HomeMy WebLinkAbout6B - West Edge Estates First Addition
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
STAFF AGENDA REPORT
68
DE8 GARROSS, DRC COORDINATOR
CONSIDER APPROVAL OF RESOLUTIONS 93-68 AND 93-69
APPROVING THE SCHEMATIC AND PRELIMINARY PUD AND
PRELIMINARY PLAT OF THE FIRST ADDITION TO WEST EDGE
ESTATES.
AUGUST 16,1993
The purpose of this hearing is to consider approval of the
schematic and preliminary PUD and preliminary plat of The First
Addition to West Edge Estates. Applicant, Louis Stassen will be
represented by Consultant, Ron Swanson from Valley Surveying.
See attached submittals and Planning Report for details related to
the application.
The plat is a relatively straight forward townhome development.
There are two issues which must be decided by the City Council
relative to the proposal:
1. Should there be a private or public road connection through
the site to connect 170th Street to future Simpkins Circle.
2. Should the application be considered a PUD in order to
provide a vehicle for the City Council to approve a private
street system according to Subdivision Ordinance Section
6-6-2(1)-Private Streets.
The purpose of the Subdivision Ordinance is to provide for the
orderly development of the community and extension of roads and
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. Section 6-6-2 (I) states that
Private streets shall not be approved nor shall any public
improvements be installed for any private street unless approved by
the Council. Private streets may be permitted in PUD's.
The developer intended to file a subdivision application requesting
approval of a private street system within the First Addition. The
DRC advised the developer that private streets are not permitted by
the Subdivision Ordinance except within PUD's. The DRC
-1-
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph, (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLDYER
recommended the applicant file a PUD application rather than
request a variance from the Subdivision Ordinance. The only
reason for the PUD is to allow for the use of the proposed private
street. The Planning Commission felt that the PUD application
should not apply to this situation and therefore recommends the
Council approve the preliminary plat and establish a policy
statement defining the conditions under which private streets will be
accepted. It is the opinion of the DRC that the PUD provides
flexibility for the Council in circumstances such as this application.
The Planning Commission disagrees with the position of the DRC.
The DRC recommends the Council consider the application as a
PUD and approve the use of a private street in this case due to the
fact that the street connects on one end, an existing private drive
and is intended to connect to future Simpkins Circle. The PUD
ordinance allows the City flexibility which is not permitted under the
standard subdivision process. A PUD is a zoning tool which is a
negotiated agreement between the City and developer. The
Planning Commission feels that use of the PUD ordinance should
be limited to applications that provide superior development and
preservation of natural features. While the PUD can accomplish
these goals, its use, according to the DRC, can be more flexible if
the Council so chooses. The use of the PUD ordinance to allow
development considering unique circumstances such as the
connection of the existing private drive to a future public road, is a
far superior tool than a variance to the Subdivision Ordinance. For
this reason, the DRC recommends the Council consider the
application as a PUD versus a standard subdivision.
ALTERNATIVES:
Approve the preliminary plat as recommended by the
Planning Commission.
Approve the the schematic, preliminary PUD and
preliminary platas recommended by the DRC.
Table or continue the public hearing for specific reasons.
Deny the application 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 City Council discussion.
1.
2.
3,
4.
ACTION REQUIRED: A motion to adopt Resolutions 93-68 and 93-69 approving the
schematic and preliminary PUD and preliminary plat of the First
Addition to West Edge Estates.
SU01CC
-2-
"RSll368"
RESOLUTION 93-68
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO APPROVE THE
SCHEMATIC AND PRELIMINARY P.U.D. PLAN FOR THE FffiST ADDITION TO
WEST EDGE ESTATES.
MOTION BY:
SECOND BY:
WHEREAS,
the City Council held a hearing on the 16th day of August, 1993 to
consider a petition by Louis Stassen to approve the schematic and
preliminary pun of the First Addition to West Edge Estates; and
WHEREAS,
the Planning Commission held a public hearing on the 5th day of August,
1993 to consider a petition submitted by Louis Stassen to approve the
Schematic and Preliminary pun of the First Addition to West Edge
Estates.
