HomeMy WebLinkAbout5A - Echo Subdivision Preliminary Plat
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
ISSUES:
DISCUSSION:
STAFF AGENDA REPORT
5A
DEB GARROSS, DRC COORDINATOR
PUBLIC HEARING TO CONSIDER PRELIMINARY PLAT OF THE
ECHOS
AUGUST 2,1993
The purpose of this public hearing is to consider approval of the
preliminary plat of The Echos. Applicant, John C. Andren will be
represented by Consultant, Ed Hasek, from Dahlgren, Shardlow
and Uban.
The subject site consists of 2.73 acres of land zoned R-1, Urban
Residential and located within the Shoreland District. The property
is a lakeshore lot located north of the lake of Prior Lake and east of
the easterly terminus of Beach Street. The site is legally described
as Lot 5, Meadow Lawn. The application is to replat Lot 5, into
three lots for single family residential development. See attached
Planning Report and submittals for details related to the preliminary
plat.
The plat is a relatively straight forward subdivision. There are two
issues which must be decided by the City Council relative to the
proposed preliminary plat:
1. Should there be a road connection through the site to
provide immediate access from Beach Street to adjacent
properties to the north and east.
2. Should proposed Lot 3, indicate future replat possibilities
for an additionallakeshore lot.
The City Council has emphasized the importance of providing
neighborhood street and pedestrian connections to link
neighborhoods of the City. The purpose of the Subdivision
Ordinance is to provide for the orderly development of the
community and extension of public utilities to adjacent parcels. The
subdivision review process allows the City to explore alternative
designs for the orderly delivery of public services and access
corridors.
-1-
4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY E..\1PLOYER
ALTERNATIVES:
The responsibility of the ORe was to explore road and access
alternatives for the land locked parcels located within the Meadow
Lawn plat. Please note that Meadow Lawn was platted In 1918
with no public or private roads dedicated within the plat. The
purpose of reviewing alternative access routes was to examine
possible options in order to avoid creating hardship to area property
owners. Unfortunately, the Meadow Lawn properties were platted
with no public access therefore, the hardship relates back to the
creation of the subdivision. The Draft 2010 Comprehensive Plan
contemplates a local road system for the lots within Meadow Lawn
which connects Beach Street to Shore Trail. The objective is to
provide local access roads to be connected by future Carriage Hills
Parkway.
The developer was requested to provide access alternatives to
accomplish the the objective. Three alternatives were provided and
are attached in the narrative provided by the developer. A through
street would require extensive alteration of the site in terms of
filling, excavating steep slopes and clearing heavily wooded areas
on the eastern portion of the plat. The applicant demonstrated that
other opportunities exist to seNe adjacent parcels with a local road
system connecting Carriage Hills Parkway with properties to the
north, west and east.
The second issue relates to future subdivision possibilities for
proposed Lot 3. The lot is quite large, consisting of 63,700 square
feet. It appears that there is a possibility to fill, and create an
additional building pad on the southerly "pan handle" of proposed
Lot 3. Staff anticipates the possibility that some future owner may
request to develop an additional lot in this area. The issue is that
there is potential for a building pad yet the cul-de-sac design
proposed would not provide public access to a future lot, therefore
there is a Iiklihood that a variance situation could arise.
The Zoning Ordinance requires lakeshore lots to have 90' of
frontage on a public road. There is potential for a future owner to
request administrative subdivision and variance to create an
additional lake shore lot on the southerly part of proposed Lot 3. The
Council will need to determine if the preliminary plat should
consider future subdivision potential, public access and building
pad location for proposed Lot 3. In the event that subdivision
potential is determined, the aplicant sould be requested to provide
a plan for public access and revised grading permit at this time, to
address platting issues. An alternative would be to consider a
variance application for a flag lot during the preliminary plat public
hearing process.
1.
2.
Approve the preliminary plat as requested.
Approve the preliminary plat with changes as directed by
the City Council.
