HomeMy WebLinkAbout10C - Wilds 6th Preliminary Pla
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MAY 5, 2003
tOC
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE PRELIMINARY PLAT TO BE KNOWN AS THE WILDS
6TH ADDITION
History: Shamrock Development has applied for a Preliminary Plat for
the property located on the north side of CSAH 82, west of The Wilds
5th Addition and east of The Wilds South. This property is the
Christianson property. The preliminary plat consists of 12.25 acres to
be subdivided into 25 lots for single family residential development.
Current Circumstances: The Planning Commission held a public
hearing on April 14, 2003 to consider this application. The Planning
Commission recommended approval of the preliminary plat. The
minutes of the April 14, 2003 Planning Commission meeting are
attached to this report.
Total Site Area: The total site consists of 12.25 acres.
Topo2raphy: This site has a varied terrain with elevations ranging
from 940' MSL at the northwest corner of the property to 960' MSL at
the west side of the site.
Existin2 UseNe2etation: The site currently includes a single family
dwelling with outbuildings. There are several stands of trees on the
site, especially along the west property line, and adjacent to the
wetlands. Development on this site is subject to the Tree Preservation
requirements of the Zoning Ordinance.
Wetlands: There are four wetlands on the site, located on the north
side of the property and at the center of the site. The plans indicate
that 0.164 acres of the wetland will be filled. A mitigation plan must
be approved prior to any fill on the site.
Access: Access to the site will be via extensions of Fox Tail Trail and
Wild Horse Circle to the east and west of the site.
1:\03 files\03 subdivisions\03 prelim plat\the wilds 6th\wilds 6th cc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
2020 Comprehensive Plan Desi2nation: This property is designated
for R-L/MD uses on the 2020 Comprehensive Plan Land Use Map.
Zonin2: The property is zoned R-1.
PROPOSED PLAN:
Lots: The preliminary plat consists of 12.25 acres to be subdivided
into 25 lots for single family residential development, and 1 outlot.
The proposed lot areas range from 11,997 square feet to over 21,000
square feet (net area).
The required minimum lot area in the R-1 district is 12,000 square feet
(net any wetlands or ponds). Lot 8, Block 2, as shown on the proposed
plat, does not meet this requirement and must be resized to meet the
minimum net area.
The required lot width in the R-1 district is 86' at the front building
line, which is a line drawn at the minimum 25' setback line. Lot 7,
Block 2, scales at 80' of width at the building line. This is inconsistent
with the ordinance requirements and the lot must be adjusted to meet
the minimum width.
The plat also includes one outlot. Outlot A, located on the west side of
the plat, is an extension of the ponding and wetland area located in The
Wilds South.
Streets: This plan proposes three new public streets. The first street,
labeled Wild Horse Pass, is a through street extending 350' from Wild
Horse Circle in The Wilds 5th Addition to Wild Horse Circle in The
Wilds South. This street provides access to 8 lots. This preliminary
plat realigns a portion of the existing street in The Wilds South, and
will require vacation of a portion of the platted road. This realignment
will also require the relocation of existing utilities. In addition, the
name of this street should be changed so it is consistent with the
existing streets.
A new segment of Fox Tail Trail is also platted as a part of this
subdivision. The new portion of the street will extend 330' from the
Wilds 5th Addition to The Wilds South, and will provide access to 9
lots.
The third new street is a 400' long cul-de-sac called Wild Stallion
Court, and is located on the north side of Wild Horse Pass. This cul-
de-sac provides access to 8 lots.
1:\03 files\03 subdivisions\03 prelim plat\the wilds 6th\wilds 6th cc.doc
Page 2
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All of the new streets are local residential streets, and are designed
with a 50'wide right-of-way and a 32' wide surface.
The plat also dedicates 70' of right-of-way for CSAH 82. Scott
County has requested dedication of 75' of right-of-way from the
centerline ofthe existing road.
Sidewalks/Trails: There are no sidewalks or trails located within this
development.
Parks: There is no new parkland located in this plat. The closest park
is located along Wilds Parkway to the north. Parkland dedication
requirements will be satisfied by a cash dedication of $2,670.00 per
unit. This fee was adopted by the City Council on April 7, 2003.