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 Schematic and Preliminary pun of
the First Addition to West Edge Estates subject to the following:
1. A private road may be installed with the intended purpose to discourage through
traffic, and yet enforce the "appearance" of private access drives which will be
compatible with the future public street (Simpkins Circle). The road shall include
concrete curb and gutter and a bituminous surface, acceptable to the City
Engineer.
Passed and adopted this 16th day of August, 1993.
YES
NO
Andren
Fitzgerald
Kedrowski
Scott
White
Andren
Fitzgerald
Kedrowski
Scott
White
4629 Dakota 51. 5.E., Prior Lake. Minnesota 55372 / Ph, (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLDYER
Prank Boyles
City Manager
City of Prior Lake
{ Seal}
-RSll36V
RESOLUTION 93-69
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO APPROVE THE
PRELIMINARY PLAT OF THE FIRST ADDITION TO WEST EDGE ESTATES.
MOTION BY:
SECOND BY:
WHEREAS,
the City Council held a hearing on the 16th day of August, 1993 to
consider a petition submitted by Louis Stassen to approve the preliminary
plat of the First Addition to West Edge Estates; and
WHEREAS,
The Prior Lake Planning Commission conducted a public hearing on the
5th day of August, 1993, and recommends that the City Council approve
the preliminary plat of the First Addition to West Edge Estates subject to
the conditions outlined in their resolution 93-11PC; 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 First Addition
to West Edge Estates subject to the following:
1. A private road containing a temporary accesS to West Edge Estates may be installed with
the intended purpose to discourage through traffic, and yet enforce the "appearance" of
private access drives which will be compatible with the future public street (Sirnpkins
Circle). The Council, authorizes the use of a private street system in this case due to the
unique circumstance that the site is a remnant, land locked parcel which will connect a
private driveway to a future, planned public street
2. A temporary access from the east property line of West Edge Estates to serve proposed
blocks 2 and 3 may be installed to the specifications required by the City Engineer. The
temporary access shall be removed and restored with appropriate seed or sod, as required
by the City Engineer.
3. Phase two shall not be constructed until a public road (future Simpkins Circle) is
constructed and accepted by the City Engineer. The applicant has agreed to realign the
proposed private drive in the event that a future public street access is relocated.
4. Once a public street is installed adjacent to the northeast part of the plat, the units
contained within Blocks 2, 3, 4, 5, and 6 shall access a public road to the northeast The
units in Block 1 shall access 170th Street via the driveway extended through West Edge
Estates, located west of the subject site. The purpose of the split is to discourage through
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLDYER
traffic between the townhome living units and it will provide an equal divide of traffic
exiting the West Edge Development to the east and west so as to not create excessive
traffic through the adjacent single family development to the east
5. The applicant shall include a statement within the covenants of the First Addition to West
Edge Estates acceptable to the City Attorney, that the drives are to remain private in
perpetuity and maintenance will be the responsibility of the private land owners, not the
City of Prior Lake.
6. Utility and drainage easements along with an erosion control plan and sewer/water plan
be revised acceptable to the City Engineer.
7. Concrete curb and gutter shall be installed along the main east/west drive and overflow
parking areas however, it will not be required along individual unit driveways.
8. The preliminary plat map should be amended to show a pedestrian sidewalk system along
the entire length of the east/west road and a connection south to 170th street The plan for
a concrete, five foot sidewalk should be submitted acceptable to the Parks Director.
9. The landscape plan should be revised according to the recommendations of Greg
Kopischke in his rnemo dated July 15, 1993. (The proposed Ausetree may not be used to
satisfy requirements of the Landscape Ordinance but rnay be planted as additional tree
cover on site.
10. The preliminary plat should be amended to include an irrigation system compliant with
the Landscape Ordinance, and acceptable to the City Engineer.
Passed and adopted this 16th 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 }
SU07PC
SUBJECT:
APPLICANT:
PRESENTER:
PUBLIC HEARING:
DATE:
PLANNING REPORT
CONSIDER SCHEMATIC, PRELIMINARY PUD AND PRELIMINARY
PLAT OF THE FIRST ADDITION TO WEST EDGE ESTATES.