-2-
3. Table or continue the public hearing for specific reasons.
4. Deny the preliminary plat citing specific facts and findings
indicating the proposal is Inconsistent with the Subdivision,
Zoning Ordinances and Comprehensive Plan.
RECOMMENDATION: Alternative #1 or #2, as per Council discussion.
ACTION REQUIRED: A motion to adopt Resolution 93-65 approving the preliminary plat
of The Echos.
'SU1OC1'
-3-
RSQ366
RESOLUTION 93-65
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO APPROVE THE
PRELIMINARY PLAT OF THE ECHOS.
MOTION BY:
SECOND BY:
\VHEREAS,
the City Council held a public hearing on the 2nd day of August, 1993 to
consider a petition submitted by John C. Andren to approve the
Preliminary Plat of The Echos; and
WHEREAS
Notice of the public hearing on said motion has been duly published and
posted in accordance with the applicable Minnesota Statutes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA, that it should and hereby does approve the Preliminary Plat of The Echos subject
to the following:
1. Sewer. water, street and storm water plans should be revisea and submitted acceptable to
the City Engineer.
2. All lots must contain 90' of lot width at the front setback line and 75' of width at the 904
contour line. The preliminary plat should indicate the lot width measured at the 904 and
25' front yard setback line.
3. Utility and drainage easements be provided along lot lines, for any public improvements
and for the drainage low area on Lots 2 and 3.
4. A site construction plan should be provided.
5. Utility service lines per City policy are to be installed to the utility and drainage easement
lines.
6. The culvert shown to drain Lot 1 under Lot 2 driveway should be eliminated. Drain Lot 1
area to storm sewer pipe. Convert to storm sewer system. Manhole by Beach Street has
an invert elevation of 902.40.
7. Developer should provide 100 year flood elevation for low area and survey elevation of
emergency overflow of this area.
8. Developer should provide an additional easement on Lot 3 for emergency overflow
spillway of the low area on Lot 3.
4629 Dakota S1. S.E., Prior Lake, Minnesota 55372 I Ph. (612) 447.4230 I Fax (612) 447.4245
AN EQUAL OPPORTUNITY EMPLDYER
9. A planting concept plan addressing tree planting requirements of Section 6-7.1 of the
Subdivision Ordinance should be submitted. acceptable to the City Planning Director.
10. Fill is permitted as part of a development project in areas above 904 provided a grading
permit is obtained from the City of Prior Lake. Fill must be protected from erosion by
vegetation or other methods. Filling permits and Building permits proposed within the
Flood plain district must be filed in duplicate with the City which will forward one copy
to the DNR for review and comment.
11. Low floor elevation is 909. Finished fIll elevation on each proposed lot shall be at least
at elevation 908, measured 15' beyond the limits of any structure. A grading, drainage
and erosion control plan should be submitted acceptable to the City Engineer and DNR.
12. All proposed lots must contain a building pad at or above elevation 909. The grading
plan should be revised anticipating future removal of the existing home on Lot 2, and
showing a future grading plan consistent with provisions of the Flood Plain Ordinance.
13. All public utilities and facilities such as gas, electric, sewer, water located within the
flood plain at an elevation lower than 909 shall be flood proofed in accordance with the
State Building Code or elevated above 909.
Passed and adopted this 2nd day of August, 1993.
YES
NO
Andren
Fitzgerald
Kedrowski
Scott
White
Andren
Fitzgerald
Kedrowski
Scott
White
Frank Boyles
City Manager
City of Prior Lake
{ Seal }
.SUIOCC"
SUBJECT:
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
PLANNING REPORT
ECHOS ADDITION PRELIMINARY PLAT PUBLIC
HEARING
DEB GARROSS, DRC COORDINATOR
..x. YES _NO
AUGUST 2,1993
The Prior Lake Development Review Committee (DRC) received and application for subdivision from
John C. Andren, 4880 Chatonka Beach Trail. Prior Lake. The applicant is represented by Ed Hasek, of
Dahlgren, Shardlow and Uban, Inc. The request is to replat approximately 2.7 acres of R-1/S-D land into
three lots as proposed on the attached preliminary plat. The subject site is a lot of record, legally
described as Lot 5, Meadow Lawn.
