HomeMy WebLinkAbout9B - Glynwater PP
STAFF AGENDA REPORT
DATE:
ge
JANE KANSIER, PLANNING COORDINATOR
DONALD RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF ORDINANCE #98-XX
APPROVING A ZONE CHANGE FROM THE A-1
(AGRICULTURAL) DISTRICT AND THE C-1
(CONSERVATION) DISTRICT TO THE R-2 (URBAN
RESIDENTIAL) DISTRICT, RESOLUTION 98-XX
APPROVING THE CONDITIONAL USE PERMIT
FOR 121 TOWNHOUSE UNITS AND RESOLUTION
98-XX APPROVING THE PRELIMINARY PLAT FOR
"GL YNWATER"
MARCH 16, 1998
AGENDA #:
PREPARED BY:
REVIEWED BY:
SUBJECT:
INTRODUCTION:
The purpose of this agenda item is to consider approval of
a plan for 121 townhouse units located on the south side
of CSAH 82, directly south of the entrance to The Wilds
and just west of Fremont Avenue. The proposal consists
of three separate actions, These are the adoption of
Ordinance 98-XX approving a zone change from the A-1
(Agricultural) District and the C-1 (Conservation) District to
the R-2 (Urban Residential) District, adoption of Resolution
98-XX approving the Conditional Use Permit for the
townhouse development, and adoption of Resolution #98-
XX approving the preliminary plat for to be known as
Glynwater,
The proposed townhouse development consists of 121
units on 32.12 buildable acres, for a density of 3.7 units
per acre. The preliminary plat consists of 109 lots for the
individual townhouses and the common area, Not all of
the units are located on individual lots. There are six 4-
unit condominium buildings located on 6 lots. The
preliminary plat also includes 11,91 acres of parkland,
Attached to this report is a copy of the Planning Report
which provides more details about this development.
BACKGROUND:
In December, 1997, the applicant filed an application for a
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16200 Eagle Creek Ave. S.E., Prior LaKe, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (61;q447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Schematic Planned Unit Development for a townhouse
development on this property. On January 5, 1998, the
City Council denied this application based on the fact the
proposed Schematic PUD Plan was inconsistent with the
stated purposes and intent of the PUD section of the
Zoning Ordinance in that the same proposal, with the
exception of the private streets, could be accomplished
through the Conditional Use Permit Process. The
Developer then filed the$~ applications to develop the
property. ~
DISCUSSION:
The Planning Commission held a public hearing to review
this request on February 23, 1998, Attached to this report
is a copy of the draft minutes to the Planning Commission
meeting.
At the hearing, the Commission heard testimony from the
Developer of this project. The Developer explained that
this plan is very similar to the proposed PUD plan. The
major differences are the public instead of private roads
and the access to Fremont Avenue. The Developer also
addressed the issue of disturbance of steep slopes on the
site. He noted there are 5.33 acres, or 12.6% of the site,
that include slopes 20% or greater. Of this area, 1.64
acres, or 4% of the entire site, are disturbed.
There was no other public testimony at this hearing.
Planning Commission Recommendation: The Planning
Commission recommended approval of the Zone Change
request based on the fact the area is located within the
MUSA and the R-2 district is consistent with the
Comprehensive Plan Land Use Map designation,
The Planning Commission also recommended approval of
the Conditional Use Permit subject to the following
conditions:
1. Six identification signs will be permitted on the site.
The signage plan must be revised to identify the
locations of these signs, and to clarify the location of
each type of sign. If a sign is located adjacent to the
park access on the east side of Glynwater Trail, no
portion of the sign or fence is permitted in the
parkland.
2. The plan must provide a calculation showing the
impervious surface, not including road right-of-way, on
the portion of the site located within the Shoreland
District. The impervious surface of the site in the
Shoreland District may not exceed 30% of the site
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area, less right-of-way.
3. The plan must identify Phase I and Phase /I of the
development. The plan must also note that Phase II
will not be allowed to develop until the property is
included within the MUSA, and services can be
extended.
4. A letter of credit for the landscaping and tree
replacement must be submitted prior to approval of the
final plat documents.
5, The homeowner's association documents must be
revised to include the correct legal descriptions for
each association within the development. These
documents must be recorded with the final plat
documents.
6. A new set of plans, showing all of the revisions, must
be submitted prior to final approval of the conditional
use permit.
Finally, the Planning Commission recommended approval
of the Preliminary Plat to be known as "Glynwater", subject
to the following conditions:
1. Change the name of Bayview Drive. There is already
a Bayview Circle in the City street system. In addition,
change the name of Spring Glen Road or Spring Glen
Circle so there is only one Spring Glen.
2. Outlot B must be identified as Outlot A.
3. Provide the following information on the Engineering
Plans:
a) Show all utilities in the profile view.
b) Show size of all existing utilities in the area.
c) Include insulation detail to be used on sanitary
sewer.
d) Provide calculations showing that the pavement
section is adequate (see plate #501 in the Public
Works Design Manual).
e) Street grades within 100 feet of intersections
cannot exceed 2.00 percent.
f) Provide design and profiles for the median and the
street improvements to Fremont. The City may be
willing to share in the engineering costs for this
design as per the City oversizing policy.
g) Show the construction limits on the grading plans.
The grading and installation of the sanitary sewer
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will impact the 20% slopes.
h) Indicate on the plan areas where slopes are
greater than 5: 1.
i) The wetland report indicates a wetland "water
course" flowing south from basin B to basin A. A
road and grading is proposed over this water
course. The wetland report must be revised to
address the impact of this filling and grading on the
water course.
j) NURP ponds shall have 6: 1 slopes below the
NWL, and 4: 1 slopes above the NWL.
k) Show the grading detail for the Rambler Walkout.
There is a 10' grade difference for Lots 1-6, Block
1.
o Spot locations and elevations must be called out
for all high points of emergency overflow swales.
m) A notation should be added to the plan requiring
periodic inspections under the NPDES permit. If
10 or more contiguous acres of exposed soil are
draining to the same area, a temporary
sedimentation basin is required under NPDES
rules.
n) If construction traffic will be allowed at the right-
in/right-out off of Fremont, a rock construction
entrance is required.
0) The use of the storm ceptor must be approved by
the Watershed District. Calculations to determine if
the pipe is sized adequately to handle the flows
must also be provided.
p) Consider revising the storm sewer layouts on
sheets 8 and 16 to reduce the length of pipe
needed to serve the project.
q) Catch basin intercept calculations will be required
before final plat approval.
r) Set the outlet elevation for Pond 4 at the flood
storage level required for two back to back 100
year storms.
s) The outlet for NURP #2 is 2.5 feet lower than the
elevation of Wetland Basin '~" (Pond 5).
Additional survey shots are required to verify the
bottom elevations of Wetlands/Ponds 4 and 5.
t) The stage/storage curve for Pond 5 should be
checked, The area for elevation 902. 1 should be
0.0 acres, and the area for 904 should be 1.5
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acres.
u) Continue to look at alternatives other than the
parallel line to provide sanitary sewer. If the
parallel lines are the best alternative, a heavy duty
trail to maintain the sewer in the park area is
required, This trail and access must be shown on
the plans.
4. Signs in the common lot area may not be located
within a utility easement.
5. An access permit from the Scott County Engineer is
required for each location connecting to CSAH 82.
This permit must be supplied prior to final plat
approval.
6. The sanitary sewer crossing under CSAH 82 must be
bored and placed in a steel casing. A utility permit will
be required prior to installation.
7. Any grading or utility work within the County right-of-
way will require a permit prior to construction.
Evidence of this permit must be submitted to the City
prior to final plat approval.
On March 4, 1998, the Developer submitted a revised set
of plans which address several of the conditions listed
above. These plans are attached for your information.
Planning Staff Recommendation: The Planning staff
also recommends approval of these requests. The
conditions listed on the attached resolutions reflect the
revised plans.
ISSUES:
One of the issues which must be addressed is the
disturbance of the slopes on this site. Section 6-6-6 E of
the Subdivision Ordinance states "whenever possible,
slopes of twenty percent (20%) or greater should not be
disturbed and should be retained as private or public open
space." This plat has several locations in which slopes of
20% or greater are disturbed, either for the placement of
roads and utilities or the placement of homes. It appears
the only way to avoid theses slopes is to eliminate
buildings. It may also be necessary to relocate some of
the utility lines to avoid the slopes. The Planning
Commission felt the design of the site provided the least
disturbance possible for this development.
The other issue with this application is the final plans for
the Conditional Use Permit. While the Developer has
submitted revised plans, they do not reflect all of the
conditions of approval. The Developer must submit a final
set of plans which will be attached as an exhibit to the
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Page 5
resolution. It is this set of plans which will be used to
determine the pattern of development on the site and to
issue permits. Approval of the Conditional Use Permit
without the final set of plans can be done in either of two
ways. The Council may approve the resolution, but direct
that it not be recorded until all plans are submitted. Or,
the Council may indicate its general approval of the
Conditional Use Permit, but delay formal approval of the
resolution until final plans are submitted. Once the
Developer has submitted the final plans, the resolution can
be placed on the Consent Agenda.
ALTERNATIVES:
1. Adopt Ordinance #98-XX amending the designated
zoning district from the A-1 district and the C-1 district
to the R-2 district, adopt Resolution 98-XX approVing
the Conditional Use Permit for this development
subject to the listed conditions, and adopt Resolution
#98-XX, approving the preliminary plat of Glynwater
subject to the listed conditions, 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, Adopt Ordinance #98-XX amending the designated
zoning district from the A-1 district and the C-1 district
to the R-2 district, and adopt Resolution #98-XX,
approving the preliminary plat of Glynwater subject to
the listed conditions, with the finding that the
preliminary plat is consistent with the intent and
purpose of the Comprehensive Plan and the Zoning
and Subdivision Ordinances. Defer action on
Resolution 98-XX approving the Conditional Use
Permit for this development until final plans are
submitted. Once the final plans are submitted, this
Resolution should be place on the Consent Agenda.
3. Defer consideration of this item for specific reasons.
4. Deny the rezoning request and thus find the
conditional use permit and the preliminary plat
inconsistent with the purpose and intent of the Zoning
and Subdivision Ordinances and/or the
Comprehensive Plan.