Sanitary SewerlWater Main: Sanitary sewer and water main will be
extended from the existing lines located in Wild Horse Circle and Fox
Tail Trail.
Storm Sewer: The storm sewer on this site is designed so that the
new streets drain to culverts, which are then connected to existing
storm sewer pipes in the subdivisions to the east and west. Storm
sewer is also extended so that some of the area will drain into the
existing wetlands.
Tree Replacement: The developer has submitted a Tree Inventory
and Removal Plan that identifies 385 caliper inches of significant trees
on the site. The Zoning Ordinance allows a total of 25% of the caliper
inches of significant trees to be removed for the development of roads,
utilities and drainageways, and the removal of an additional 25% of
the significant caliper inches for building pads and driveways. The
number of significant inches removed over and above these
percentages must be replaced at a rate of Yz" for each inch removed.
This plan proposes to remove 26.5% of the caliper inches of
significant trees for roads and utilities and 48.1 % for building pads and
driveways. Based on these calculations, a total of 38 2 ~ caliper inch
trees are required. The landscaping plan submitted identifies the
replacement trees. A Letter of Credit will be required as part of the
development contract for the replacement trees.
Landscape Plan: The Subdivision Ordinance requires two front yard
subdivision trees per lot. Comer lots require at least 4 trees. This plat
requires a total of 54 subdivision trees. The developer has submitted a
landscaping plan identifying a total of 46 trees. The plan must be
revised to note at least 2 front yard trees per lot and that comer lots
require at least 2 trees per frontage.
1:\03 files\03 subdivisions\03 prelim plat\the wilds 6th\wilds 6th cc.doc
Page 3
Finance/Assessment Fee Review: This development is subject to a
collector street fee, a stonn water management fee, a parkland
dedication fee, and a trunk sewer and water charge. These fees are
outlined in the attached memorandum from the Finance Director.
The Issues: Revisions to the preliminary plat are required in order to
meet minimum ordinance requirements. In addition, the plans for the
wetlands, the stonnwater runoff, and the streets and utilities must be
refined to meet City ordinance and the Public Work Design Manual
requirements. The applicant has submitted revised plans in order to
address the Engineering comments, which are being reviewed by the
City Engineering Department.
None of the required revisions will affect the general design of this
subdivision.
Conclusion: The Planning Commission concluded the proposal met
the requirements for a preliminary plat, subject to the following
conditions:
1. All lots must be designed to meet the minimum lot area, net any
wetlands or ponds, and the minimum lot width at the front building
line. This condition specifically applies to Lots 7 and 8, Block 2,
of the preliminary plat.
2. A Wetland Replacement Plan application, along with a wetland
delineation report, must be submitted to the City for review and
permitting prior to any grading on this site. The plan must be
consistent with the requirements of the Subdivision Ordinance.
3. The comments in the City Engineer's memorandum, dated April 7,
2003, pertaining to hydrologiclhydraulic, water quality, grading,
sanitary sewer, watermain and streets must be addressed with the
final plans. All utilities and roads must be constructed in
conformance with the Public Works Design Manual.
4. Scott County has requested the developer provide 75' of right-of-
way from the centerline of the road for CSAH 82.
5. Revise the landscaping plan to include the proper number of
subdivision trees (2 per front yard and 4 per corner lot).
6. Change the street name of Wild Horse Pass to Wild Horse Circle.
7. Provide a copy of the approved Watershed District permit for this
site prior to any grading.
8. The property owner must submit a petition for the vacation of Wild
Horse Circle prior to the final plat approval.
1:\03 files\03 subdivisions\03 prelim plat\the wilds 6th\wilds 6th cc.doc
Page 4
FISCAL IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
BudJ!et Impact: The construction of new dwellings will provide
additional tax base to the City.
The City Council has three alternatives:
1. Adopt a resolution approving the Preliminary Plat for this
development subject to the listed conditions with the finding that
the preliminary plat is consistent with the intent and purpose ofthe
Comprehensive Plan and the Zoning and Subdivision Ordinances.
2. Deny the Preliminary Plat on the basis it is inconsistent with the
purpose and intent of the Zoning and Subdivision Ordinances
and/or the Comprehensive Plan. In this case, the Council should
direct the staffto prepare a resolution with findings of fact for the
denial ofthis request.