The subdivision is being processed according to Section 6-3-1: Abbreviated Subdivision Process of
Subdivision Ordinance 87-10. This process permits the City Council to hold the public hearing provided
the subdivision will create six or fewer lots, all utilities are available to the site, and the subdivision will not
interfere with proper development of adjacent properties.
SUBJECT SITE ANALYSIS:
See attached report "THE ECHOS A RESIDENTIAL SUBDIVISION" for detailed reference to the subject
site and development constraints. The proposal is to divide the 2.7 acre parcel into three lots: Lot 1 -
18,400 sq. ft.; Lot 2, 29,700 sq. ft.; and Lot 3, 63,700 sq. ft. The permitted density is 3.5 units per acre,
the proposed density is 1.1 unit per acre.
COMPREHENSIVE PLAN:
NATURAL FEATURES:
polley 1: Water recharge areas - ... shall be analyzed for purposes of preservation as potential wild life
habitat as well as to continue providing water purification and recharge areas for the lake of Prior Lake. If
the City Council determines that marsh areas serve the public in one or more of these functions then they
may require preservation in whole or in part. Marsh areas may be altered but only as a last resort to
implement a development plan after all other design options have been explored.
The applicant submitted a wetland delineation report which indicates that there are no wetlands
on site. The depression area located on proposed Lot 3, would be considered a wetland except
that the site has been mowed and the required vegetation does not exist to classify it as a
wetland protected by the Wetlands Conservation Act.
polley 5: Slopes _ Whenever possible, slopes of 20% or greater should not be disturbed and should be
retained as private or public open space.
The developer indicated that construction of a through road linking Beach Street to lot 4,
Meadow Lawn would require excavation of slopes in excess of 20%.
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 I Ph. (612) 447-4230 I Fax (612) 447-4245
AN EQUAL OPPORTUNITY E..\1PLDYER
LAND USE GOALS:
"To discourage scattered urbanization, the Cny plans to systematically promote sequential development
within the outlined neighborhoods. Areas now served by public sewer and water should be developed
first and undeveloped land will be opened for urbanization In a staged contiguous manner.-
Polley 12: Major Capito) Investments shall be reviewed closely each year to eliminate the possibility that
utilities will be extended In advance of actual need.
Polley 13: The City is committed to a policy of staged growth and will manage the extension of utilities In
areas which already include public services.
The proposed three lot subdivision is consistent with the objectives of the Comprehensive Plan.
The developer was requested to analyze possible road extensions to the north and east for
purposes of providing a connection to the adjacent parcels. (See page 3, of "THE ECHOS A
RESIDENTIAL SUBDIVISIOW for details). To provide a road connection through the site would
require: Extensive filling within the flood plain of Prior Lake (approximately 5 - 12 feet of fill);
alteration of steep slopes In excess of 20%; and clearing of woodlands on the eastern portion of
the subject site.
The developer demonstrated to the DRC that access can be accomplished via the extension of
Carriage Hills Parkway and local street system which is consistent with the Transportation Plan of
the Comprehensive Plan. The DRC determined that mitigating land alterations outweighed the
merits of a street connection in this case, because better opportunities exist to link neighborhoods
via development of adjacent properties to the north and east of the site.
ZONING ORDINANCE:
The proposed subdivision is consistent with the provisions of the Zoning Ordinance. Lot sizes range from
18,400 to 63,000 square feet. Lot 1 will likely be able to utilize setback averaging to locate the structure
between 50' and 75' of the 904 contour due to the existence of adjacent structures which are at variance
with the required 75' lake shore setback.
