versions of this
preliminary plat was the creation of flag lots. This issue
has been eliminated. The current proposal is consistent
with all Zoning and Subdivision Ordinance requirements.
This preliminary plat is the final phase of the Wood ridge
Estates development.
1. Adopt Resolution #98-XX, approving the preliminary
plat of Woodridge Estates 4th Addition subject to the
listed condition, with the finding that the preliminary
plat is consistent with the intent and purpose of the
Comprehensive Plan and the Zoning and Subdivision
Ordinances.
2. Defer consideration of this item for specific reasons.
3. Find the preliminary plat inconsistent with the purpose
and intent of the Zoning and Subdivision Ordinances
and/or the Comprehensive Plan and deny the request.
The plat appears to be adequate and appropriate for the
development of the site. On that basis, staff recommends
Alternative #1.
Motion and second to a
approving the preliminary
condition.
pt Resolution 98-XX
t subject to the listed
I :\98files\98subdiv\preplat\woodrdg4\woodr4cc.doc
Page 2
t ,-
RESOLUTION 98-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "WOODRIDGE ESTATES 4TH ADDITION" SUBJECT TO
THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on February
9, 1998, to consider an application from John Mesenbrink for the preliminary
plat ofWoodridge Estates 4th Addition; 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 W oodridge Estates 4th
Addition for the record at the Planning Commission hearing; 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 W oodridge Estates 4th Addition on March 2, 1998; and
WHEREAS: the City Council finds the preliminary plat of W oodridge Estates 4th Addition
to be consistent with the 2010 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF.THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of
Woodridge Estates 4th Addition subject to the following conditions:
1. Prior to final plat approval, the developer must address, in writing, the ownership and
maintenance of Outlot A.
Passed and adopted this 2nd day of March, 1998.
1:\98files\98subdiv\preplat\woodrdg4\rs98xxcc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Mader Mader
Kedrowski Kedrowski
Petersen Petersen
Schenck Schenck
Wuellner Wuellner
YES NO
{Seal} City Manager
City of Prior Lake
1:\98files\98subdiv\preplat\woodrdg4\rs98xxcc.doc Page 2
.~'
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
PRESENTER:
PUBLIC HEARING:
DATE:
4A
PUBLIC HEARING TO CONSIDER APPROVAL OF A
PRELIMINARY PLAT TO BE KNOWN AS WOODRIDGE
ESTATES 4TH ADDITION
JANE KANSIER, PLANNING COORDINATOR
_X_ YES NO-N/A
FEBRUARY 9, 1998
INTRODUCTION:
The purpose of this public hearing is to consider an application for a preliminary plat for
the 2.79 acre site located at the intersection of Mushtown Road and Ridgewood Court,
just west of The Ponds Athletic Complex and east of Parkwood Drive. The preliminary
plat, to be known as Woodridge Estates 4th Addition, is the final phase of the
Wood ridge development.
ANALYSIS:
Applicant:
John Mesenbrink
Mesenbrink Construction
7765 175th Street East
Prior Lake, MN 55372
Project Engineer:
Hanson Thorp Pellinen Olson Inc.
7565 Office Ridge Circle
Eden Prairie, MN 55344-3644
Location of Property:
This property is located on the east side of
Ridgewood Court, north of Mushtown Road and
directly west of The Ponds Athletic Complex.
Existing Site Conditions:
The site is fairly level, and contains a wetland
approximately 1.5 acres in size. The existing
significant trees on the site are located along the
southern boundary of the plat, adjacent to Mushtown
Road.
Zoning and Land Use
Designation:
The property is zoned R-1 (Suburban Residential).
The 2010 Comprehensive Plan identifies this
property as R-LMD (Urban Low to Medium Density
Residential).
Adjacent Land Use and
North: Single family lots in Wood ridge Estates 3rd
1:\98files\98subdiv\preplat\woodrdg4\woodr4pc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Mmnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Zoning:
Proposed Development:
Streetsl Access/Circu lation:
Grading/Erosion Control:
DrainagelStorm Sewer/
Water Quality:
Wetlands:
Sanitary Sewer and
Watermain:
Addition, zoned R-1.