RECOMMENDATION:
Upon rezoning of the property, the conditional use permit
and the preliminary plat appear to be adequate and
appropriate for the development of the site with public
sanitary sewer and water. Final action on the Conditional
Use Permit should be delayed until the Developer submits
final plans. On that basis, staff recommends Alternative
#2.
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Page 6
ACTION REQUIRED:
Since there are three separate actions involved in this
approval, three separate motions are required, as follows:
1. Motion and second to adopt Ordinance 98-XX
approving the zone change to the R-2 district. A 4/5
vote of the Council is required for approval of a
rezoning.
2. Motion and second to adopt Resolution 98-XX
approving the Preliminary Plat subject to the listed
conditions,
3. Motion and second to defer action on Resolution 98-
XX approving the Conditional Use Permit until the
Developer submits final plans. Once final plans have
been submitted, direct the staff to place the Resolution
on the Consent Agenda.
EXHIBITS:
A. Ordinance 98-XX
B. Conditional Use Permit Resolution #98-XX
C. Preliminary Plat Resolution #98-XX
D, Planning Report, dated February 23, 1998
E. Minutes of February 1998, Planning Commission
Me7J
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Page 7
CITY OF PRIOR LAKE
ORDINANCE NO. 98-
AN ORDINANCE AMENDING SECTION 5-2-1 OF PRIOR LAKE CITY CODE AND
AMENDING SECTION 2.1 OF PRIOR LAKE ZONING ORDINANCE 83-6.
The City Council of the City of Prior Lake does hereby ordain:
The Prior Lake Zoning map, referred to in Prior Lake City Code Section 5-2-1 and Prior Lake
Zoning Ordinance No. 83-6 Section 2.1, is hereby amended to change the zoning classification of
the following legally described property from A-I (Agriculture) and C-1 (Conservation) to R-2
(Urban Residential).
LEGAL DESCRIPTION:
That part of the east 16.00 acres of the Northwest Quarter of the Southwest Quarter of Section
34, Township 115, Range 22, Scott County, Minnesota, lying east of the west 1.0 rod of said east
16.00 acres and northeasterly of the following described line:
Commencing at a point on the west line of said east 16.00 acres distant 889.30 feet south of the
northwest comer; thence southerly along said west line a distance of 185.20 feet; thence easterly
at right angles a distance of 140.00 feet to a point hereinafter referred to as point A; thence
northwesterly along a line drawn from said point A to the point of commencement to its
intersection with the east line of said west 1.0 rod the point of beginning of the line to be
described; thence southeasterly along said line and its southeasterly extension to the south line of
said Northwest Quarter of the Southwest Quarter and there terminating.
Together with all that part of Government Lot 2, Section 34, Township 115, Range 22, Scott
County, Minnesota, lying westerly of the east 1024.00 feet of said Government Lot 2 and
northerly and westerly of the recorded plat of Island View 5th Addition, Scott County,
Minnesota.
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED TRACT:
That part of the North Half of the Southwest Quarter of Section 34, Township 115, Range 22,
Scott County, Minnesota, described as follows:
Beginning at a point on the north line of said North Half of the Southwest Quarter distant
1082.43 feet east of the northwest comer; thence on an assumed bearing of East along said north
line a distance of 375.00 feet; thence South 580.80 feet; thence West 375.00 feet; thence North
580.80 feet to the point of beginning.
This ordinance shall become effective from and after its passage and publication.
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16200 Eagle Creek Ave, ~.E" Prior Lake, Minnesota 55372-1714 / Ph, (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
~
Passed by the City Council of the City of Prior Lake this 16th day of March, 1998,
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the 21st day of March, 1998.
Drafted By:
Prior Lake Planning Department
16200 Eagle Creek Avenue
Prior Lake, MN 55372
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Page 2
PRELIMINARY PLAT
RESOLUTION 98-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "GL YNW ATER" SUBJECT TO THE CONDITIONS
OUTLINED HEREIN.
MOTION BY: SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on February
23, 1998, to consider an application from Wensmann Realty for the preliminary
plat of Glynwater; 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 Glynwater 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 Glynwater on March 16, 1998; and
WHEREAS: the City Council finds the preliminary plat of Glynwater 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
Glynwater subject to the following conditions:
1. Provide the following information on the Engineering Plans:
a) Show size of all existing utilities in the area,
b) Complete designfor the median and the street improvements to Fremont.
c) Indicate on the plan areas where slopes are greater than 5: 1.
1:\98files\98subdiv\pr~p~t\9!Yl1wate\platres.d.oc 553 14 / Ph (612) 447 4230 / F ( P1q.g~ 17 4245
16200 Eagle Creek Ave. ::>.t." Pnor Lake, Mmnesota 72-17 , - ax 614 '-1-4 -
AN EQUAL OPPORTUNITY EMPLOYER
,r
d) The wetland report indicates a wetland "water course" flowing south from basin B to
basin A. A road and grading is proposed over this water course. The wetland report
must be revised to address the impact of this filling and grading on the water course.
e) The use of the storm ceptor must be approved by the Watershed District. Calculations to
determine if the pipe is sized adequately to handle the flows must also be provided,
j) Catch basin intercept calculations will be required before final plat approval.
g) Set the outlet elevation for Pond 4 at the flood storage level required for two back to
back 100 year storms.
h) Additional survey shots are required to verify the bottom elevations of Wetlands/Pond 4
and 5.
i) The stage/storage curve for Pond 5 should be checked, The area for elevation 902.1
should be 0.0 acres, and the area for 904 should be 1,5 acres.
j) Continue to look at alternatives other than the parallel line to provide sanitary sewer, If
the parallel lines are the best alternative, a heavy duty trail to maintain the sewer in the
park area is required. This trail and access must be shown on the plans.
2, An access permit from the Scott County Engineer is required for each location connecting to
CSAH 82, This permit must be supplied prior to final plat approval.
3. The sanitary sewer crossing under CSAH 82 must be bored and placed in a steel casing. A
utility permit will be required prior to installation.
4. Any grading or utility work within the County right-of-way will require a permit prior to
construction, Evidence of this permit must be submitted to the City prior to final plat
approval.
Passed and adopted this 16th day of March, 1998,
YES NO
Mader Mader
Kedrowski Kedrowski
Petersen Petersen
Schenck Schenck
Wuellner Wuellner
{Seal} City Manager
City of Prior Lake
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CONDITIONAL USE PERMIT
RESOLUTION 98-XX
APPROVING A CONDITIONAL USE PERMIT TO DEVELOP A 121 UNIT
TOWNHOUSE DEVELOPMENT TO BE KNOWN AS "GL YNW ATER"
MOTION BY: SECOND BY:
WHEREAS, the Prior Lake Planning Commission conducted a public hearing on February
23, 1998, to consider an application from Wensmann Realty for a Conditional
Use Permit (CUP) for a 121 unit townhouse development to be known as
Glynwater, and the City Council heard the case on March 16, 1998; and
WHEREAS, notice of the public hearing on said CUP has been duly published m
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 CUP of Glynwater; and
WHEREAS, the Planning Commission and City Council find the CUP for Glynwater in
harmony with both existing and proposed development in the area
surrounding the project; and
WHEREAS, the Planning Commission and City Council find the proposed CUP is
compatible with the stated purposes and intent of the Zoning Ordinance as
they relate to conditionally permitted uses, and further, that the proposed
CUP meets the criteria for approval of CUP as contained in Section 7-5 C 1-6
of the Zoning Ordinance and Section 5-6-5 (C) of the City Code.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
that it approves the CUP for Glynwater on the property legally described as follows:
LEGAL DESCRIPTION:
That part of the east 16,00 acres of the Northwest Quarter of the Southwest Quarter of Section
34, Township 115, Range 22, Scott County, Minnesota, lying east of the west 1.0 rod of said east
16.00 acres and northeasterly of the following described line:
Commencing at a point on the west line of said east 16.00 acres distant 889.30 feet south of the
northwest corner; thence southerly along said west line a distance of 185.20 feet; thence easterly
at right angles a distance of 140.00 feet to a point hereinafter referred to as point A; thence
northwesterly along a line drawn from said point A to the point of commencement to its
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16200 Eagle Creek Ave, S,t:., Pnor Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
intersection with the east line of said west 1.0 rod the point of beginning of the line to be
described; thence southeasterly along said line and its southeasterly extension to the south line of
said Northwest Quarter of the Southwest Quarter and there terminating,
Together with all that part of Government Lot 2, Section 34, Township 115, Range 22, Scott
County, Minnesota, lying westerly of the east 1024.00 feet of said Government Lot 2 and
northerly and westerly of the recorded plat of Island View 5th Addition, Scott County,
Minnesota,
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED TRACT:
That part of the North Half of the Southwest Quarter of Section 34, Township 115, Range 22,
Scott County, Minnesota, described as follows:
Beginning at a point on the north line of said North Half of the Southwest Quarter distant
1082.43 feet east of the northwest comer; thence on an assumed bearing of East along said north
line a distance of 375.00 feet; thence South 580,80 feet; thence West 375.00 feet; thence North
580,80 feet to the point of beginning,
BE IT FURTHER RESOLVED, approval of the CUP is subject to the following conditions:
1. All buildings must be located as shown on the approved plans, attached to and incorporated
within this resolution as Exhibit A.
2. Minimum setbacks for the buildings on the site are as follows:
Front Yard (measuredfrom the right-of-way): 25'
Side Street Yard (measuredfrom the right-ol-way) 25'
Rear Yard (measuredfrom the lot line of the common space) 25'
Separation Between Buildings 20 '
3. Sign age and landscaping must be provided as shown on the approved plan, attached and
incorporated within this resolution as Exhibit A.
4. A letter of credit for the landscaping and tree replacement must be submitted prior to
approval of the final plat documents. No building permits will be issued until this letter of
credit is received by the City.
5. The homeowner's association documents must be revised to include the correct legal
descriptions for each association. These documents must be recorded with the final plat
documents. No building permits will be issued until a copy of the recorded documents is
received by the City.
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional Use
Permit for Glynwater, The contents of Planning Case File #98-011 are hereby entered into and
made a part of the public record and the record of the decision for this case.
Passed and adopted this 16th day of March, 1998.