3. Defer consideration of this item for specific reasons.
Staff recommends Alternative #1.
A motion and second to approve a resolution approving the Preliminary
Plat to be known a he Wilds 6th Addition, subject to the listed
co itions.
1:\03 files\03 subdivisions\03 prelim plat\the wilds 6th\wilds 6th cc.doc
Page 5
RESOLUTION 03-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"THE WILDS 6TH ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on April 14, 2003 to
consider an application from Shamrock Development for the preliminary plat of The
Wilds 6th 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 The Wilds 6th Addition for the record at
the public hearing conducted by the Planning Commission; and
WHEREAS: The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS The Prior Lake City Council considered an application for preliminary plat approval of
The Wilds 6th Addition on May 5, 2003; and
WHEREAS: The City Council has the authority to impose reasonable conditions on a preliminary plat
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR
LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat of The Wilds 6th Addition is approved subject to the following conditions:
1) All lots must be designed to meet the minimum lot area, net any wetlands or ponds, and the
minimum lot width at the front building line. This condition specifically applies to Lots 7 and 8,
Block 2, of the preliminary plat.
2) A Wetland Replacement Plan application, along with a wetland delineation report, must be
submitted to the City for review and permitting prior to any grading on this site. The plan must be
consistent with the requirements of the Subdivision Ordinance.
3) The comments in the City Engineer's memorandum, dated April 7, 2003, pertaining to
hydrologic/hydraulic, water quality, grading, sanitary sewer, watermain and streets must be
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
1:\03 files\03 subdivisions\03 prelim plat\the wildlARt~~I!~M~TUNITY EMPLOYER Page 1
addressed with the final plans. All utilities and roads must be constructed in conformance with the
Public Works Design Manual.
4) Scott County has requested the developer provide 75' of right-of-way from the centerline of the
road for CSAH 82.
5) Revise the landscaping plan to include the proper number of subdivision trees (2 per front yard
and 4 per corner lot).
6) Change the street name of Wild Horse Pass to Wild Horse Circle.
7) Provide a copy of the approved Watershed District permit for this site prior to any grading.
8) The property owner must submit a petition for the vacation of Wild Horse Circle prior to the final
plat approval.
Passed and adopted this 5th day of May, 2003.
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
YES NO
{Seal} Frank Boyles, City Manager
1:\03 files\03 subdivisions\03 prelim plat\the wilds 6th\plat res.doc
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DATE: April 7, 2003
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, City Engineer
cc: Bud Osmundson, Public Works Director
RE: Wilds 6th Addition (City Project #03-38)
The Engineering Department has reviewed the preliminary plat for the subject project
and we have the following comments:
Wetlands
1. Wetland fill and mitigation is proposed on site. A Wetland Replacement Plan
application, with wetland delineation report, must be submitted to the City for
review and permitting.
2. Wetland buffer widths must be shown on the plans.
3. A minimum buffer of 20' (average buffer of 10') must be provided around the
wetland between Lot 4 and 5 on Block 2.
4. All storm water must be treated prior to discharge into wetlands.
Hvdroloaic/Hvdraulic. Water Quality, and Gradina Comments
1. 3-foot sumps must be constructed as the last structure that is road accessible
prior to discharge to any water body.
2. Emergency overflow and overland drainage swales must be located within
drainage easements.
3. Use a 2.8" rainfall event for the 2-year storm in the HydroCAD model.
4. Provide NURP treatment calculations for the treatment ponds with final plans.
5. The erosion control notes should be changed to indicate that erosion control
blanket will be installed immediately after grading on all slopes greater than or
equal to 4:1. These areas must also be depicted on the plan.
6. The erosion control notes must be changed to indicate that MnDOT seed mix
25B will be used for all ponding areas.
7. Show the location of the rock construction entrance on the plans.
.. 8. Provide storm sewer profiles and calculations with the final plans.
L:\03 Files\03 Subdivisions\03 Prelim Plat\The Wilds 6th\eng review2.DOC
9. There are a number of areas where there are steep slopes between lots. The
slope in these areas should not exceed 3: 1.