South: Across Mushtown Road are large rural lots,
located outside of the Prior Lake City limits.
East: The Ponds Athletic Complex, zoned R-1.
West: Single family dwellings in Wood ridge Estates
3rd Addition, zoned R-1.
The proposed plat consists of 2.79 acres to be
subdivided into 2 lots for single family dwellings and
one outlot. The total density of this development is
1.4 units per acre, which is well below the maximum
permitted density of 3.5 units per acre.
The proposed lots are 22,258 square feet and
17,408 square feet in area, and the frontage on the
lots is also at least 86 feet. The minimum lot size in
the R-1 district is 12,000 square feet and the
minimum frontage requirements is 86 feet. Both of
the proposed lots are consistent with these
standards. Outlot A is 1.88 acres in area, and
primarily consists of wetlands.
There are no new streets located within this plat.
Access to the lots is from Ridgewood Court, which
was platted as part of Wood ridge Estates 3rd
Addition.
The only grading on this site is for the house pads
on Lots 1 and 2. The applicant has submitted a
preliminary grading plan which, for the most part,
meets City standards. The grading plan also
indicates each of these lots will be custom graded,
meaning more detailed grading plans will be
required at the time a building permit is obtained.
This site generally drains towards the ~uth and
east, to the wetland area on Outlot A. ~-f1ere is an ./
existing storm sewer system located in Ridgewood
Court.
There is a 1.5 acre wetland located on this site, in
Outlot A. The developer does not intend to disturb
this wetland.
Sanitary sewer service and water service are
located along the westerly boundary of this plat in
Ridgewood Court. There are three existing service
lines to this property, two serving Lot 1, and one
serving Lot 2. One of the service lines to Lot 1 must
be abandoned.
1:\98files\98subdiv\preplat\woodrdg4\woodr4pc.doc
Page 2
Easements:
The Developer will be required to dedicate drainage
and utility easements over the wetlands, as shown
on the preliminary plat.
Tree Preservation:
This development is subject to the provISIons of
Section 6.16 (Tree Preservation) of the Zoning
Ordinance. The applicant has provided an inventory
as required by this ordinance, which shows the
majority of significant trees located along the south
boundary of the plat. There is one 6" maple on Lot 1
which will be removed for the house pad on the site.
These 6 caliper inches total 2.2% of the total caliper
inches on the site. The Tree Preservation
Ordinance allows removal of 25% of the caliper
inches, so no tree replacement will be required.
Landscaping:
This development is also subject to the
requirements of Chapter 7 of the Subdivision
Ordinance, which requires one (1) street tree per lot
frontage and one (1) front yard tree per lot. The
applicant has submitted a landscaping plan showing
the proposed location of the required trees, as well
as the minimum size and types. This plan is
consistent with these requirements.
Parkland Dedication:
The park dedication requirements have been met for
this subdivision.
FinancelAssessment Fee
Review:
This subdivision will be subject to a trunk sewer and
water charge, a stormwater management fee and a
collector street fee. These fees are calculated on
the net acreage of the new lots only. These charges
will be paid at the time the developer's contract is
executed. A summary of the charges is shown on
the attached memo from Ralph Teschner.
ANALYSIS:
A preliminary plat identifies proposed lot locations, areas and dimensions, road
locations, storm sewers, grading, location and grade of sewer and water, landscaping
and tree replacement plans, and other improvements to an undeveloped site. Once
preliminary plat approval is granted, the property owner has a vested interest in the plat.
For one year following preliminary plat approval, no ordinance amendment shall apply to
or affect the use, development density, lot size, lot layout, dedication required or
permitted by the approved preliminary plat.
A preliminary plat for the entire Wood ridge Estates development was approved in 1991.