LOUIS STASSEN
DEB GARROSS, DRC COORDINATOR
X YES NO
AUGUSTS, 1993
INTRODUCTION:
The purpose of this public hearing is to consider approval of the schematic, preliminary PUD preliminary
plat of The First Addition to West Edge Estates, Applicant, Louis Stassen will be represented by
Consultant, Ron Swanson from Valley Surveying.
The subject site consists of 4.8 acres of land zoned R-3, Multiple Residential. The property is located
north of 170th Street and east of the West Edge Estates subdivision. The site is a remnant parcel which
does not have frontage on a public street. Public access to the parcel will be accomplished via the future
Simpkins Circle, which is a proposed cul-de-sac in the Westbury Ponds preliminary plat. Simpkins Circle
is proposed to be located adjacent to the northeast part of the subject site. The proposal is to divide the
4.8 acre tract for development of six, four unit townhomes, similar to the design of the townhomes in the
adjacent West Edge Estates subdivision. See attached for details related to the proposed PUD.
The plat is a relatively straight forward town home development. There are two issues which must be
decided by the Planning Commission relative to the proposed PUD.
1. Should there be a private or public road connection through the site to connect 170th Street to
future Simpkins Circle.
2. Should sprinkler requirements of the Landscape Ordinance be waived for the PUD.
SUBDIVISION ORDINANCE:
SECTION 6-6-2 (I) - PRIVATE STREETS:
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. Section 6-6-2 (I) states that Private streets shall not be approved nor shall
any public improvements be installed for any private street unless approved by the Council. Private
streets may be permitted in PUD's.
The existing West Edge Estates plat is a standard subdivision which was approved prior to adoption of
the current Subdivision Ordinance and contains a private drive which connects to 170th Street. The
developer intended to file a subdivision application requesting approval of a private street system within
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLDYER
the First Addition. The DRC advised the developer that private streets are not permitted by the
Subdivision Ordinance except within PUO's. The ORC recommended the applicant file a PUO application
rather than request a variance from the Subdivision Ordinance, The only reason for the PUD Is to
accommodate the proposed private street.
The responsibility of the DRC was to explore road and access altematlves for the land locked parcel. The
developer was requested to explore the possibility of utilizing a public street system. The original
proposal contained seven, four unit buildings. The applicant removed one building to satisfy required
setback, landscaping, storm sewer and utility elements of City Ordinances, However, due to the limited
width of the parcel and location of future Simpkins Circle, installation of a public street would severely limit
development potential for the site. The DRC concurred with the developer on this Issue. The
recommendation from the DRC is to allow a private street which would reduce the required right-of-way
width from fifty to thirty-eight feet. However, the private drive should be paved and contain concrete curb
and gutter along the entire east/west section and overflow parking stalls. Curb and gutter would not be
required adjacent to individual driveways serving each dwelling unit,
SUBDIVISION DESIGN FEATURES:
1. The DRC recommends approval of the private street in this case due to the fact that the street
connects on one end, an existing private drive and is intended to connect to future Simpkins
Circle. There is also an intent to discourage through traffic in this case because the existing West
Edge Estates does not contain a standard street system which meets specifications of the City of
Prior lake, and the close proximity of the drive to existing residential living units. The intent is to
discourage through traffic yet enforce the "appearance" of private access drives which will be
compatible with the future public street (Simpkins Circle).
2. A temporary access from the east property line of West Edge Estates to serve proposed blocks 2
and 3 may be installed to the specifications required by the City Engineer. Prior to approval of the
second phase of the PUD for blocks 4, 5, and 6, the temporary access shall be removed and
restored with appropriate seed or sod, as required by the City Engineer.
3, Phase two shall not be constructed until a public road (future Simpkins Circle) is constructed and
accepted by the City Engineer. The applicant has agreed to realign the proposed private drive In
the event that a future public street access is relocated,
Once a public street is installed adjacent to the northeast part of the plat, the units contained
within Blocks 2, 3, 4, 5, and 6 shall access a public road to the northeast. The units in Block 1
shall access 170th Street via the driveway extended through West Edge Estates, located west of
the subject site. The purpose of the split is to discourage through traffic between the townhome
living units and it will provide an equal divide of traffic exiting the West Edge Development to the
east and west so as to not create excessive traffic through the adjacent single family
development to the east.