Proposed Lot 3 is extremely large consisting of approximately 63,000 square feet. The Zoning
Ordinance requirement for a lake shore lot is 15,000 square feet with 90' of frontage on a public
road and 75' of lot width at the 904 contour. It is likely that a Mure owner may request
subdivision of Lot 3 to create an additional lake shore lot. It would be prudent to consider
extension of the cul-de-sac further east to provide for the required frontage on a public road and
to serve a potential future lot. Determination of the future of Lot 3 should be made at the time of
preliminary plat to avoid potential variance requests to create a flag lot or an additional lake shore
lot with no public frontage nor access.
All lots must contain 90' of lot width at the front setback line. The preliminary plat should indicate
the lot width measured at the 904 and 25' front yard setback line.
SUBDIVISION ORDINANCE:
STREETS: Section 6-6-2 Streets: states that "Except for cul-de-sacs, streets shall connect with existing
or dedicated streets and adjoining subdivisions or provide for future connections to adjoining
unsubdivided tracts or shall be a reasonable projection of streets in the nearest subdivision. Streets shall
be designed and located in relationship to existing and planned streets. Such design shall minimize the
negative effect on the environment and on public convenience and safety.-
The applicant has demonstrated that the cul-de-sac proposed will minimize negative effects on
the environment. In addition, alternative street designs have been submitted indicating access
options using local streets and Carriage Hills Parkway which will provide adequate street
connections to adjoining unsubdivided tracts. The Ordinance states that streets shall provide for
future connections to adjoining unsubdivided tracts however, cul-de-sacs are specifically
excepted from this provision. The DRC found that the proposal is consistent with the objectives of
the Subdivision Ordinance relative to streets, utilities, and storm water ponds.
Staff has been contacted by owners of adjacent Lot 4, who are Interested In developing but
cannot without access to a public street. It Is their desire that access be provided via The Echo.
to their western property Une. The CooneR should note that the Meadow Lawn plat was
subdivided In 1918 Into six land locked lots. The plat contains no public or pr1vate streets, but
only a private easement which provides access to C.R. 42. The Council will need to determine If
Beach Street should be extended through the subject site to provide Immediate access to lot 4,
or approve the subdivision as proposed, anticipating access to be provided at a future date when
adjacent properties to the north and east develop.
SUBDIVISION DESIGN FEATURES:
Sewer, water. street and storm water plans should be revised and submitted acceptable to the
City Engineer including but not limited to:
1. Utility and drainage easements be provided along lot lines, for any public Improvements
and for the drainage low area on lots 2 and 3.
2. Site construction plan to be provided.
3. Utility service lines per City Policy are to be Installed to the utility and drainage easement
lines.
4. Eliminate culvert to drain lot 1 under lot 2 driveway. Drain lot 1 area to storm sewer
pipe. Convert to storm sewer system. Manhole by Beach Street has an Invert elevation
of 902.40.
5. Developer should provide 100 year flood elevation for low area and survey elevation of
emergency overllow of this area.
6. Developer should provide an additional easement on lot 3 for emergency overllow
spillway of the low area on lot 3.
A planting concept plan which, in general terms, addresses tree planting requirements of Section
6-7-1 of the Subdivision Ordinance has not been submitted with the application. The plan shall
be drawn at the same scale as the preliminary plat and should include such elements as the
name, size and approximate location of proposed subdivision trees.
PARK DEDICATION: The subject site is a replat of an existing lot of record therefore, no park dedication
is required.
ASSESSMENT REVIEW:See attached memo from Ralph Teschner dated July 19, 1993. The storm
water management fee of $13.792.80 and Collector Street Fee of $1.316.00 dollars will be collected as
part of the developers agreement for the final plat of The Echos.
FLOOD PLAIN ORDINANCE:
The developer indicated that approximately 90% of the site is located in the Flood plain of Prior lake.
below elevation 909. Grading, filling and construction between elevations 904 and 909 are regulated by
the Flood Plain Ordinance.