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Page 2
Mader
Kedrowski
Petersen
Schenck
Vacant
{Seal}
1:\98fi1es\98subdiv\preplat\glynwate\cupres.doc
YES
Mader
Kedrowski
Petersen
Schenck
Vacant
NO
City Manager,
City of Prior Lake
Page 3
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
4C
CONSIDER A REQUEST FOR A ZONE CHANGE, A
CONDITIONAL USE PERMIT AND A PRELIMINARY
PLAT TO BE KNOWN AS GLYNWATER FOR A
TOWNHOUSE DEVELOPMENT
JANE KANSIER, PLANNING COORDINATOR
_X_ YES _NO-N/A
FEBRUARY 23, 1998
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
Wensmann Realty has applied for a Zone change, a Conditional Use Permit and a
Preliminary Plat for the property located on the south side of CSAH 82, just west of
Fremont Avenue and directly south of the entrance to The Wilds. This property is
currently zoned A-I (Agriculture) and C-1 (Conservation). Much of the property is also
located within the Shoreland District for Prior Lake and Arctic Lake. The applicant is
requesting the property be rezoned to the R-2 (Urban Residential) district. The
application also includes a request for a conditional use permit to allow the development
of the property with 121 townhouse units, and a preliminary plat consisting of 109 lots
for the townhouse units and open space.
BACKGROUND:
In December, 1997, the applicant filed an application for a Schematic Planned Unit
Development for a townhouse development on this property. On January 5, 1998, the
city Council denied this application based on the fact the proposed Schematic PUD Plan
was inconsistent with the stated purposes and intent of the PUD section of the Zoning
Ordinance in that the same proposal, with the exception of the private streets, could be
accomplished through the Conditional Use Permit Process. The developer then filed
these applications to develop the property.
The Planning Commission is considering three applications at this time. The first
application is a request to rezone the property from the A-I (Agricultural) and C-1
(Conservation) districts to the R-2 (Urban Residential) district. The second request is to
approve a Conditional Use Permit for this project. The third application is for approval
of a preliminary plat for this site, to be known as Glynwater. Each of these applications
is discussed in detail below.
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16200 Eagle Creek Ave. ::"E., Prior LaKe, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (61L) lf47-4245
AN EQUAL OPPORTUNITY EMPLOYER
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total CUP area (less the CSAH 82 right-of-way) consists of 41.57
acres.
Topo~raphy: This site has a varied topography, with elevations ranging from 970' MSL
at its highest point to 910' MSL at the lowest point. The site generally drains towards the
wetlands located along the easterly portion of the site, the southerly portion and the center
of the site. There are also steep slopes, or slopes in excess of 20%, located on this site.
These slopes are generally located on the eastern half of the site. There are several areas
in which the steep slopes will be disturbed by the placement of building pads and utilities.
Ve~etation: This vegetation on this site consists of vacant cropland. The eastern and
southern boundaries of the property are wooded, as is the area adjacent to the wetlands.
The project will be subject to the Tree Preservation requirements of the Zoning
Ordinance. The applicant has submitted an inventory of the significant trees on the site
which indicates a total of 203 caliper inches of significant trees. Based on the
development plan, 29% of the caliper inches will be removed for grading and utilities,
and 5% will be removed for building pads. The development will require replacement of
4.38 caliper inches.
Wetlands: There are three wetlands located within this site, with a total area of 9.45
acres. The wetlands are located in the southeast comer of the site, along the southern
boundary of the site, and in the center of the site. The plans indicate only a small area of
wetlands will be filled to allow a road connection. This site is subject to the wetland
mitigation requirements.
Access: Access to the site is from CSAH 82, on the north. CSAH 82 is identified as a
Minor Arterial street in the 2010 Comprehensive Plan. The County Engineer has noted
an access permit will be required for each opening onto CSAH 82.
PROPOSED PLAN
2010 Comprehensive Plan Desi~nation: This property is designated for Urban Low to
Medium Density Residential uses on the 2010 Comprehensive Plan Land Use Map. The
easterly portion of the property is located within the 2010 MUSA boundary. The
westerly portion of the property is still outside of the MUSA.
Zonin~: The developer has filed an application to rezone this property to the R-2 (Urban
Residential) district. The R-2 district is consistent with the Comprehensive Plan
designation.
Density: The plan proposes 121 units on a total of 41.57 acres. Density is based on the
buildable acres of the site, or in this case on 32.12 net acres. The overall density
proposed in this plan is 3.7 units per acre. The R-2 district permits a density of 5.5 units
per acre through the CUP process.
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Lots: The preliminary plat consists of 109 lots for the townhouse units and open space.
There are 103 lots for the buildings, and 6 lots for common open space. The plat also
includes parkland, and an outlot, located at the intersection of CSAH 82 and Glynwater
Trail for a sign.
Buildin~ Styles: The proposed plan calls for a townhouse style development consisting
of 2-, 3-, 4-, 5- and 6-unit buildings. Sample floor plans ofthese buildings are attached to
this report. There are 18 2-unit buildings, 2 3-unit buildings, 17 4-unit buildings, and 1
each of the 5- and 6-unit buildings. Each of the buildings is designed with an attached
garage,
Setbacks: The plan proposes a 25' setback from the front property line, and the side
street lot line, a 25' rear yard setback from any common lot line, and a minimum 20'
separation between the buildings. This is consistent with conventional setbacks.
Lot Covera~e: The R-2 district allows a maximum lot coverage of 20% for a townhouse
PUD. The proposed plan indicates a lot coverage of approximately 14%, which is
consistent with the proposed plan.
Streets: This plan proposes 4 new public streets. The major street, named Glynwater
Trail, starts on the east side of the site, directly opposite Wilds Parkway, loops through
the site for 2,650' and exits back onto CSAH 82. This street is designed with a 55' wide
right-of-way and a 32' wide surface. The second street, Bayview Drive, is located on the
east side of the site, and extends 625' from Glynwater Trail to Fremont Avenue. This
street is designed with a 50' wide right-of-way and a 32' wide surface. The third new
street is a 600' long cul-de-sac identified as Spring Glen Circle. This street is located on
the east portion of the site, and on the west side of Glynwater Trail. It is designed with a
50' wide right-of-way and a 32' wide surface. Finally, there is a 130' long stub street
located on the west portion of the site which provides future access to the property to the
west. This street is identified as Spring Glen Road and is designed as a 50' wide right-of-
way and a 32' wide surface.
SidewalkslTrails: There is a sidewalk located along the north end of Glynwater Trail
from CSAH 82 to the park trail on the east, and from CSAH 82 to Spring Glen Road on
the west. A sidewalk is also proposed along the north side of Bayview Circle from
Fremont Avenue to Glynwater Trail. The plan also identifies a pedestrian trail starting at
CSAH 82, winding through the proposed park, and connecting to the 16.5 foot wide
access owned by the City on the west boundary of this site.
Parks: This plan identifies a park along the south boundary of the property. The total
park site is 11.91 acres; however, much of the area consists of wetlands and ponds and
steep slopes. The parkland dedication requirements for this site is 4.2 acres, consisting of
dry upland with undisturbed soils. If the land area to be dedicated does not include 4.2
acres of this type of land, the remaining dedication requirements will be made as a cash
dedication.
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Sanitary Sewer: The plan proposes the extension of an 8" sanitary sewer line from the
existing line located on the north side of CSAH 82 at Fremont Avenue. The development
will actually be served by parallel sewer lines. The main sewer line is located in
Glynwater Trail on the west side of the site, to the park, and then runs through the park
behind the townhouse units to Fremont Avenue. The second line is located on the east
side of Glynwater Trail and flows from Spring Glen Circle west to the park, where it
connects to the main sewer line. The reason this development is designed with the
parallel lines is the fact that a single line would have to be about 45' deep in some
locations. At this depth, it is more cost effective to run the parallel lines. Maintenance of
a 45' deep sewer line is also difficult and expensive.
Water Main: The plan proposes to extend an 8" water line from the existing service
located in CSAH 82, down Glynwater and the other road right-of-ways to serve the units.
There will be 4 service lines extended from the main in CSAH 82 to serve the units along
Bayview Circle.
Storm Sewer: The plan proposes two NURP ponds, one located on the east side of the
site, just south and west ofthe Spring Glen Circle cul-de-sac, and the other located on the
west side of the site, just south and east of Spring Glen Road. Storm water runoff is
directed to these ponds through a series of catch basins and storm sewer located in the
Glynwater Trail and Spring Glen Road. The developer is also proposing to direct runoff
from Bayview Drive to the wetland to the south through a storm ceptor pipe. A storm
ceptor is a pipe which filters the sediment and eliminates the need for a NURP pond. The
use of this pipe must be approved by the Watershed district prior to approval.
Landscapin~/Tree Replacement: The developer has submitted a landscaping plan
which identifies a total of 206 new trees on the site. Most of the trees will be located in
front of the units along the new road right-of-way. The plan also identifies several
plantings and a berm adjacent to CSAH 82 to provide screening from the road. Finally,
the plan identifies the two replacement trees required as part of the tree preservation plan.
Si~na~e: This proposal identifies 9 development signs. The Zoning Ordinance allows 2
freestanding subdivision identification signs at each principal entrance. The signs may
not exceed 50 square feet in area, with a maximum of 2 sides. This development consists
of 3 separate association, so it is probably reasonable to allow a total of 6 development
signs, rather than the 9 proposed. The signs are within the allowable area. The plan,
however, should be revised to identify where each type signs will be located.
Phasine: Since not all of this site is located within the present MUS A, the development
will be phased accordingly. The first phase will be that portion within the MUS A, and
includes 82 units. There will be a temporary turnaround located at the westerly end of
Glynwater Trail until the remaining area is added to the MUSA and is developed.
ANALYSIS:
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Zone Chanee Request: The applicant is requesting a zone change to the R-2 district to
allow for development of this site. The criteria for granting a zoning change include the
following:
1. There was a mistake in the original zoning
2. Conditions have changed significantly since the current zoning was adopted.
3. The Comprehensive Plan has been amended.
Any of these criteria can be used to evaluate a request for rezoning.
The "Year 2000 Comprehensive Plan" for the City of Prior Lake, adopted in 1982,
designated this area as "Agricultural". The A-I and C-l districts are appropriate for that
designation. However, with the adoption of the 2010 Comprehensive Plan in June, 1996,
this area was added to the Municipal Urban Service Area and designated as R-L/MD.