4. The applicant shall include a statement within the covenants of the First Addition to West Edge
Estates that the drives are private and maintenance will be the responsibility of the private land
owners, not the City of Prior Lake.
5. Utility and drainage easements along with an erosion control plan and sewer/water plan be
revised acceptable to the City Engineer.
6. Concrete curb and gutter shall be installed along the main easttwest drive and overflow parking
areas however, it will not be required along individual unit driveways.
7. The preliminary plat map should be amended to show a pedestrian sidewalk system along the
entire length of the east/west road and a connection south to 170th street. The plan for a
concrete. five foot sidewalk should be submitted acceptable to the Parks Director,
3. The park dedication for the site will be cash consisting of $3,840 dollars as determined by the
Parks director. The dedication fee will be required to be paid at the time of final plat approval.
ZONING ORDINANCE:
SECTION 6.10 - SCREENING:
The Zoning Ordinance specifies that landscape and screening requirements apply to multi-family
residential (projects of 3 or more dwelling units per building). The Ordinance requires that an Irrigation
system be Installed to maintain required landscaping, The developer submitted a landscape plan but
requests that the Irrigation system be waived because the first phase of the development does not
contain such a system. The recommendation from the ORe is to Implement the Ordinance as written.
The Landscape Ordinance was adopted in March, 1993 with the purpose of establishing performance
standards and minimum requirements for landscaping, buffering, and screening, "that will enhance the
visual, environmental, and aesthetic character of property and site development within the City." The
Ordinance has thus far been implemented in one project, Subway, Therefore, anyone can claim that
existing developments were not required to implement irrigation systems. The Ordinance was clearly
intended to apply to all new projects and under some circumstances, existing uses as well. There Is no
reason, as per Ordinance, to exempt this application. Please note, the landscape requirernents, including
irrigation system apply to the parcel as a standard subdivision or PUO.
LANDSCAPE PLAN REVIEW:
For reference to the landscape plan review conducted by Greg Kopischke, see attached memo dated July
15, 1993.
1. The applicant proposes to place six "Austrees" along HOth Street. The "Ausetree" Is not a plant
species confirmed to be long lived nor Is it a hardwood specie, Mr. Kopischke recommends that it
is an unacceptable tree to be used to meet minimum quantity requirements of the Landscape
Ordinance. The "Ausetree" can be used or substituted for trees beyond the minimum required
quantity, The concern for this plan is that the substitution is proposed for a critical
screeninglbuffering area along 170th street. While the application for screening appears
appropriate for the "Ausetree", the concern still exists that this tree may not be hardy and should
not be used in critical situations until more local research, documented wide-spread use and
information is available. The tree may be used In non-critical areas.
2. The tree planting behind Building 4 is reasonably heavy but coniferous trees, in addition to or In
lieu of 1-2 proposed deciduous trees, plus shrub massings at key location, would provide
additional desirable buffering and screening. It would also be desirable to provide some berming,
shrub massing and additional coniferous trees south and east of Building 5 to provide a better
buffer to S.T.H. 13 and 170th Street.
3. No irrigation system is proposed. A project of this type should utilize a common underground
irrigation system to ensure plant survival and vitality.
COMPREHENSIVE PLAN:
The application is consistent with the Comprehensive Plan which indicates medium density residential
development. The proposed townhome units comply with the Zoning Ordinance and Land Use Plan,
ALTERNATIVES:
1. Approve the schematic, preliminary PUO and preliminary plat as requested,
2. Approve the the schematic, preliminary PUD and preliminary plat subject to the conditions
recommended by the DRC and as directed by the Planning Commission,
3. Table or continue the public hearing for specific reasons,
4, Deny the schematic, preliminary PUO and 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 Planning Commission discussion.