This portion of the preliminary plat included a cul-de-sac with seven lots, approximately
10,000 square feet in area. However, since a final plat for this site was not submitted
I :\98files\98subdiv\preplat\woodrdg4\woodr4pc.doc
Page 3
within a year after approval of the preliminary plat, the development became subject to
current regulations, including wetland rules and lot area.
In 1995, the developer submitted a proposal to subdivide this site into three lots and one
outlot. While this proposal preserved the wetland and created lots meeting the minimum
lot area, it also proposed two "flag" lots which did not meet the minimum lot frontage
requirements. The City Council denied the preliminary plat in January, 1996.
This proposal is different from previous proposals in that it complies with all current
regulations. The wetland is not disturbed, and the proposed lots meet the minimum lot
area and frontage requirements. No additional infrastructure is required to serve this
plat.
The proposed preliminary plat meets the standards of the Subdivision Ordinance and
Zoning Ordinance. If the preliminary plat is to proceed, it should be subject to the
following condition:
1. Prior to final plat approval, the developer must address, in writing, the
ownership and maintenance of Outlot A.
ALTERNATIVES:
1. Recommend the Council approve the preliminary plat of Wood ridge Estates 4th
Addition as presented and subject to the conditions listed above, or with specific
changes directed by the Planning Commission.
2. Table or continue the public hearing to a date and time certain and provide the
developer with a detailed list of items or information to be provided for future
Planning Commission review.
3. Recommend denial of the application based upon specific findings of fact.
RECOMMENDATION:
Staff recommends Alternative #1
ACTION REQUIRED:
A motion recommending approval of the preliminary plat of Wood ridge Estates 4th
Addition is required.
REPORT ATTACHMENTS:
1. Location Map
2. Original Preliminary Plat of Wood ridge Estates
3. Preliminary Plat of Wood ridge Estates 4th Addition
4. Grading, Drainage and Landscape Plan for Woodridge Estates 4th Addition
5. Memo from Ralph Teschner
1:\98files\98subdiv\preplat\woodrdg4\woodr4pc.doc
Page 4
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INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING/ENGINEERING
Ralph Teschner
W oodridge Estates 4th Addition
(assessment/fee review)
January 13, 1998
Outlot A Woodridge Estates 3rd Addition (pIN #25 317 036 0) is proposed to be platted into
Woodridge Estates 4th Addition. This area has received no prior assessments for City municipal
utilities.
Since utilities are available to the property site, the cost for the extension of services internally
will be the responsibility of the developer. In addition to these improvement costs, the
subdivision will be subject to the following City charges:
Stormwater Management Fee
Collector Street Fee
Trunk Sewer & Water Fee
16.8 cents/sq.ft.
$1500.00/acre
$3500.00/acre
The application of these City charges would generate the following costs to the developer based
upon a net lot area calculation of .91 acres of single family lots (39,616 sq. ft.) as provided
within the site data summary sheet of the preliminary plat description:
Trunk Sewer & Water Charge:
.91 acres @ $3500.00/ac = $3,185.00
Storm Water Management Fee:
39,616 sf@ 16.8/sf= $6,655.00
Collector Street Fee:
.91 acres @ $1500.00/ac = $1,365.00
These charges represent an approximate cost of $5603.00 per lot for the 2 proposed lots within
W oodridge Estates 4th Addition. Assuming the initial net lot area of the plat does not change, the
above referenced storm water, collector street, trunk and lateral sewer and water charges would
be determined and collected within the context of a developer's agreement for the construction
of utility improvements at the time of final plat approval.
There are no other outstanding special assessments currently certified against the property. Also,
the tax status of the property is current with no outstanding delinquencies.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
H:ISPLITSISPL980 1.DOC
PLANNING COMMISSION MINUTES
FEBRUARY 9, 1998
1. Call to Order:
The February 9, 1998, Planning Commission meeting was called to order by Chairman
Stamson at 6:30 p.m. Those present were Commissioners Cramer, Criego,.;:lijx~endall,
Stamson and V onhof, Planning Director Don Rye, Planning CoordinatoLl.iffi@"l{ihsier,
2.