The R-2 district is an appropriate zoning district for the R-LIMD designation.
Preliminary Plat: The preliminary plat for this site, known as Glynwater, consists of
42.04 acres to be subdivided into 109 lots, parkland and an outlot. In general, the
proposed preliminary plat meets the standards of the Subdivision Ordinance and Zoning
Ordinance. There are some engineering and ordinance requirements which still must be
addressed prior to approval of this preliminary plat. One of the outstanding issues which
must be addressed is the disturbance of the slopes on this site. Section 6-6-6 E of the
Subdivision Ordinance states "whenever possible, slopes of twenty percent (20%) or
greater should not be disturbed and should be retained as private or public open space. "
This plat has several locations in which slopes of 20% or greater are disturbed, either for
the placement of roads and utilities or the placement of homes. It appears the only way to
avoid theses slopes is to eliminate buildings. It may also be necessary to relocate some of
the utility lines to avoid the slopes. In its recommendation to the Council, the Planning
Commission should address the impact of the development on the natural features of the
site.
Conditional Use Permit Plan: The proposed CUP must be reviewed in accordance with
the criteria found in Section 7.5(C) of the Zoning Ordinance. Section 7.5(C) provides
that a conditional use shall be approved if it is found to meet specific criteria. These
criteria and the staff analysis of compliance with these criteria are set forth below.
1. The proposed use conforms to the district permitted and conditional use
provisions and all general regulations of this Ordinance.
The proposed use is consistent with the conditional use prOVlSlons for the R-2
Multiple Residential zoning district and conforms to all general regulations of the
Zoning Ordinance (upon satisfaction of conditions).
2. The proposed use shall not involve any element or cause any conditions that may
be dangerous, injurious, or noxious to any other property or persons, shall
comply with the performance standards listed below.
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The proposed development is designed to provide safe access to adjacent roads, and is
adequately screened from adjacent properties.
3. The proposed use shall be sited, oriented and landscaped to produce harmonious
relationship of buildings and grounds adjacent to buildings and properties.
The landscaping plan submitted with this proposal meets the provisions of the
ordinance. Additional landscaping is provided to screen the development from
CSAH 82.
4. The proposed use shall produce a total visual impression and environment
which is consistent with the environment of the neighborhood.
The size and types of buildings proposed are consistent with the adjacent
development.
5. The proposed use shall organize vehicular access and parking to minimize traffic
congestion within the neighborhood.
The plan provides at least 2 parking spaces for each unit. In addition, in order to
minimize traffic onto Fremont, the access is defined as a "right-inlright-out" turn,
with a median.
6. The proposed use shall preserve the objectives of this Ordinance and shall be
consistent with the Comprehensive Plan.
The proposed plan is consistent with the Comprehensive Plan designation and the
provisions of the R-2 district.
The performance standards are set forth in Section 7.5(D) and relate to the following
factors;
. Fire protection . Electrical disturbance
. Noise . Vibrations
. Odors . Air pollution
. Glare . Erosion
. Water pollution.
The proposed project is not expected to result in any of the nuisance factors set forth in
the performance standards and is thus consistent with these standards.
PLANNING COMMISSION RECOMMENDATION:
At this time, the Planning Commission should make a recommendation on the proposed
zone change request, the Preliminary Plat and the Conditional Use Permit.
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If the Preliminary Plat is to proceed, it should be subject to the following conditions:
1. Change the name of Bayview Drive. There is already a Bayview Circle in the City
street system. In addition, change the name of Spring Glen Road or Spring Glen
Circle so there is only one Spring Glen.
2. Outlot B must be identified as Outlot A.
3. Provide the following information on the Engineering Plans:
a) Show all utilities in the profile view.
b) Show size of all existing utilities in the area.
c) Include insulation detail to be used on sanitary sewer.
d) Provide calculations showing that the pavement section is adequate (see plate
#501 in the Public Works Design Manual).
e) Street grades within 100 feet of intersections cannot exceed 2.00 percent.
f) Provide design and profiles for the median and the street improvements to
Fremont. The City may be willing to share in the engineering costs for this
design as per the City oversizing policy.
g) Show the construction limits on the grading plans. The grading and
installation of the sanitary sewer will impact the 20% slopes.
h) Indicate on the plan areas where slopes are greater than 5:1.
i) The wetland report indicates a wetland "water course" flowing south from
basin B to basin A. A road and grading is proposed over this water course. The
wetland report must be revised to address the impact of this filling and grading
on the water course.
j) NURP ponds shall have 6:1 slopes below the NWL, and 4:1 slopes above the
NWL.
k) Show the grading detail for the Ramble Walkout. There is a 10' grade
difference for Lots 1-6, Block 1.
I) Spot locations and elevations must be called out for all high points of
emergency overflow swales.
m) A notation should be added to the plan requiring periodic inspections under the
NPDES permit. If 1 0 or more contiguous acres of exposed soil are draining to
the same area, a temporary sedimentation basin is required under NPDES
rules.
n) If construction traffic will be allowed at the right-in/right-out off of Fremont, a
rock construction entrance is required.
0) The use of the storm ceptor must be approved by the Watershed District.
Calculations to determine if the pipe is sized adequately to handle the flows
must also be provided.
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Page 7
p) Consider revising the storm sewer layouts on sheets 8 and 16 to reduce the
length of pipe needed to serve the project.
q) Catch basin intercept calculations will be required before final plat approval.
r) Set the outlet elevation for Pond 4 at the flood storage level required for two
back to back 100 year storms.
s) The outlet for NURP #2 is 2.5 feet lower than the elevation of Wetland Basin
"A" (Pond 5). Additional survey shots are required to verify the bouom
elevations of Wetlands/Pond 4 and 5.
t) The stage/storage curve for Pond 5 should be checked, The area for elevation
902.1 should be 0.0 acres, and the area for 904 should be 1.5 acres.
u) Continue to look at alternatives other than the parallel line to provide sanitary
sewer. If the parallel lines are the best alternative, a heavy duty trail to
maintain the sewer in the park area is required. This trail and access must be
shown on the plans.
4. Define the easements in the common lot area to cover the appropriate areas; the
easements should not cover the entire lot area.
5. An access permit from the ScoU County Engineer is required for each location
connecting to CSAH 82. This permit must be supplied prior to final plat approval.
6. The sanitary sewer crossing under CSAH 82 must be bored and placed in a steel
casing. A utility permit will be required prior to installation.
7. Any grading or utility work within the County right-of-way will require a permit
prior to construction. Evidence of this permit must be submiued to the City prior to
final plat approval.
It should be noted that revised plans were submitted which may address some of these
issues. However, these plans were not submitted in time to allow a detailed review.
If the Conditional Use Permit IS approved it should be subject to the following
conditions:
1. Six identification signs will be permiUed on the site. The signage plan must be
revised to identify the locations of these signs, and to clarify the location of each
type of sign. If a sign is located adjacent to the park access on the east side of
Glynwater Trail, no portion of the sign or fence is permiUed in the parkland,
2. The plan must provide a calculation showing the impervious surface, not including
road right-of-way, on the portion of the site located within the Shoreland District.
The impervious surface of the site in the Shoreland District may not exceed 30% of
the site area, less right-of-way.
3. The plan must identify Phase I and Phase II of the development. The plan must
also note that Phase II will not be allowed to develop until the properly is included
within the MUSA, and services can be extended.
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---- ~
4. A letter of credit for the landscaping and tree replacement must be submitted prior
to approval of the final plat documents.
5. The homeowner's association documents must be revised to include the correct
legal descriptions for each association. These documents must be recorded with the
final plat documents.
6. A new set of plans, showing all of the revisions, must be submitted prior to final
approval of the conditional use permit.
ALTERNATIVES:
1. Recommend approval of the Zone Change, the Preliminary Plat subject to the above
listed conditions, and the Conditional Use Permit subject to the above listed
condition.
2. Recommend denial of the request.
3. Other specific action as directed by the Planning Commission
RECOMMENDATION:
The Planning staff recommends Alternative 1. It may be appropriate, due to the number
of outstanding engineering issues, to delay action on the preliminary plat until the major
issues are addressed.
ACTION REOUIRED:
Since this request includes three separate applications, separate motions are required for
each application. These include;
1. A motion and second to recommend approval ofthe Zone Change request from the A-
I and C-I districts to the R-2 district.
2. A motion and second to recommend approval of the Preliminary Plat to be known as
Glynwater, subject to the conditions listed in this report.
3. A motion and second to recommend approval of the Conditional Use Permit, subject
to the conditions listed in this staff report.
EXHIBITS:
1. Location Map
2. Reduced Copy of Conditional Use Permit and Preliminary Plat Plans
3. Developer's Narrative
4. Comments From Scott County Engineer
5. Comments from Ralph Teschner, Finance Director
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.-423-1179 Coroorate Office
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EOUAl HOUSING
OPPORTUNITY
Model 431.1939
Office 423.1179
Dimensions ore approximate, Builder reserves the right to alter
plans, features and specifications without notice,
~ Wensmonn Homes, Inc. 1995
All floor pions ond elevotions ore the exclusive property of Wensmann Homes, Inc.
Copyright infringement could resuh in legal pro!tculion under federol copyrighllow.
BEDROOM
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Office 423.1179
Exterior pmpectives, floor plans and dimensions shown ore for illustrative purposes onlV, subject la
change without nolice, Please see our soles consultant for delaik, @ Wermnann Homes, Inc. 1997.
All floor plans and pe~pectives ore bu~der's exclusive property. Copyright infringement could result
in legal prosecution under federal copyright law.
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MAIN LEVEL
Solarium Townhomes
By Wensmann
MH luaden IX.... 14S1
Model 431.1939
Office 423.1179
@Wensmann Hames, In!. 1995
All naar plans and elevations are the exclusive praperty af Wensmann Hames, Inc.
Capyright infringement cauld result in legal prasecutian under Jederal capyright law.
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Exlerior perspectives, noor plans and dimensions shown are far illustrative purpases only, subject 10
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All naor plans and perspectives are builder's exclusive property. Copyright infringement could result
in legal prosecution under federal copyright law,
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Model 431-1939
Office 423-1179
Exterior pe~pectives, floor plans and dimensions shown ore lor illustrative purposes only, subjed 10
change withoul notice, Please see our sales consultant lor delails.@Wensmann Homes, Inc. 1997.