ACTION REQUIRED:
A motion to adopt Resolutions 93-10PC and 93-11 PC approving the schematic, preliminary PUD and
preliminary plat of the First Addition to West Edge Estates,
;lJL-lt,-1'3'33 10:27 FROM WESTWOOD PRCIF. SERVICES
TO
4474245
p.02/04
Westwood Professional SeMces. Int,
"~
MEMORANDUM
14180 Trul"~ Hwy. 5
E".n Pra.r,e. MN 55344
612937,5150
TO:
Deb Garross
City of Prior Lake
~AX 612.937 S822
FROM:
Greg Kopischke
DATE:
July 15, 1993
SUBJECT;
First Addition to Westedge Estates
Revi~ of Proposed Planting Plan
As per your request, Westwood has reviewed the proposed prdiminaty planting plat1 for the First Addition
to Westedge Estates as prepared by Paramount Engineering and Design dated April 23, 1993 and reo.;sed
June 11, 1993. This review consists of qU311tificarion and obser.rations regarding the proposed landscaping
relative to the site plan, surrounding site conditions and the bDdscape ordinance standards (Zoning
Ordinance No, 93-02).
A. Tree Calculations
1. Req~ired Trees
1.760 j: 1.( of perimeter (less R.O.W.) -;. 40 == 44 rcqIlired treeS
24 units @ 1 tree pet unit "" 24 required trcc:s
The larger of the two numbers \\'Ould apply, so 44 trees would be the minimum required,
2. Trees Provided
The plan shows 69 trees. Of these, four tree are omarnem:al type (Hawthomes) and, :1S such, substitute for
canopy trees at a ratio of 2 to I, The equivalent number of trees provided is then 61.
3, Plant Sizes
The sizes noted in the plant schedule 3re generally consistent with the required minim\1n1S. Twenty percent
(20%) or 9 of the required trees (44) are to be ora larger $~ (i.e., 3 1/2"' eal. for deciduo~ and 8' rush for
coniferous). The plant schedule only shows a 3" cal. as a larger deciduous tree.
The plan shows all 28 of the sugar maples prin-03rily along the main entry drive and 3 of the spruce along
170th Street to be of the Ia.rger size. The quantity is sufficient to meet the minimum requirements
assuming that the deciduous tree size is incl'C3Sed to 3 lIr dia. for the appropriate portion of trees- 1be
locations of these larger trees enhances the entry drives or, along 170th Street, provides added
screeninglbu tTcring.
4. Tree Mix
The ordinance ~quires a minimum of 25% or 1 I of the required trees to be of either coniferous or
deciduous type, The plan shows the minimum of 11 eonikrous (spruce) trees.
JUL -1 €--1 '3'33 10: 27 FRCIM WE:::,TI.JOOD PROF. SERtJ ICES
TO
4474245
P.03/Ql4
MenlO - Wc:stcdge Estatcs
July IS. 1993
Page 2
5. Existirut T~s
None of the existing site treeS are being sa-..ed or incorporated into the planting design, The existing treeS
were primarily along 170th Street or around the house and outbuildings. Most were of less desirable
species (black locust, box elder. cedars) or in poor condition.
B. Comments
(Note that any reference to a building number is consistent with the numbering s~'stem used on the gI'3ding
plan).
1. Plant Soecies
The species identified in the plant schedule are all hardy to this area and should grow well in their proposed
locations,
A note on the plan indicates that about 9 of the trees proposed along 170th Street may be substituted with 6
foot tall bare root "Austrees". The "Austree" is only available from a licensed distributor since it is a
developed, propagated spceie. Review of informa1ion provided by and a phone discussion .".,ith the local
distributor indicates this is a very fast growing tree (6-10 feet per year) and l0C311y hardy. While the tree
was developed about 30 year! ago, it has only been in the United Swes 6 years and in Minnesota about 4
years. Longevity claims of 40-70 years is only a guess since it is a new specie. Loc:aJ. use has been
primarily fann windscreens/shelter belts with some recreational areas also using them for visual buffering.