Fill is permitted as part of a development project in areas above 904 provided a grading permit is
obtained from the City of Prior lake. Fill must be protected from erosion by vegetation or other
methods. Filling permits and Building permits proposed within the Flood plain district must be
filed in duplicate with the City which will forward one copy to the DNR for review and comment.
low floor elevation is 909. Finished fill elevation on each proposed lot shall be at least at
elevation 908, measured 15' beyond the limits of any structure. Filling the site to meet the Flood
plain Ordinance may be difficult considering the existence of a structure below the 909 elevation
on proposed lot 2. It is likely that the developer will need to meet with the City Engineer and
DNR to accomplish a grading, drainage and erosion control plan.
All proposed lots must contain a building pad at or above elevation 909.
All public utilijies and facilijies such as gas, electric, sewer, water located wijhin the flood plain at
an elevation lower than 909 shall be flood proofed in accordance wijh the State Building Code or
elevated above 909.
INTEROFFICE MEMORANDUM
Date:
Planning
Ralph Teschner, Frnance Director
TIIE ECHOS
(assessment review)
July 19. 1993
&/
TO:
FROl\-I:
RE:
PIG Lot 5 Meadow Lawn (PIN #25 1350050) was served with water and sewer utilities in 1982
under Project 82-3. The property was assessed 282' of frontage and 2.53 acres which is
equivalent to 100% assessment for this parcel.
All past applicable deferred assessments have been called and distributed against the land. The
tax status of the property is in a current state with no outstanding delinquencies. The balance of
special assessments remaining are detailed as follows:
Legal Description
PIN Number
Code Type
Amount
PIG Lot 5
Meadow Lawn
25 135 005 0
73 Paving
74 S&W
$1.778.40
$26,471.38
Based upon a preliminary lot count of 3, a unit assessment redistribution for paving would be
$592.80 per lot. These assessments have a remaining term of three (3) years. The unit amount for
water and sewer would be $8,823.79 per lot and would be re-certified for a period of 13 years.
In addition to these assessments. the subdivision would be subject to the following development
fees to be collected upon approval of the administrative lot split:
Trunk Water & Sewer Charge:
-0-
Storm Water Management Fee:
82,100 sf @ 16.8/sf = $13,792.80
Collector Street Fee:
1.88 ac. @ $700.00/ac = $1,316.00
* Because a residential home exists on the one lot, the net lot area calculation is restricted
to the two (2) undeveloped lots.
4629 Dakota St. S.E.. Prior Lake, Minnesota 55372 / Ph. (612) 4474230 / Fax (612) 4474245
AN EQUAL OPPORTtJNfTY EMPLOYER
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N3me of Engineer: ::===::::==q ~ne:
Le9a1 Description of Property. -Lcl::S .I~ LtUU"
1Pi00C~.1/6 I"~ -V& W
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Present Zoning:
R.-1
Property Acreage:
If so, please attach.
Z, 73 VlcreS
Deed lEstrictions: N>-X- Yes
Has the Applicant previously sought to plat, rezone, cbtain a variance or
ro~ional use permit on the subject site or arrj part of it:
N>-A- Yes_ What was requested:
When :
prior Lake SJbdivision Ordinance and agree to prOl/ide the
work in accordance with the provisions of ~ ordinance.
7~h3
Date
7;?,hj
Date
THIS SECl'ION 'ID BE FILLED IN BY THE JlLANNIN; DIRmUR
Dr\TE CF ~
Dr\TE CF BFARINi
JlLANNIN; muwITSSIOO _APPlOlED
CITY OOUOCIL _APPIOJID
rorolTIONS:
DENIED
DENIED
Signature of the PlaJ'lllin3 Director
Date
THE ECHOS
A RESIDENTIAL SUBDIVISION
Mr. John Andren Property
July, 1993
DAHLGREi\:
SHARDl.o\ \'
J\l'\JD'UB:\~
CONSULTING PLANNERS
LANDSCAPE ARCHITECTS
300 FIRST AVENUE NORTH
SUITE 210 -
MINNEAPOLIS. MN SS40I
612.339.3300
Introduction! Action
On behalf of Mr. John Andren. we are pleased to submit this application for your review and
approval. The subject property is a 2.73 acre parcel located on the north shore of Prior Lake in
Prior Lake, Minnesota (figures 1 and 2). The action we are seeking from the City is Concept and
Preliminary Plat Approval under the Abbreviated Subdivision Process.