All naar plans and perspedives are builder's exdusive property. Capyrighl infringement could mull
in legal prose<ulion under federal copyrighllaw.
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Office 423.1179
UNEXCAVATEO
@r
Signature Townhomes
By Wensmann
MN Build", lie.... 14S8
LOWER LEVEL
eQUAL HOUSING
OPPORTUNITY
(c) Wensmonn Homes, Inc. 1995
All Roar plans and elevations ore Ihe exdusive property oE Wensmonn Homes, Inc.
Copyright inEringement could resuh in legal prosecution under Eederol copyrighllow.
Dimensions are approximate. Builder reserves the right 10 alter
plans, features and specifications without noli~e.
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Project Narrative
for
Glynwater
January 21,1998
I-Zoning
The site is currently zoned agriculturaL Enclosed with this application is a rezoning
application to R-2 which is consistent with Prior Lake's current comprehensive plan
designation.
2-Building Styles
The proposed development consists of three building styles (See attached floor plans).
Townhomes (split entry), Twin homes and Coach homes. Prices will range from
$115,OOO-$350,OOO with the average approx. $180,OOO.
3-Density
The proposed development has 122 units on 41.57 acres. Densities are within the
allowable limits for R-2 zoning and are also within densities in the governing shoreline
districts that apply.
4- Design Features
The site maximizes the use of the land away from the shorelines. Public streets service
the site and a proposed trail system winds through the entire development. Developer
will be dedicating approx. 11.69 as parkland of which 4.95 acres are usable and the
balance wetlands and ponds. The developer does not plan to construct the trail system as
part of this development it is shown for schematic reference only. The trail would be
constructed separately as a Park & Recreation Dept. project.
5- Architecture
Building designs have been created to maximize the natural terrain. Extensive
landscaping along Co. 82 and a brick & wrought iron fence will accentuate the
development. A community entry monument is planned just off the main Co. 82
entrance. The proposed trail system will provide enjoyment for passive recreation. Side
wall are proposed only at the Co. 82 entrances until they meet with the proposed trail
system.
6-Covenants
Protective covenants for the three townhome communities will be filed to provide
continuity and control over the esthetics of the communities. Proposed documents are
enclosed for city review and approval.
7-Utilities
The development will be serviced with underground utilities. Gas meters will be located
on the fronts on the homes with electrical services in the rear. The Townhomes and Twin
homes will have individual water services and the coach homes will have one service per
building.
Engineering Project Summary
for
Glynwater
.
In
Prior Lake
1. Description of Project
The site is approximately 45 acres located south of Scott County Road 82 and west of Fremont
Avenue, in the City of Prior Lake. The subject site is in the NE 1/4, SW 1/4 of Section 34,
Township 115, Range 22, Scott County, Minnesota. The proposed project includes the grading,
utility and street construction for 122 single family townhomes, and condominiums.
The grading for the site will occur at one time with the streets and utilities constructed in two
phases, The first phase is the eastern portion of the site up to the existing MUSA line to the
west. The second phase will be the remainder of the site once it is brought within the City of
Prior Lakes MUSA boundary.
II. Project Manager
The project manager and project engineer shall be responsible for various aspects of the
construction and are as follows:
Proiect Manager
Terry Wensmann{tllI1'-lI'1uvr*-1
Wensmann Realty,rY\t.... }
3312 151" Street West
Rosemount, Mn 55068
423-1179
Proiect Engineer
Nicholas Polta
Pioneer Engineering
2422 Enterprise Drive
Mendota Heights, Mn 55124
681-1914
III. Existing Site Conditions
The site is currently undeveloped. The northern portion of the site is primarily cultivated
cropland and upland forest. The sothern portion of the site is upland and lowland forest, wet
meadow and shallow marsh. The southern parcel boundary follows a watercourse (seasonal
flooded creek) that flows east connecting the two large basin portions of Wetland A with Prior
Lake. A second basin ( Wetland B ) drains south into the western portion of Wetland A. Much
of the site shows signs of disturbance particularily in the cultivated upland areas.
The surrounding land uses are residential to the south, east, and northeast. North and west are in
agricultural uses.
IV. Soils and Slopes
The United States Department of Agricultures Soil Survey identifies the onsite soils are
primarily Hayden Series these soils are described as good for embankment and foundations. The
lowlands and wetlands contain peat and Glencoe series soils that are not suitable for
construction, these areas will be avoided during construction. Comprehensive soil testing was
performed onsite by Maxim Technologies (report inclosed), there analysis substantiates the
suitability of the onsite soils for the construction purposes of the development.
Topsoil will be stripped and stockpiled onsite to provide for six (6) inches of repsread across all
turf areas after completed grading.
The site has 5.33 acres of slopes in excess of 20 percent (%). These slopes are clustered near the
wetlands and appear to have been disturbed or created during the construction of Co. Rd. 82 and
Fremont Avenue.
The construction of the project will disturb 1.64 acres (30.69%) of these slopes. Approximately
0.73 acres of this disturbance will occur in excavation areas ( where the slopes are flattened at
the top for the construction of streets and building pads, matching back in further down the
slope), these areas pose little concern in construction as long as the underlying soils are suitable
for construction. During construction a geotechnical engineer will be onsite inspecting soil
conditions and providing analysis of the soils.
The remaining 0.91 acres of disturbed slopes are in embankment areas. In these areas unsuitable
slope material will be removed and replaced with soils that can bear the load of streets and
building footings. The embankment will be 'keyed' into the existing slopes and built up in layers
to prevent embankment slipping over the existing slopes causing failure. This is standard
construction practise and is further outlined in the Soils Report prepared by Maxim technologies.
v. Erosion Control Measures
Approved best management practices (BMP) of the Minnesota Pollution Control Agency
(MPCA) as stipulated in Protecting Water Ouality in Urban Areas shall be followed. These
include but are not limited to the following:
All denuded and stockpile areas shall not have a slope greater than 3: I
All disturbed area shall receive temporary seed, mulch and disc anchoring if no
significant grading is to occur for 30 days.
All finished grade area shall be seeded mulched and anchored within 14 days after
complete grading.
A seed mixture designed for the soil characteristics and area plantings shall be approved
oj' tl~e C i(y" Eng:llccC.
A separate cool seed mixture will be designed for dormant seed planting in the fall.
Peak Discharge from all storm sewers shall not exceed the original peak discharge from
the watershed.
All storm sewer outlets shall have rip rap outlets designed to City Standards.
All Storm Sewer outlets shall not have discharges greater than 4 feet per second.
Gravel construction entrances and a street sweeping program shall be used to ensure
minimal soil is removed from the site.
Inlet protection for storm sewer shall be implemented until streets are paved and turf is
established,
Erosion control fences shall be installed around all wetlands and water quality ponds until area
plantings have been established. At which time the erosion control fence shall be moved to the
edge of the structure setback.
Water quality ponds will be used as temporary sedimentation basin during construction. The
grading contractor is responsible for maintaining drainage to the ponds and between the ponds
and wetlands, by the use of perforated stand pipes.
VII. Storm Water Management
The purpose of storm water managemen: is to insure that the proposed development will not
create adverse conditions, in the form of increased nutrient load or increased peak flows down
stream of the proposed project. To assess that impact of the project on the existing drainage area
a preliminary storm water model (HydroCAD) is utilized to approximate the existing and
proposed peak flows generated for the site. The Walker PondSiz model created the criteria for
the wet detention volume necessary to treat storm water from this development. These models
are summarized below in Table 1.
Vln. Wetland Delineation
Peterson Environmental Consulting, Inc. have prepared a detailed Wetland Delineation Plan for the
subject property.
IX. Traffic Control
The contractor is responsible to provide to the City of Prior Lake and the Scott County Highway
Department a detailed traffic control/sign plan for construction of turn lanes on Co. Rd. 82 and Fremon:
Avenue.
XI. Construction Sequencing
The following is a fcugh schedule for construction. contingent upon the approval of the project by all
pertinent regulatory agencies :
1. Install perimeter erosion control fence, erosion control fence around wetlands and gravel
construction entrances.
April 1st
II. Clear and grub site.
April 7ili
III. Construct permanent sediment ponds and temporary pond outlets per Grading Plan,
April 28ili
IV. Begin Mass grading - phase one and two.
May 1 st
V. Respread topsoil, mulch and disc anchor with appropriate seed mixture.
July pt
VI. Begin construction of utilities and streets - phase one.
July pt
VII. End construction of utilities and streets - phase one.
September 1 st
VIII. Begin construction of utilities and streets - phase two.
Anticipated April P\ after brought into MUSA.
.~--
...**..
* PIONEER
t. engineering
*"",,*~
Ms. Kelly Murray
Wensmann Realty
3312 151"t Street West
Rosemount, Minnesota 55068
Civil Enginee~ · Land Planners ..~ ~al1~_~_~:-eyors · Landscape Architects
r' .-. ,":, r' '
D ~@[g00L2l'
FEB I 81900 \~I
February 17, 1998
Re: Glynwater
P.E. # 97139
Ms. Murray:
The following is in response to the City of Prior Lakes comments dated February 2, 1998. Due
to time restraints some of the items are not completed and others are partially completed. Work
will progress on the remaining items with additional input from City staff.
Sanitary Sewer and Watermain
1. The grading plan is adjusted to provide at least 5' of cover with an average of 7' .
2. Utility crossings will be shown in profile on the final construction plans. I am confident
their are no insurmountable conflicts.
3. SDR 26 sanitary sewer pipe is used he low 16 feet.
4. Utility Lines are shown in profile for Bushmill Road now Spring Glen Road.
5. Size of exis ting utilities is shown.
6. Insulation of sanitary sewer with depths of less than 7' will be consistent with the
insulation detail for water main shown in the detail plates.
7. Final alignment of sanitary sewer is subject to change, depending on research into the use
of the lift station on Fremont Avenue and the Sioux Communities installation of a new
trunk sanitary sewer line.
Plat
1. Street right-of-way width are shown.
2. All easements are shown. Easements are subject to change, due to utility and ponding
alignment changes. The final easements will not be filed until the final plat.