The University of Minnesota Landscape ArboretUm currently does nat have an)' oftbese trees under revlC'N
but, given the species cross, was somewhat skepti<:al of the growth, sum'\o'al and longevity claims until it is
locally researched. Ux:aI nUr!eries who "\'ere aware of the tree expressed similar concerns. For those
re:ilSons, that it is not confirmed to be long lived nor is it a hardwood s~ie. I suggest that the "Austree" is
an unacceptable tree to be used to meet the minimum quantity requirements.
The "Austrce" can be used or substituted for trees beyond the minimum required quantity. The concern fOf
this plan is that the substitution is proposed for a critic:al scrce:ningl buffering area along 170th Street.
While the application for screening 3ppears appropriate for the .. Austree" , the concern still exists that this
tree may not be hardy and should not be used in critical situations until more local research., documented
wide-spread use and infurmation is available. The tree could be used in non-critica1 areas.
2. ScrceninglBufferinst
The exposure to 170th Street and Highway 13 along with the cornmercialland uses to the south and cast of
these roads present screening and buffering concerns due to tmffic.hcadlights, lighting, noise. etc. This is
especially true for Buildings 4 and 5 which will have the tear living spaces facing these roads. their
intersection and the commereialland. A small berm proposed between Building 4 and 170th Street will
help reduce headl igh! glare from westbound traffic in the curve on 170th Street. 1be tree planting behind
Building 4 is reasonably heavy but coniferous trees. in addition to or in lieu of 1-2 proposed deciduous
trees. plus shrub massings at key locarion. would provide additional desirable buffering and screening. It
would also be desirable to provide some berming, shrub massing and addition:1.l coniferous trees south and
east of Building 5 to provide a better buffer to High\\oay 13 and 170th Street,
JUL-15-1993 10:28 FROM WESTWOOD PROF. SERUICES
TO
4474245
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Memo - Westcdge Est~tes
July 15, 1993
Page 3
There are no tree plantings shown within close proximity to the east end of Building 6. Some plantings
here would help soften the relatively blank end wall appearanee. The plan shows good buffering between
Buildings 2 and 6. No plantings arc:; proposed west of Building 1 to provide some separation and buffering
of living spaces to the adjacent existing building. The end waJl building separations east of Building 3 and
between Buildings 3, 4, and S are less critical since they do not involve HYing space. A tree or use of
shrubs in these areas though can ereate a desirable sense of privacy and separation between the unit
entrances.
3. Main Ent~ DriY~
The plan shows Sugar Maple lining both sides of the main dri-..e running east/west through the site. This
should provide a very nice appearance 3$ the treeS mature. These treeS are planted quite close together (IS'
.20' apart) in some cases. The spacing could be increased to a 2S'. 35' spacing and redistnoute some of
these trees elsewhere along the drive or within the site.
The intersedion of the main drive and the service drive to Buildings 1 and 2 shows large mass plantin~ of
Mint Julep Juniper. This massing has a very nice appearance and strongly identifies this intersection,
Since this juniper will reach about 3 feet in height, care should be taken to keep these shrubs appropriately
pruned to maintain automobile visibility at the intersection. These two isl;mds also provide an opportUnity
for twO of the potentially redistributed sugar maples.
. 4. Sprub and F9undation Plantinp
The proposed use of shrubs is limited to twO C'I"d&:feens. The junipers are limited 10 the intersection
discussed in item 3 above, Foundation plantings are limited to the use of~"S adjacent to the entry walles
of the internal two units of each 4 unit building. While this is an excellent use of the yews, the interest
created and appearance is limited, The use of additional appropriately placed deciduous shrubs, evergreen
shrubs and lor perennials to supplement the yews would help soften and anchor the building foundations
and offer increased visual interest and enhancement.
Additional shrub massings could 3150 be used between buildings and along 170th Steed; and Highway 13
for sc:reening (see item 2 above), Shrubs could also be used to supplement treeS along the no~ northeast
and west boundaries for buffering to define the project limits.
s. Irri~ation
No irrigation system is noted. A project of this type should utilize a common underground irriga.tion
system to ensure plant survival and vitality.