Owner I Applicant
The property is currently owned by Mr. John Andren. This application is being presented by Mr.
Andren for your review and approval.
Design Development Team
To date the following firms have been involved in the development of this proposal:
. Dahlgren. Shardlow and Uban, Inc. - Site Planning. Preliminary Plat
. Valley Surveying Co.. P.A. - Surveying
Existin2 Conditions
The subject property is a 2.73 acre parcel (as measured above elevation 904.0) located at the east
end of Beach Street (figure 1). Surrounding development is comprised on 50 foot-wide single-family
lots to the west and along the shoreline, large single family lots (3 acres plus) to the east, and
undeveloped land to the north. The existing single story residence on the property is centrally
located and set back 50 feet from the OHWL.
W etlandslDraina~
Approximately 1.0 acre of the central portion of the property lies below the 904 lake elevation and
appears on the National Wetlands Inventory as a designated wetland. However, a review of this
area by the Scott County SWCD found that it does not qualify as a wetland due to lack of sufficient
hydrophytic vegetation. The SWCD's report is included with this application. Much of the
surrounding area drains to either this depression or to a recently constructed ponding area off the
northwest comer of the property.
Floodplain
Elevation 909 is the flood elevation for Prior Lake and approximately 90 percent of the property lies
below this elevation. The two areas which are above the flood plain are located in the northwest
and southwest comers of the property.
Soils
The Scott County Soils Survey indicates that all of the soils found on the property are of the Terrill
and Hayden silt and sandy loam variety. These soils are generally suited for the development of
homes and roads.
Page 2
Vegetation
Mixed hardwood overstory vegetation covers the western 25 percent of the property and a small
strip along the eastern property line. Species of trees include oak. maple, basswood. elm and
boxelder. Spruce and cedar have been planted near the lakeshore to the west of the residence.
Utilities
Both city sanitary sewer and water are in place and available to serve this property. A 12 inch DIP
watermain, and a 15 inch RCP sanitary line extend along the western and northern property line,
from the end of Beach Street to the west. A storm sewer outlet extends from the newly constructed
storm pond to Prior Lake along the property's western boundary line.
Zoning/Comprehensive Plan
The property is currently zoned R-l, Urban Residential. The intent of this district is to provide low
density development in areas where utilities are available. The property also lies entirely within the
Shoreland District for Prior Lake which is classified as a General Development Waters lake.
The site lies within the North Shore Neighborhood as identified in the City's Comprehensive Plan.
This area of the City contains many depressions. slopes and woodlands guided for conservancy and
the area is slated for low density residential development.
No parldand areas have been identified on or adjacent to the property, and the City's thoroughfare
plan does not indicate any major roadways are planned to cross the property. However. Carriage
Hills Road is currently being planned as a collector which will cross from west to east and just north
of the property.
Proposed Development
This proposal is for the subdivision of 2.73 acres ofland into three single-family lots ranging in size
from 18,400 square feet to 63.000 square feet (figure 3). Lakeshore frontage would range from 90
feet to 132 feet at the building setback line. Total site density will be 1.1 units per acre.
AccessfBuilding Sites
Access to all three lots would be off an 85 foot extension of the cul-<le-sac at Beach Street. While a
residence currently exists on Lot 2, lots 1 and 3 would be available for new home construction. A
new home built on Lot 1 would have to maintain a setback equal to that of the existing homes to the
east and west (+ /- 54 feet). This lot can be built on with minimal filling within the 909 floodplain
elevation. The anticipated homesite for Lot 3 would be off of the lake and in the far northwestern
comer of the parcel. The amount of filling to occur within the floodplain would depend on the size
and configuration of the home.