2422 Enterprise Drive · Mendota Heights. Minnesota 55120 · (612) 681-1914 · Fax 681-9488
625 Highway 10 N.E. · Blaine. Minnesota 55434. (612) 783-1880 . Fax 783-1883
Streets
1. Typical street section has been changed to match City detail Plate.
2. Maxim Technologies (Geotechnical Engineers) are reviewing the soil samples from the
site to determine the adequacy of the proposed pavement section. The calculations will be
available prior to City Council action.
3. Due to time constraints, the street grades within 100' of intersections have not been
reduced to 2.00%. I have reviewed the intersections and made the changes but ran out of
time to redraft them.
4. A median in Fremont Avenue has been added to restrict left turn movements from the
Glynwater addition. I will be working with City staff to finalize improvements to
Fremont Avenue. Additional plans will be provided once the details are worked out.
Gradine
1. NWL and HWL are shown for p'~~nds and wetlands.
2. Due to time constraints the existing grade contours north of the County Road could not be
shown. They will be added for final submittal.
3. Ponds and Wetland are labeled for identification.
4. Heavy duty silt fence is specified around wetlands. Silt fence around ponds will be added
later.
5. The impact to steep slopes has been minimized.
6. The grading plan shows all slopes greater than 20 % .
7. Wood fiber blanket is specified for created slopes greater then 3: 1.
.. ,~.
8. The wetland "water course" is shown from wetland basin B to basin A. The installation
of the road over the watercourse will require the filling of approximately 200 s.f. of
wetland.
9. Due to time constraints the NURP ponds have not been redesigned to show the City
standard slopes. The NURP ponds are shown much larger than are required. The slope
changes will not effect the sites ability to treat its stormwater.
10. Since the ponds were not redrawn lots 34-37 , block 2 still do not meet setback
requirements. This will be change when the ponds are redrawn.
11. Lots 39 and 40 house pad designation changed.
12. Grading detail for condominium buildings is shown with a 10' grade difference.
13. Pond 2 was deleted with a Cretex Stormcepter proposed in its place. It is our
understanding that City staff approved this February 12, 1998. We still need to convince
the watershed district.
14. See 1
15. Spot elevations for overflows wiil be added when the ponds are redrawn.
16. A copy of the NPDES permit is provided in the Specifications placing the responsibility
of the permit on the general contractor.
17. Construction traffic will not use Fremont Avenue.
Stonn Sewer
1. Due to time constraints, additional field work was not performed.
2. Storm sewer layouts were revised at the Cities direction.
3. Catch basin intercept calculations will be provided at final plat.
4. The stormwater management plan will be updated once the ponds are redrawn. At that
time, the elevation of Pond 4 under two 100 year storms can be determined.
5. Pond 2 was eliminated.
6. Due to time constraints addition field work was not performed. This information will be
gathered at a later date.
7. The stage storage information for pond 5 appears correct.
8. Sump catch basin details are included in the City details sheets 20-21.
If you have any questions or require any further information please feel free to call.
PIONEER ENGINEERING P.A.
/I/~ ~~
Nicholas Polta
cc: Jane Kansier, City of Prior Lake
.'... '",,-,.. --'~- .j....
SCOTT COUNTY
PUBLIC WORKS AND LANDS DIVISION
HIGHWAY DEPARTMENT
600 COUNTRY TRAIL EAST
JORDAN, MN 55352-9339
(612) 496-8346
",.
/'" j,r~ -'J ':a.lL_. '
BRADLEYJ. LARSON
ASSOCIATE ADMfNISTRA TOR
Fax: (612) 496-8365
January 27, 1998
Ms. Jane Kansier
City of Prior lake
16000 Eagle Creek Avenue SE
Prior lake, MN 55372
Subject:
Preliminary Plat of Glynwater in Prior lake - south of CSAH 82
Dear Ms. Kansier:
We have reviewed the preliminary plat and preliminary construction plans dated 1-19-98 for Glynwater as
it relates to Highway Department issues and offer the following comments or concerns:
Conditions of Approval
· The existing 75' right-of-way as shown is adequate.
· Provide an analysis of the projected traffic to be generated by this development.
· Provide drainage calculations for any drainage entering the County right-of-way with the final plat
submittal. This should include the existing and proposed conditions and a summary denoting any
change. Show where the wetland in Block 2 outlets.
· An access permit will be required for each location connecting to CSAH 82.
· The sanitary sewer crossing under CSAH 82 will need to bored and placed in a steel casing. A utility
permit will be required prior to installation.
· The maximum allowable profile grade is 2% for the first 100 feet from the outside edge of County
Highway shoulder. Your easterly access with CSAH 82 shows a 2.25% grade from the center of CSAH
82, and should be revised. The westerly access shows 2%, however it is not clear if that matches with
the edge of shoulder or again with centerline of CSAH 82.
· A signing plan for the CSAH 82 turn lane must be done in accordance with MMUTCD and be approved
by Scott County prior to work. A work within RJW permit must also be acquired prior to work.
· We request the opportunity to review the final plat and construction plans.
; ~
Ii j i
J; !.,,'" /
'1./
An Equal Opportunity/Safety Aware Employer
Jane Kansier
G Iynwater
Page 2
General Comments
· The right turn lanes as shown are acceptable.
· No berming, landscaping, ponding, curb & gutter, sidewalk, or signing will be allowed within the
County right-of-way.
. Any grading or utility work required within the County right-of-way will require a permit prior to the
work commencing.
. A temporary rock pad is required on the internal streets connecting to CSAH 82 to prevent dirt from
being tracked onto CSAH 82 during the grading operation. Sweeping of CSAH 82 shall be done as
required by the County.
Thank you for the opportunity to comment. Please contact us if you have any questions or need additional
information.
Sincerely,
SULC
.Ln-I Jason Mielke
09 -, Transportation Planner
c: Scott Merkley - County Transportation Manager
Greg IIkka - City of Prior Lake
Nick Polta - Pioneer Engineering
j m :\adm\review\plat.doc
INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING/ENGINEERING
Ralph Teschner
Glynwater
(assessment/fee review)
January 29, 1998
A 45 acre parcel in Section 34-115-22 (pIN #25 934 017 0) is proposed to be developed as
Glynwater. The property currently is NOT served with municipal sewer and water utilities.
At the time municipal utilities become available the subdivision will be subject to the following
City charges:
Stormwater Management Fee
Collector Street Fee
Trunk Sewer & Water Fee
Lateral Sewer & Water Charge
16.8 cents/sq.ft.
$1500.00/acre
$3500.00/acre
150' @ $60.00/ff
The application of these City charges would generate the following costs to the developer based
upon a net lot area calculation of 28.13 acres of townhouse units (1,225,548 sq. ft.) as provided
within the site data summary sheet of the preliminary plat description:
Lateral Sewer & Water Charge:
150' @ $60.00/ff= $9,000.00:
Trunk Sewer & Water Charge:
28.13 acres @ $3500.00/ac = $98,455.00
Storm Water Management Fee:
1,225,548 sf@ 16.8/sf= $205,892.00
Collector Street Fee:
28.13 acres @ $1500.00/ac = $42,195.00
These charges represent an approximate cost of$2938.00 per lot for the 121 proposed townhouse
units within Glynwater. Assuming the initial net lot area of the preliminary 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 E:vIPLOYER
H:ISPLITSISPL9802.DOC
...**~
* PIONEER
~ engineering
*--\'*~
Ms. Sue McDermont
City of Prior Lake
16200 Eagle Creek Ave S. E.
Prior Lake, Minnesota 55372
Civil Engineers · Land Planners · Land Surveyors · Landscape Architects
March 2, 1998
RE: Glynwater, P.E. # 97139
Dear Ms. McDermont:
Enclosed are ten (10) full sized copies and ten (10) reductions of the Preliminary Construction
Plans for the Glynwater Addition. The following are a list of changes to the plans that fulfill
some of the conditions of approval recommended by the Planning Commission:
Conditions of Approval of the Preliminary Plat
1. Bayview Drive has changed to Bay Knolls Drive and Spring Glen Road has changed to
Brookside Lane.
2. Outlot B is now Outlot A.
3. The following changes/additions are made on the Engineering Plans
a. All utilities are shown in profile.
b. Additional field work is underway to size additional existing utilities in the area.
c. Insulation details are included on the sanitary sewer plans.
d. Attached are calculations showing the pavement section is adequate.
e. Street grades within 100' of the County shoulder do not exceed 2.00 % .
f. Preliminary design of the Fremont Avenue reconstruction are included in the
Plans.
g. Construction limits are shown on the grading plans.
h. Existing 20 % slopes are indicated on the grading plans as well as areas of impact
to these slopes.
1. The impact to the wetlancs on site is less than the de minimis exemption of the
Minnesota WCA, Peterson Environmental will be sending a notification of
exemption prior to final plat submission.
J. The NURP ponds now have 6: 1 slopes below the NWL, and 4: 1 slopes above the
NWL.
k. The grading detail for the Condominium Rambler Walkout is adjusted to reflect
the 10' grade difference shown on lots 1-6, block 1.
1. Spot locations and elevations are shown on the grading plan for emergency
overflow swales.
m. A notation is made on the grading plans requiring periodic inspections under the
NPDES permit. Temporary sedimentation basins are not required under the 10
acres NPDES rules for this site.
n. A note is added to the grading plan indicating that Fremont Avenue is not to be
2422 Ent~~C\5rf..SWS~~~s. Minnesota 55120. (612) 681-1914. Fax 681-9488
625 Highway 10 N.E.. Blaine. Minnesota 55434. (612) 783-1880. Fax 783-1883
o. The developer is in the process of approving the use of the Stormceptor with the
Watershed district. A Watershed permit will be applied for after preliminary
approval has been granted by the City Council.
p. The storm sewer has been revised to eliminate pipe.
q. Catch basin calculations will be provided at final plat application.
r. Revised water quantity and quality calculations will be provided at final plat
application revising Pond 4 to show the required flood storage of two back to back
lOO-year storms.
s. NURP pond #2 is eliminated with the installation of the Stormceptor.
t. Additional field work is u~derway to verify the storage areas of wetlands 4 and 5.
u. Working with City staff, approximately 1200 lineal feet of parallel sanitary has
been eliminated.
4. Monument signs are in separate outlots and are not in utility easements.
5. An access permit from Scott County will be applied for simultaneously with the Final
Plat application.