6. Geveral
The tree plantings within the auto entry courts for each building ate generally ronsistent with Phase I.
Ple3Se call with any questions or comments,
INTEROFFICE MEMORANDUM
TO: 1)/ DEB GARROSS, ASSISTANT CITY PLANNER
FROM: fk BRUCE LONEY, ASSISTANT CITY ENGINEER
SUBJECT:' PRELIMINARY PLAT SUBMITTAL REVIEW OF WESTEDGE
ESTATES
DATE: JULY 15, 1993
The following comments are in regard to the above referenced preliminary plat as
per the requirements in the Subdivision Ordinance and City Policies:
1. The location of the driveway to Westbury Ponds should be checked according
to the approved plat of Westbury Ponds.
2. Utility and drainage easements be provided for sanitary sewer, watermain,
and storm sewer lines and for drainage as per the Subdivision Ordinance.
3. On the grading plan, road "B" has drainage which will flow over a 3:1 slope.
This area could be a potential erosion problem.
4. On the grading plan, the maximum slopes are 3: 1. City policy in the past is
to encourage a maximum of 4:1 slopes.
5. Sanitary sewer line is only 6' deep in most locations. Staff would recommend
to deepen the line for frost protection.
6. The road is not shown to be built to City public standards. This road should
remain a private road and previous discussions have indicated that the road
be disconnected in the middle of the development to prevent traffic from
using this road as a short cut to 170th Street.
7. A site construction plan for erosion control needs to be provided per the
ordinance.
BMEM02.WRT
4629 Dakota 51. 5,E" Prior Lake, Minnesota 55372 / Ph, (612) 447.4230 / Fax (612) 447.4245
AN EQUAL OPPORTUNITY EMPLDYER
TO:
FROM:
DATE:
SUBJECf:
Development Review Committee
James Hayes, Associate Planner
July 13, 1993
First Addition to West Edge Estates PUD Review
I have reviewed the First Addition to West Edge Estates under Section 6.11 (A) of Zoning
Ordinance 83-06, Requirements for PUD. Each satisfied requirement (1-12) is listed below for
easy reference.
1. OK, Consistent with Cornprehensive Land Use Plan, Medium Density Residential.
2. OK, Under common ownership.
3. OK, (with conditions) Next to existing townhomes on the west, County Road on the
south. On the north and east, should be buffered from proposed single family homes.
4. OK, At least 2 112 acres.
5. OK, Townhouses are a pennitted use (a).
6. OK, 20% of land required for private or public open air recreation, common area
provides 47.9%
7. OK, Normal density allows 14.0 units/acre, 5.61 units/acre is proposed, (no increase).
8. OK, (with conditions) Setbacks of 25' are required and shown, must be increased
accordingly if the building heights are greater than 25'.
9. OK, Height limit of 35' has been satisfied.
10. OK, Coverage ratio limited to 20%, 19.6% is being proposed.
11. OK, City sewer and water is available.
12. (a-c) OK
(d) OK, (with conditions) Phases clearly delineated, but timing of stages need to be
shown.
(e) OK, currently farmland, no significant natural areas.
(f) OK, private streets, and a temporary driveway connection.
I feel comfortable with this proposal and think that the DRC should recommend approval of the
Schematic PUD for the First Addition to West Edge Estates. I would be happy to elaborate on
my comments at the meeting on July 15.
4629 Dakota 51. 5.E" Prior Lake, Minnesota 55372 / Ph. (612) 447.4230 / Fax (612) 447.4245
AN EQUAL OPPORTUNITY EMPLDYER
.SU07PN'
NOTICE OF SUBDIVISION PUBLIC HEARING
TO CONSIDER THE PRELIMINARY PUD OF THE FIRST ADDmON
TO WEST EDGE ESTATES
You are hereby notified that the Planning Commission will hold a Public Hearing in the Prior
Lake City Council Chambers at 4629 Dakota Street S.E., on Thursday, August 5, 1993 at 9:00
p.m.