Roll Call:
Kuykendall
Criego
Cramer
Stamson
Vonhof
Present
Present ..;:,()/'::"
Present.................
Preserif'.:::,::::::::,:\\::.
Absent .. ...... ....
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":':':':':':':':':',
":::::::;::::::::::"
Commissioner V onhof arrived at 6:34 p.m~:"?(,::::....
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..................
...................
.................
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3. Approval of Minutes: (The minut~~:onh@,:J.lg~t~,?::...Pla.priihg Commission
Meeting were not available at this time.)"::::?,. ..... ....::::,:,::::\'i::!:i{::'::j:':::),::.
',;:;:;:;::..::;:;:;::.' ..
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4. Public Hearin~:::~:::::::,:::::::,::::)"':,:,:,:::,\{::::,.1Ililillll::: .....
A. (Case #98-0Q4)i::::::t;onsider ~p:~oval of a P:rilHninary Plat to be known as
~~~~~~l~~~~~~:::'I:~:4.i::r!:~I~~~m:::0j:#/t9 acres to be subdivided into 2 lots for
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Plann.~:~J:iW96fdiriit~~IIII:: Kari~t~I:I~:;~ented the staff report dated February 9, 1998.
The.JI!!Y received an appHii.tjon by Mesenbrink Construction for a preliminary plat for the 2.79
a#e:::~!I,Jpcated at the inte~!~tion of Mushtown Road and Ridgewood Court, just west of The
Ponds..Jqp!~~ic Complex aqi,:jeast ofParkwood Drive. The preliminary plat, to be known as
WOOdridge:~il~!:.~~.~ 4th.::d,nion, is the final phase of the Woodridge development.
The site is fair1y::'J.~Y~liijhd contains a wetland approximately 1.5 acres in size. The existing
significant trees oiiffbe site are located along the southern boundary of the plat, adjacent to
Mushtown Road5"'The property is zoned R-1 (Suburban Residential). The 2010 Comprehensive
Plan identifies this property as R-LMD (Urban Low to Medium Density Residential).
The proposed plat consists of2.79 acres to be subdivided into 2 lots for single family dwellings
and one outlot. The total density of this development is 1.4 units per acre, which is well below
the maximum permitted density of3.5 units per acre.
The proposed lots are 22,258 square feet and 17,408 square feet in area, and the frontage on the
lots is also at least 86 feet. The minimum lot size in the R-1 district is 12,000 square feet and
] :\98fi1es\98p1comrn\pcmin\mn020998.doc
the minimum frontage requirements is 86 feet. Both of the proposed lots are consistent with
these standards. Outlot A is 1.88 acres in area, and primarily consists of wetlands.
There are no new streets located within this plat. Access to the lots is from Ridgewood Court,
which was platted as part of Wood ridge Estates 3rd Addition. The only grading on this site is for
the house pads on Lots I and 2. The applicant has submitted a preliminary grading plan which,
for the most part, meets City standards. The grading plan also indicates each of t9.~se lots will be
custom graded, meaning more detailed grading plans will be required at the tim<;::~:!AHH9Jng
permit is obtained. ..,.,.,.,.,.,.............,.,.",,:..
. ....
~~;~~~i; ;e~~~~;etland located on this site, in Outlot A. The deve~:ilrdd~~!:!t:~::,~ntend to
Sanitary sewer service and water service are located along the w~~t~f.lybBl.mdary of tm!~i:p~i!.iJ:h::.
Ridgewood Court. There are three existing service lines to t.h~$property, two serving Lorl:~:::wrd
one serving Lot 2. One of the service lines to Lot 1 mustJ:*:::abandort~~. The Developer Will be
required to dedicate drainage and utility easements ov~f:Jh~i&~~lands:i::::!:!:::::. .