6. A utility permit for the sanitary sewer crossing under CSAH 82 will be applied for
simultaneously with the Final Plat application.
7. A permit to do work in the County right-of-way will be applied for simultaneously with
the Final Plat application.
Conditions of Approval of the Conditional Use Permit
1. The signage plan has been revised to show the allowable six identification signs.
2. Calculations for impervious surface calculations are attached. The impervious surface in
the shoreland district does not exceed the allowable 30 %.
3. The phase line is indicated on all plans. A note has been added to clarify that phase two
will not be developed until the MUSA line is extended.
4. A landscaping and tree replacement letter of credit will be submit at the time of Final
Plat.
5. The homeowner's association documents will be revised with the correct legal
description at the time of Final Plat application.
6. Final plans will be submit prior to final application showing all of the necessary changes.
If you have any questions or require any further information or plans for the March 16 City
Council meeting please feel free to call.
Sincerely,
;;:n~[t?:-G P.A
Nicholas Polta
cc: Kelly Murray, Wensrnann Homes
Pavement Design
Glynwater
Traffic
Assumptions:
121 Total Households
Each entrance has 60 households each having 2 cars
A verage Daily Trips = 5.86 trips per household
or = 351.6 trips per day
or = 175.8 trips per lane (50% in, 50% out)
From Trip Generation Sh Addition, lnstitue of transportation Engineers
Vehicle Distribution and Average N18 Factors
( Table 7-5.03B and Table 7.5.03D, Road Design Manual, Minnesota Department of
Transportation)
(1) x (2) x (3) = (4)
Vehicle Type Distribution Trips per Lane Average N18 Design Lane
Factor Daily N18
(1) (2) (3) (4)
1 0.835 175.8 0.0004 0.0587
2 0.090 175.8 0.0070 0.01106
3 0.016 175.8 0,0100 0.02810
4 0.018 175.8 0.2200 0.69520
5 0.005 175.8 0.5700 0.50160
6 0.003 175.8 0.2100 0.11300
7 0.004 175.8 0.4100 0.28700
8 0.024 175.8 0.6300 2,65860
9 - 175,8 - 0.00000
10 0.005 175.8 0.4200 0.36960
Total
4.72116
Design Life = 20 Years
365 Days x 20 Years x 4.72116 Daily N18 = 34,464.468 Design Lane Lifetime N18
Existin~ Soils:
Given:
The existing soils range from soft lean clays (CL) to stiff poorly graded sands (SP).
Assume that the road will be built on the worst existing buildable soils.
Soils correspond to AASHTO soil type A-7
(Table 7-5.03H of the MnDot Road Design Manual)
A-7 soils have an Stabilometer R Value of 10
Proposed Section:
6" Class 5,2 lh" Bituminous Base #2331, 1 1/2" Bituminous Wear #2341
Granular Equivalent (G.E.) Factors
(Table 7-5.031 of the MnDot Road Design Manual)
6" Class 5
2 1/2" #2331 Plant Mix
1 1/2" #2341 Plant Mix
x 1 G,E. per inch = 6 G.E.
x 2 G.E. per inch = 5 G.E.
x 2.25 G.E. per inch = 3.38 G.E.
Total = 14.38 G.E.
Bituminous Pavement Desi~n with Aggregate Base:
The attached chart ( Figure 7-5.03A of the MnDot Road Design Manual) indicates that with a
34,464.468 Design Lane Lifetime N18 and a Stabilometer R Value of 10, the G.E. of the
section is 13.
Verifying that the proposed 14.38 G.E. section is adequate.
ROAD DESIGN MANUAL
DESIGN POLICY AND CRITERIA
JANUARY J1. 1982
7.5.0(10)
Figure 7-S.0JA
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BITUMINOUS PAVEMENT DESIGN CHART (AGGREGATE eASE)
Figure 7.5,03A
"
\ .
STEEP SLOPES
Included in the total site area of 41.57 acres there are 5.33 acres
or, 12.67% of the entire site that is an area considered as steep
slopes.
Of the 5.33 acres of steep slopes, 1.64 acres are disturbed,
which is only 3.94% or 4% of the entire site.
The disturbed areas include site grading, and the installation of
sanitary sewer lines.
Of the disturbed areas, .73 acres are in cut slopes and 0.91
acres are in embankment
3-05-1998 3:53PM
FROM PIONEER ENGINEERING 681 9488
P_2
I II "" '-lot.- ..J..I'-I ........ .,J...J
P ARK AREA/OPEN SPACE
PARKLAND DEDICATION
Of the total site area of 41.57 acres, 11.9071 acres will be
dedicated as park land.
Included in the 11.9071 acres are 4.83 acres of wetlands,
1.54 acres of steep slopes, and .41 acres of disturbed
slopes, leaving a balance of5.13 acres.
OPEN SPACE
The total site area consists of 41.57 acres, with only 12.08
acres as impervious surface including the Right-of- Way.
If the Right-:-of-Way is eliminated, only 8.76 acres of the
entire site consists of impervious surface.
Shoreline District Calculations
Upper Prior Lake
Total Area of 550,715 sq ft, impervious area of
111,600 sq ft, which is a 20.26% coverage.
Arctic Lake
Total Area of 6307886 sq ft, impervous area of
109,800 sq ft, which is a 17.4% coverage.
TOT~L P.B3
'.
a different issue. T e homeowners wer ot included in property issues they are going to
own. Concern for th additional bo slips.
p. . The meeting reconvened at 7:44 p.m.
Commissioner V 0
'<
,.;:::;:;:::::
Case Files #98-010 to 98-012 Consider a Zone Change reque~.!t::,iCoijl~t~onal Use
Permit and a Preliminary Plat for the project to be known as::::,~ynwan~~~::::t:,,::..
..- .... ..........
Planning C~ordinat~r Jane Kansie~ presented the staffreB8rt%HHea'::J?ebruary 23>:1~~~:J?f.l
file at the CIty ofPnor Lake Plannmg Department. ..::.::::::::::..!.,::::::::/:. -:::::::.::::\\::.. .:,,;;:.:::::::i/::..
Wensmann Realty has applied for a Zone change, 2f'C6~i~9.pnakp'!~:::g~rmit and a
Preliminary plat for the property located on the south sidg::q:tJiSAH 8:2, just west of
Fremont Avenue and directly south ofthe entrance to The Will~~::.. This property is
currently zoned A-I (Agriculture) and C,,:!i::(BPpservation). Milb.q::ef::the property is also
located within the Shoreland District for PP'8i:::p'~~::@d Arctic Lat~l)::the applicant is
requesting the property be rezoned to the Rig:. (0rH.::I~!g~l1ti~lfHistrict. The
application also includes a request for a con~gowY)lise:::peqp~#t6 allow the development
of the property with 121 tOWIW9lJ~@::.units, and::!::preliminarif'plat consisting of 109 lots
for the townhouse units arm;J!}p6iF$pife. .....
.. . .
.. .....
In December, 1997,..:!M~:::i.pplicantH~~d an applic~16fi for a Schematic Planned Unit
Development for albWfii9H~e 4~Mi!tPm~p.hgp{tnis property. On January 5, 1998, the
city Council denied this apn~~!~Hon"b:~:sglf::otNhe fact the proposed Schematic PUD Plan
was inconsis!:~gL:w!!p. the stat~i:p}lrposes and intent of the PUD section of the Zoning
Ordinanc..~t~iFtf.MtHQi:i~e prop~!hJyjth the exception of the private streets, could be
accon.H~pshed through::~I~:::~onditf9nirUse Permit Process. The developer then filed
t~:j~~ljl~:~~ications to dev'~if the pfoperty.
The piaijln.S CommissignHs considering three applications at this time. The first
applicatidfi::~~:::~trequest!~f:i-ezone the property from the A-I (Agricultural) and C-l
(Conservatidn)]:~~tq~'::to the R-2 (Urban Residential) district. The second request is to
approve a CondlU9.#3:I Use Permit for this project. The third application is for approval
of a preliminarYiplat for this site, to be known as Glynwater.
The Planning staff suggested several conditions which should be included if the
Preliminary Plat is to proceed.
It should be noted that revised plans were submitted which may address some of the
issues outlined by the staff. However, these plans were not submitted in time to allow a
detailed review.
1 :\98files\98plcomm\pcmin\mn022398,doc
9
The staff also suggested six conditions which should be attached to the Conditional Use
Permit if it is approved.
The Planning staff recommends approval of the Zone Change, the Preliminary Plat
subject to the above listed conditions, and the Conditional Use Permit subject to the
above listed condition. It may be appropriate, due to the number of outstanding
engineering issues, to delay action on the preliminary plat until the major i~$:v.~~ are
addressed. .:..::::.:..... ::::;:::::{:':;::
Criego questioned the previous PUD private streets and access to;..r)#hi6*=M\~ansier
explained the previous plan did not include access to Fremont A V'lre. ..;.:.:.::.:.:.:..
Cramer questioned the area between County Rd 82 and th~:ti:ghfhr\vay. Kansiefit?
explained the sidewalks and county roads.
Comments from the public:
.......... ..... n.
.......... ..... ..
.......... ..... .
. . . . . . . . . . . . . . .
Applicant Terry Wensmann, ofWensmann Homes, pointed6~t:!pey had not changed too
much from the original PUD. The bigge~tRb.ijpge is the accesii':tq:::mnmJ..ont Avenue. They
are not disturbing the slopes with this proP9sali::::..wi,$:pther conditiiig:::are engineering and
many have already be resolved. Pioneer Erl.k~neeH~8.::IW!prese.pta6 answer questions.
The only condition they have a problem witht!~ #.:4::regardiqg]f.ttHi.ning easements. Mr.
Wensmann stated they have 42B$gymy to~es and ha:yealways put blanket
easements in the common.:~tga::;:a~:::f.~els there\fpuld be a lot of confusion and close to
impossible to separate .~~~@inents uqqer this plaiif.::::::Ims would be the responsibility of the
homeowners associati6.i.tH. ....HHH.
. . . . . . . . . . . . . . . . . . . . . .
.................... .
. . . . . . . . . . . . . . . . . . . . . .
.........................
.........................
..... ... ..... . .... .
.......... ..........................................