U tit itiesfDrainage
Utilities are in place and available to all lots from the west and north property boundaries (figure 4).
With the exception of the lakeshore setback area. the entire property will drain to the low depression
in the center of the site. This location could potentially serve as a storm pond for other development
to the north and east as well.
Page 3
Timing
Mr. Andren is interested in constructing a new home for his family on Lot 1 in the fall of 1993. At
that time, all work necessary to take occupancy would be completed. This would include any
grading or utility extensions necessary for the existing home on Lot 2. Lot 3 will be marketed for
development by others.
Other Access Potential
An alternate access solution was discussed in our meeting with the DRC. This alternate addressed
the potential of a through street to extend easterly from Beach Street to connect with Shore Trail.
The purpose of this connection was to serve the future subdivision of other large lots within
Meadow Lawn and to provide a residential street along the shoreline.
We have studied this alternative and find that, while possible to construct. the deficits may outweigh
the benefits of pushing a roadway across this parcel and other parcels to the east (see Development
Concepts A-C).
First, extending Beach Street would require extensive filling within the floodplain. Preliminary
studies indicate that from 5 to 12 feet of fill would be required to construct the roadbed across the
depression on the site and still maintain a maximum eight percent slope on the street. The property
to the east rises across slopes in excess of 20 percent to an elevation of 946, some 50 feet above the
low point on the Andren parcel. To meet grade close to the foundation of the home on Lot 4.
Meadow Lawn, the elevation of the road at the home would have to be kept around 935. A
roadway with an eight percent grade would require 12 feet of fill and the removal of a swath of
woodlands nearly 100 feet wide. It would also make access to lots platted along the lakeshore
virtually impossible. In addition. the construction of a road across the depression on the Andren
property would require the filling of at least one acre of floodplain and reduce the potential of
stormponding in this area to nearly zero.
The construction of a cul~e-sac at the end of Beach Street would not adversely impact other
development in the area. The Knobb Hill project to the west will provide two outlets to Carriage
Hills Road for a projected 130 + 1- single-family units. Properties to the east can still be subdivided
and served by local streets in much the same way as if Beach Street were extended. In fact, the
subdivision of Lot 4 may in fact be better served by a cul~e-sac which would allow the grades on
that property to be dealt with in a more direct manor. Tree removal could be significantly reduced,
grading and flood plain filling minimized, and the potential for storm ponding retained.
Conclusions
We feel the plat we have prepared for the subdivision of this parcel fulfills the intent of the
ordinance and causes no significant impact on the natural systems affecting the property. The
subdivision as proposed will reduce grading and filling to a minimum, reduce the removal of
woodlands and trees to a minimum, and cause the least impact to other abutting properties. We
respectfully request your consideration of this project and ask that you approve this subdivision as
proposed.
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NOTICE OF SUBDIVISION PUBLIC HEARING
TO CONSIDER TIlE PRELIMINARY PLAT OF TIlE ECHOS
You are hereby notified that the City Council will hold a Public Hearing in the Prior Lake City
Council Chambers at 4629 Dakota Street S.E., on Monday, August 2, 1993 at 8:00 p.rn.
The purpose of the hearing is to consider the subdivision of the following legally described
property into three single family lots:
LEGAL DESCRIPTION:
Lot 5, Meadow Lawn Addition, according to the recorded plat thereof on fIle and of record in the
Office of the County Recorder in and for Scott County, Minnesota.
Or more commonly described as:
A 2.73 acre parcel located on the north shore of Prior Lake, east of the easterly terminus of
Beach Street.
If you desire to be heard in reference to this matter. you should attend this hearing. The City
Council will accept oral and or written comments. If you have questions regarding this matter,
contact the Prior Lake Planning Department at 447-4230.
M)dw/~
Deb Garross
Assistant City Planner
To be published in the Prior Lake American on July 17 and 24, 1993.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQCAL OPPORTUNITY EMPLDYER
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