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This development is subject to the provisions of Section 6.16 (T~:!r.reservation) of the Zoning
Ordinance. The applicant has provided an inventory as required By!!Wi.~ ordinance, which shows
the majority of significant trees located along''lli~::~9.:tIth boundary of'tlW::pl~tf'There is one 6"
maple on Lot 1 which will be removed for thelj8ti~~p.M::Q:n the site. 1Q~$tr6 caliper inches total
2.2% of the total caliper inches on the site. Th~TreePfI.'!~~9!1 Ordlhimce allows removal of
25% of the caliper inches, so no tree replacemen~:::rvi1.1:~::reqm~~*::::!!!:::::::.
. . . . . . . . . . . . . . . . . . . . .
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This development is also subi~9HHtij~t~quiremertj~,of Chapter 7 of the Subdivision Ordinance,
which requires one (1) strc;w:f.!free per'1'9.:1:frontage art4,:pne.. (1) front yard tree per lot. The
applicant has submitte4,g!:~iindscaping::l:ll~n showing f4~:ptoposed location of the required trees,
as well as the minimwn::~~~:~nd typS;::.:Thi~plani~:::90hsistent with these requirements.
,.,:;:;=:=:=:=:::::=;=::;=:=:=;=:=;=:=:=:=::::::;:;:;=;=;=::::;=;=;:;=:=;=::::::;:;::.,
In 1995, the developer submitted a proposal to subdivide this site into three lots and one outlot.
While this proposal preserved the wetland and created lots meeting the minimum lot area, it also
proposed two "flag" lots which did not meet the minimum lot frontage requirements. The City
Council denied the preliminary plat in January, 1996.
This proposal is different from previous proposals in that it complies with all current regulations.
The wetland is not disturbed, and the proposed lots meet the minimum lot area and frontage
requirements. No additional infrastructure is required to serve this plat.
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Staff recommended approval of the preliminary plat of Wood ridge Estates 4th Addition subject
to the ownership and maintenance of Outlot A condition listed in the staff report.
Comments from the public:
The applicant was present to answer questions.
:::::::rom the Commissioners: ~A"
· No sidewalks - in the interest of public safety the applicant shbild coiiMatx.
sidewalks. ..::;;();;~;;;;::::.':.~:;::.:iiL "::;:~;;~~:::::jjl:j::::::t;;::..
C ri ego: ..:;.;.:.::::;:i);~;~;;:;:;:::;;:;:;;;~;:\:;':'" "::;;~~:::::::::::ill.I~:i~i:::::::::::(;;:'
· Agreed with staffs recommendation. ~4h ~ 1P
Cramer: ..:';::\:::::::::::\::.:{:,::::..
. Questioned the location of Lot 2 and the wetland. KansU~~::i%plained.
. Agreed with the staffs recommenda.~ "~c"
Vonhof: .. .:.........:...:.....:.:............ ..::'. .:::;::::.'
. Questioned the improvements on MushtQ~ ..R6Kd.....Kii~",F.said the road was
completed. ...:;:;:;;)::;:;;;::::;::.:::::.:.:.. .......... .......... :/{::.,
· Agreed with staff:/~t:~efi'pn. ... .:....
St .....................
. a~~::~ed with~~_,
~u~:~s,~~i~a~::;~i:a_i~~~. on Jli',Wh Road. McDermott said it is a township road.
M.Qif~~ BY VONHcil~:::i:i$ECOND BY CRAMER, TO RECOMMEND CITY
CO~mU~ APPROVE T~ PRELIMINARY PLAT OF WOODRIDGE ESTATES 4TH
ADDITt(>'~i\LAS PRESEN'ED SUBJECT TO CONDITIONS SET FORTH IN THE
STAFF IillI0RT.
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Vote taken si;~:I.~:~;:;es by all. MOTION CARRIED.
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5. Old Business:
6. New Business:
A. Review 1997 Variance Summary Report.
Rye presented the annual variance summary report. Noted the lower number (17) of
variance requests. Some ofthe changes are due to substandard lots allowing a 5' side
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