10. The slope of storm sewer pipe discharging near Wetland 1 should be lowered to
reduce velocity at the outlet.
11. There are 952 and 954 contours missing in the vicinity of the overflow from Pond
12. These contours should be shown on the grading plan.
12. The existing outlet pipe specified for Wetland 1 in the basin summary table does
not match the outlet shown in the existing HydroCAD model.
13. Confirm the existing outlet information for Wetland 2. The invert is shown to be
946.2 in the summary table. However, this outlet information does not appear to
correspond to the information shown on Sheet 2 (Existing Conditions).
14. It appears as though the NWLs for Wetlands 1 and 2 are at an elevation where
there is no storage below the outlet invert. Verify if this is the case.
15. The HWL for Pond 4 in the Proposed HydroCAD model exceeds the available
storage depicted on the grading plan.
16. In the HydroCAD model, Pond 1 P is routed through Pond 2P before discharging
into Pond 5P. On the grading plan Pond 1 P is shown discharging directly into
Pond 5P. To correct this, the model could be rerouted so that Pond 1 P
discharges directly into Pond 5P as the water is already treated and does not
need to be routed through the treatment cell.
17. Please identify where the additional 18" pipe discharging out of Pond 12 is
located on the plan.
18. In the HydroCAD model, Pond 13 appears to outlet 3.7 ft higher than the plan
would seem to indicate. Please clarify where Pond 13 outlets to on the plan. The
outlet velocity for this pond also exceeds 4 fps.
19. There appears to be a utility conflict where the storm sewer crosses the water
main on Fox Tail Trail.
20. There appears to be a utility conflict where the storm sewer crosses the water
main on Wild Stallion Court.
21. The garage location on Lot 9, Block 2 should be moved to the high side of the lot.
22. Revise the wetland impact and wetland buffer area symbols so they are easily
distinguishable.
Sanitary Sewer
1. The existing sanitary sewer in Wilds South must be realigned on the west side of
Wilds 6th to be under the Wild Horse Pass centerline. Add a manhole at approx,
Station 10+20.
2. Add a manhole at approx. Station 7+50 to keep the sanitary sewer on the Wild
Horse Pass centerline.
"
2
3. Add a manhole at approx. Station 9+50 to keep the sanitary sewer on the Fox
Tail Trail centerline.
4. Show all proposed drainage and utility easements on the plans.
5. Show the invert elevation of the existing manholes that the new sewer will be tied
into.
6. Show services on the plans.
Watermain
1. Adjust the water main locations in areas the sewer is redesigned to maintain a
10' separation with the sanitary sewer.
2. Relocate the curb box on Lot 2, Block 3.
3. Add a note to address curb and street repairs on existing Wild Horse Pass at the
water main connection.
4. Adjust the hydrant location on Wild Stallion Circle. There appears to be a conflict
with the proposed driveway location on Lot 7, Block 2.
Streets
1. Per the Public Works Design Manual, the minimum street grade allowed is 1 %. It
appears the Fox Tail Trail grades could be adjusted to meet this requirement.
2. The City requires concrete valley gutters across street and driveway intersection
with overland cross drainage with a grade less than 1 %.
We will complete a more detailed review of the streets and utilities when plan and
profiles are provided.
"
3
'"
SCOTTT COUNTY PUBLIC WORKS DIVISION
l~tt
HIGHW A Y DEPARTMENT . 600 COUNTRY TRAIL EAST . JORDAN, MN 55352-9339
(952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
BRADLEY J. LARSON
COUNTY HIGHWAY ENGINEER
March 28, 2003
Jane Kansier
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat - Wilds 6th Addition
Dear Jane:
We have reviewed the preliminary plat and have offer the following comments:
. The County is planning to reconstruct CSAH 82 to a four-lane divided roadway in 2004-2005, in accordance
with our five-year CIP. To accommodate a four-lane divided roadway, a minimum of75 feet ofright-of-way
from centerline should be dedicated. The applicant is showing a varying right-of-way dedication between 70
t075 feet. We request 75 feet of right-of-way from centerline.
. The driveway to the existing home shall be completely removed from the right-of-way and graded to match the
existing ditch. The driveway access onto CSAH 82 shall be removed before any construction work begins. No
construction vehicles shall be permitted to use the driveway or the ditch to access the development.