Wensmann went on to sayt~w:;vouidpt~feF7site signs and monuments. The City only
allows 6. W~rnHHIDH1 explaifil::lpe $170,000 style townhomes, $275,000 and $125,000
townhon)$~)?Pifst::PB~~.. will b{r:~n:~hJ~~SA and whenever the MUSA becomes
availa.R!~lhey will finl~i::HP with ilj.#.mecond phase. The engineer has done calculations
41J:tf.:::acres with 5.33 al~tt~ ofstetp slopes of20% or more. Of that 5.33 acres only 1.64
ac.r8::tI~hpe disturbed foi::,,:*otalless than 4% of the entire site area. 11.9 acres will be
dedicatem::~~.park land. 4;:$3 acres are wetland. Impervious surface areas have been met.
,.......... ......
ApplicantS::~~Yt been;)09tking with staff to address all issues and concerns.
........... .....,
........... ......
........... ......
. . . . . . . . . . . . . . . . .
The public heaH'I::Was closed at 8:19 p.m.
Comments from the Commissioners:
Cramer:
· Developer is working hard to develop the area.
· Good addition to the community in general.
· Support staffs recommendation approving the preliminary plat.
1 :\98files\98p1comrn\pcmin\mn022398.doc
10
Criego:
· Agreed with Cramer, it is a great use of land.
· Question to staff regarding easements. Kansier said biggest concern is that the City
take some ofthat area out for development fees. Be aware they cannot put signs on
utility easements. Blanket easement concern is the signage. No other concerns.
Stamson:
· Supports staff s recommendation.
MOTION BY CRIEGO, SECOND BY CRAMER, TO RECOM:~1;:!iNiY1:tiAA..
APPROVAL OF THE ZONE CHANGE FROM THE A-I AND.yt:1 DIS'11Q;wIS TO
THE R2 DISTRICT BASED ON THE FACT THE AREA !:~:i::Eg:Qt\TED wrTlW THE
MUSA AND THE R-2 DISTRICT IS CONSISTENT WJffif.r=THE:::COMPREHEN:~I{Jji:.
PLAN. ..:{::)):." T:m:::::r::'.
....... . . .;::::::::.'
.................
..................
Vote taken signified ayes by all. MOTION CARlUEDt:::::::::::::::..
2.
3.
":;:;:::;:;::::::::',
MOTION BY CRIEGO, SECOND BY S~AMSON, TO REC@MMEND APPROVAL
OF THE PRELIMINARY PLAT KNOWfiihAS...GL YNW ATEIt::tSUSJECT TO THE
":::::::::;:::;:;:::::;:::;:;:;:;:;::';'" ' '.:::::::::::::::;:;:;:::.'
FOLLOWING CONDITIONS: .:::::::.::::::::::::::::r:::::::::::::::::.:::.::::i:::::::::::::::::::::::::::::::::::::.:........:::::..::...:;:::..
1. Change the name of Bayview Drive. ~![~:::::~W.:::alreda~::::g:)Bayview Circle in the City
street system. In additt9IJ/r!t~9!!ge the ii'lfle of Sprifig Glen Road or Spring Glen
.....
....... ............. ...............
.....,. ............ ..............
....... ............ .............
...... ..........., ............
....... ............ ...........
5i:::i:i{liiclude insuldti~llj~etail tg:::b~:..used on sanitary sewer.
.::::::::?a):::j:::i:Erovide calculatl!ib showing that the pavement section is adequate (see plate
..::?:~lli::::in the Publi,:ti::1Vorks Design Manual).
e) St;&~~::I~:des-:::~t~hin 100 feet of intersections cannot exceed 2.00 percent.
f) Provid&\::ltwlgn and profiles for the median and the street improvements to
Fremontdfrrthe City may be willing to share in the engineering costs for this design
as per the City oversizing policy.
g) Show the construction limits on the grading plans, The grading and installation
of the sanitary sewer will impact the 20% slopes.
h) Indicate on the plan areas where slopes are greater than 5: 1.
i) The wetland report indicates a wetland "water course" flowing south from basin
B to basin A. A road and grading is proposed over this water course. The
1:\98files\98plcomm\pcmin\mn022398.doc
11
wetland report must be revised to address the impact of this filling and grading
on the water course.
j) NURP ponds shall have 6:1 slopes below the NWL, and 4:1 slopes above the
NWL.
k) Show the grading detail for the Ramble Walkout. There is a 10' grade difference
for Lots 1-6, Block 1.
. . . . . . . . . . .
....................
1) Spot locations and elevations must be called out for all high pQ!.fiir'olJ'fnergency
overflow swales. ..::,:,:,:,:::::
.. ....
. ." ,",.
...... ..........
...... ..........
m) A notation should be added to the plan requiring peri04Jy.jinspedi~ under the
NPDES permit. If 10 or more contiguous acres of ~()jl! soil aFIi::::'itq/ning to
the same area, a temporary sedimentation basin i~,::j#qiHFe.(Pimder NPrJE.~::I,~;1t
n) If construction traffic will be allowed at the .r:f.~fii-in/rfg~t-out off of Fre~?Jii, a
rock construction entrance is required.HH' '.H':'H H."
........
... .......... ..............
0) The use of the storm ceptor must be appr;fv..~~\,lJg.:/'ifzJ:":\Watershed District.
Calculations to determine if the pipe is sized adeq{jlii~!x.. to handle the flows must
also be provide d..:,:..:::
. . ..
................. ...............
p) Consider revising the storm sewe;l.qY6i,~~Bn~heets 8 an~::~(6':to reduce the length
of pipe needed to serve the project. ...:.::,:,:,:,:,:,:,:,:,:,:,:,:,::::.... 'H'H' HH'
.... ..... ......................
..... ..... ....................
..... ..... ...................
q) Catch basin intercept.:~~:~t~~:~tions wd1..~,tr~quirea,~~J6re final plat approval.
r) Set the outlet eleva.M91i?f6f.lfltp.d 4 at tli~iflood storage level required for two back
to back 1 00 ye~,i:#.i6rms. ':i!:\'.i!i,,:)
s) The outlet [qr/llftiI1P #2 i~:~;"1feet lowe~lfilin the elevation of Wetland Basin "A"
(Pond 5). AddlHtlfipl ~yrv&Y~npl~::~m<<:fkquired to verify the bottom elevations of
Wetlands/Pond 4 dftfjJj; 'HHHH'H'H
. ..........
.......... ..........
t) ~@:~t.ager~t9tqge curv~fJ:f{rI:9pd 5 should be checked, The area for elevation
..::,,/:~tfX1 shouf(rb~i:~;:?, acres>:I~t1ihe area for 904 should be 1.5 acres.
.:,AJ1:::;:::Continue to look.:g{ alterN'atives other than the parallel line to provide sanitary
H:'::\':"::::i1f:1rer. If the parqt~~llines are the best alternative, a heavy duty trail to maintain
'i~"~~her in the pflfk area is required. This trail and access must be shown on the
plan~?:}::::. ......
. . . . . . . . . . . . . . . . .
........... ......
4. Signs in th&::,I,Mon lot area may not be located within a utility easement,
5. An access permit from the Scott County Engineer is required for each location
connecting to CSAH 82, This permit must be supplied prior to final plat approval.
6. The sanitary sewer crossing under CSAH 82 must be bored and placed in a steel
casing. A utility permit will be required prior to installation.
7. Any grading or utility work within the County right-ofway will require a permit prior
to construction. Evidence of this permit must be submitted to the City prior to final
plat approval.
Vote taken signified ayes by all. MOTION CARRIED.
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12
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MOTION BY CRIEGO, SECOND BY CRAMER, TO RECOMMEND APPROVAL OF
THE CONDITIONAL USE PERMIT, SUBJECT TO THE FOLLOWING
CONDITIONS:
1. Six identification signs will be permitted on the site. The signage plan must be
revised to identify the locations of these signs, and to clarify the 10cati?lJdll. each type
of sign. If a sign is located adjacent to the park access on the east .*,;~~::BfYJlynwater
Trail, no portion of the sign or fence is permitted in the parkland,..::({i:i:::{:..
.................................
............ ....................
...... ..........
2, The plan must provide a calculation showing the impervio1W;tf.trfCitM,),:~::tJPt including
road right-ol-way, on the portion of the site located within:{t.b.e Shor'kt(jitd. District.
The impervious surface of the site in the Shoreland Difl!Pti:dt.ky not eX~~4,I>?:P% .of
the site area, less right-ol-way. .:...... ..::::\:~i~ii~~::~}t)?:::.
3. The plan must identify Phase I and Phase II of.rlJ~:::f!evelop:fiJWlt. The plan mdji"::~lso
note that Phase II will not be allowed to deve16lffiij!:~!:Jhe PlQptrJY is included within
the MUSA, and services can be extended. ..::::}::;;;;?:.:...::;;~::::.. ..:::::::.,
.....
4. A letter of credit for the landscaping Q,,'!d tree replaceme'f#rfblJ~t be submitted prior to
approval of the final plat documents.(.;.!I.I::.iii:::ii~i:ii:i~:i}t?~\:::..:::\ii:i::::::::::::::::)~?:'
5. The homeowner's association docume'h,r,f: maJi:iqf,~::rf:ytf.ed to~~tiude the correct legal
descriptions for each association. Thes,,=:::doc.wn:=efii&?!fjW1.:Pihe recorded with the final
plat documents.:t?:. .:::::;:;. ..:....
.::::::~:~:::~:r~:t~:~:)::... .. .. ..
6. A new set of plans, ~h~nVing\ijl.~::: of the /JYfsions, must be submitted prior to final
:ot:::::a~:~:~~~ED.
A.A~~tinU:~fthe Burdiek Properties varianee reqnest
Pl~t::!@nni Tovar pres~i.1ed the staff report dated January 23, 1998 on file with the
Planniif~i:~_~i~ment ~:~:':'the City of Prior Lake.
On J anuary t~~:i:i:!i~:2:~JtHe Planning Commission heard the request for variances on the
respective lots d#]W6mmerce Avenue. The requested variances relate to two existing
commercial proP€rties located on Commerce Avenue. 14180 Commerce Avenue was
built in 1994 and 14162 Commerce Avenue was built in 1997. The following variances
are being applied for at the respective addresses:
14162 COMMERCE AVENUE:
A 2 foot variance to permit a rear yard setback adjacent to property zoned residential of
58.00 feet rather than the required 60 feet for existing building; and
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