. The landscaping plan proposes planting of trees along the edge of the CSAH 82 right-of-way. Any grading that
the County may need to do outside the right-of-way during reconstruction may interfere with any installed
landscaping. Therefore, we recommend that these trees be installed only after the CSAH 82 reconstruction.
. Any change in drainage entering the County right-of-way shall require detailed drainage calculations to be
submitted to the County Engineer for review and approval.
. No berming, landscaping, ponding, or signage shall be permitted in the County right-of-way.
. Any work within the County right-of-way shall require a utility permit.
. Noise issues will arise as traffic levels increase on CSAH 82. Noise attenuation is the responsibility of the City
and developer.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
~
Craig Jenson
Transportation Planner
.
Email: Sue McDermott, City Engineer
INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
. PLANNING/ENGINEERING
Ralph Teschner, Finance Director
WILDS 6TH ADDITION - Perliminary
(assessment/fee review)
April 29, 2003
A 12.25 acre parcel comprising PIN #259340150 is proposed to be developed as The Wilds 6th
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:
Park Dedication
Collector Street Fee
Stormwater Management Fee
Trunk Sewer & Water Fee
$2670.00/unit
$ 1500.00/acre
$2943.00/acre
$3500.00/acre
The application of applicable City development charges would generate the following costs to
the developer based upon a net lot area calculation (includes Outlot A, ~owever Lots 1 & 2 Bloc~
13 may need to be adjusted if previously included in Wilds SouthV of 8.51 of single family units as
provided within the site data summary sheet of the preliminary plat description:
Cash Park Dedication:
25 units @ $2670.00/unit = $66,750.00
Collector Street Fee:
8.51 acres @ $1500.00/ac = $12,765.00
Storm Water Mana2ement Fee:
8.51 acres @ $2943/ac = $25,045.00
Trunk Sewer & Water Char2e:
8.51 acres @ $3500.00/ac = $29,785.00
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.
H:\SPLITS\Wilds6.DOC
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Planning Commission Meeting
April 14, 2003
· Stamson pointed out a previous variance request and how this amendment would
allow more than a variance. With this ordinance the applicant could have gotten
around it.
ended looking at the insurance issue.
Lemke:
. Questioned if ere was a legal building envelop that would a omplish this.
Kansier said ift criteria were put in the ordinance and if s meone does not
agree with the dec ion they could appeal.
. Questioned if someo e came in owning a 3 season cabi and would like to rebuild
to a permanent home. ansier said they would com n with a variance request to
demolish the existing s cture and build a new sture. It would probably be
viewed as a reasonable us but to make it bigge would be another issue.
out as much subjectivity as possible
e that everyone can work with.
Ringstad:
. Agreed - Sounds like we're tryi to t
and have some very subjective Ian
MOTION BY CRIEGO, SECOND BY ON, ASKING STAFF TO TAKE A
LOOK AT THE CURRENT DRAFT RDIN CE TO INSURE THAT 25 FEET IS
CHANGED AS PREVIOUSLY N ED; STUD THE DEFINITION OF "BLUFF"
VERSUS "THE BLUFF"; INV TIGATE THE IN CE ISSUE TO SEE IF OUR
CURRENT ORDINANCE OWS PAYMENT 0 HE INSURANCE COMPANY
IN CASE THERE IS D GE TO THE HOME; TO T CORRECTIVE VERBIAGE
TO ENSURE THE DE TION OF ADDITION TO M ADDITION TO THE
CURRENT STRUC , NOT NECESSARILY REPLA MENT OF THE
STRUCTURE. C TINUE THE HEARING TO THE NEX EETING, APRIL 28,
2003.
ted out the insurance issue cannot be added to the ordin ceo Staff wi11100k
Vo taken indicated ayes by all. MOTION CARRIED.
:X
B. Case #03-22 Shamrock Development is requesting consideration for a
Preliminary Plat to be known as The Wilds 6t\ consisting of 12.25 acres to be
subdivided into 25 lots for single family residential development.
Planning Coordinator Jane Kansier presented the Planning Report dated April 14, 2003,
on file in the office of the City Planning Department.
Shamrock Development has applied for a Preliminary Plat for the property located on the
north side of CSAH 82, west of The Wilds 5th Addition and east of The Wilds South.
L:\03 Files\03 Planning Comm\03pcMinutes\MN04l403.doc 6
Planning Commission Meeting
April 14, 2003
This property is the Christianson property. The preliminary plat consists of 12.25 acres
to be subdivided into 25 lots for single family residential development.
Revisions to the preliminary plat are required in order to meet minimum ordinance
requirements. In addition, the plans for the wetlands, the stormwater runoff, and the
streets and utilities must be refined to meet City ordinance and the Public Work Design
Manual requirements. None ofthese revisions however, will affect the general design of
this subdivision. The preliminary plat can proceed to the City Council subject to
conditions. Staff recommended approval to the preliminary plat subject to the following
conditions:
1. All lots must be designed to meet the minimum lot area, net any wetlands or ponds,
and the minimum lot width at the front building line. This condition specifically
applies to Lots 7 and 8, Block 2, of the preliminary plat.
2. A Wetland Replacement Plan application, along with a wetland delineation report,
must be submitted to the City for review and approval prior to any grading on this
site. The plan must be consistent with the requirements of the Subdivision
Ordinance.
3. The comments in the City Engineer's memorandum, dated April 7, 2003,
pertaining to hydrologic/hydraulic, water quality, grading, sanitary sewer,
watermain and streets must be addressed with the final plans. All utilities and
roads must be constructed in conformance with the Public Works Design Manual.
4. Provide 75' of right-of-way from the centerline of the roadfor CSAH 82.
5. Revise the landscaping plan to include the proper number of subdivision trees (2
per front yard and 4 per corner lot).
6. Change the street name of Wild Horse Pass to Wild Horse Circle.
7. Provide a copy of the approved Watershed District permit for this site prior to any
grading
8. The property owner must submit a petition for the vacation of Wild Horse Circle
prior to the final plat approval.
An additional condition is for the vacation of Wild Horse Circle.
The developer notified staffthat he would not be able to come to the meeting.
Criego questioned trails and sidewalks. Kansier responded - there are trails and
sidewalks along Wilds Parkway.
There were no comments from the public.
Comments from the Commissioners:
Ringstad:
· This parcel is surrounded on all three sides by residential housing and this looks
like a natural fit.
· Support with the 8 recommendations.
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 7
Planning Commission Meeting
April 14, 2003
Criego, Lemke, Atwood and Stamson:
Agreed with staff and supported the proposal.
MOTION BY RINGSTAD SECOND BY ATWOOD, RECOMMENDING APPROVAL
OF THE PRELIMINARY PLAT SUBJECT TO STAFF'S CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on May 5, 2003.
6. Old Business:
A. Cas #03-09 Julie David is requesting an appeal to t
Administrato 's decision to deny a building permit for th
Pixie Point.
Zoning
roperty located at 14958
Planner Cynthia Kir off presented the Planning Repo
the office of the City anning Department.
Julie David is appealing t . decision, as provided for in Section
1109.300 of the Zoning Or ance, to deny abiding permit for the construction of an
addition to an existing single ily dwellin ocated in the bluff impact zone on property
located at 14958 Pixie Point Circ NE.
ission tabled this item, upon request of the
appellant, to allow the appellant addi . I time for preparation. The Planning
Commission closed the public he . g an abled the appeal again on March 24, 2003, so
that staff could review the additio al materi submitted after the Planning Commission
report was drafted and distribut .
To reiterate, based upon the. luff definition and tli' City's past interpretation ofthe bluff
top of bluff is located a he 951/952 foot contour, which
would place the existin welling and all but a small rtion of the proposed addition
within the bluff impac zone.
As a means of pro ding an impartial second opinion on the etermination oftop of bluff,
the City employ a consultant engineer, who verified that th op of bluff extends
through the ex' ting garage or is at the 952 foot contour. This i pproximately the same
location as s fr s calculation.
Therefor , the addition is in the bluff impact zone and neither a buH g permit nor
varianc can be granted, pursuant to the zoning ordinance and Minnesota State Rules.
The Department of Natural Resources (DNR) confirmed this interpretation.
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 8