The purpose of the hearing is to consider the Schematic PUD, Preliminary PUD and Preliminary
Plat of the First Addition to West Edge Estates. The proposal is to plat the following legally
described property into six, four unit townhornes:
LEGAL DESCRIPTION:
That part of the south 390.00 feet of the west 820.00 feet of the Southeast Quarter of the
Southeast Quarter of Section 3, Township 114, Range 22, Scott County, Minnesota lying east of
the plat of WESTEOOE ESTATES, Scott County, Minnesota.
Or more commonly described as:
Approximately 4.8 acres of R-3, Multiple Residential zoned land located north of 170th Street
and east of West Edge Estates townhornes.
If you desire to be heard in reference to this rnatter, you should attend this hearing. The Planning
Commission will accept oral and or written comments. If you have questions regarding this
matter, contact the Prior Lake Planning Department at 447-4230.
w~,)U
Deb Garross
Assistant City Planner
To be publiShed in the Prior Lake American on July 17 and 24, 1993.
4629 Dakota 51. 5,E" Prior Lake, Minnesota 55372 / Ph. (612) 447.4230 / Fax (612) 447.4245
AN EQUAL OPPORTUNITY EMPLDYER
FROM:
RE:
DATE:
A) \
DEB GARROSS, ASSISTANT PLANNER ~~ I
BILL MANGAN, DIRECTOR OF PARKS AND RECREATION
PARK DEDICATION FOR WEST EDGE ESTATES
JULY 14, 1993
MEMORANDUM
Due to the relative small size of this subdivision, park
dedication will be required in cash. Using a raw land value of
$8,000 per acre, the total raw land value of this parcel is
$38,400 based on 4.8 acres. When applying the 10% dedication
requirement to this amount, the cash park dedication required is
$3,840.
In addition, based on the Comprehensive Plan, there exists a
need to connect neighborhoods with each other and public
facilities. In this plat, there will be a collector trail system
to the south (170th street) as well as a public school to the
north. For these reasons, the developer needs to install 5' wide
concrete sidewalk along the east-west street leading to Simpkins
Circle as well as providing a sidewalk linking that street south
to make a connection with 170th street. The location of that
walkway should be between Lot 1, Block 6 and Lot 4, Block 5.
These walkways would meet the intent of the Comprehensive Plan to
connect neighborhoods and as well as connecting the citywide
trail system.
Deb, if you have any questions regarding this matter, please
contact me.
Thank you.
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447.4245
AN EQUAL OPPORTUNITY EMPLDYER
HJ:.JU1A<iJ:,'
1891
CUMMUNITY
1991
WJ~JV'
2QYI
PO
PIDI
APPLICATION FOR PLANNED UNIT OE.VELOPMENr
wrmIN 'DiE CITY (R PRIOR LAKE
Property CMneCl ~ r!1J!:~ Phone: :;;-3'64/
=r:~derl /:tYt~:;;,e-v'~ . rLJq.e(~: ~7. 2~7~
Address: /&4/7 /'_~.&J'~ C>.cI. ~"";A"- L.J9.h.. /nAl,
N:une of &.1rveyor: 'eO.....Ol IJ A, S "-'al()~o v Phone: 'f 41- ZS 70
Name of Ehgineer: Phone:
Legal Description of Property: SEe. f4(';"/~~~ pt.4~/ ;V~~.,. t/"y
Property Identification Number (PIO):
Present Zoning:
e.-~
Property Acreage:
Deed Restrictions: No~ Yes _ .If so, please attach.
Has the applicant previously sought to plat, rezone, obtain a variance or
conditional use permit on the subject site or an~ part of it:
tb Yes c.- What was requested: I'br/~,,~~v/,f- a Plll!Jt/~
. When' /~9l!:...'
I have read sElCtion 6.11 of the Prior Lake Zoning Ordinance which sets forth
stipulations and requiranents for Planned Unit Developnents. I agree to provide
the information and do the work in accordance with the provisions of the
Ordinance.
SJbmitted this U~day of jell";' , 19 1i.
=~ ,>f: J~"n)
lcants Signature
~~o_~~
Fee Own Signature (/
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447.4230 / Fax (612) 447.4245
FIRST ADDITION TO WEST EDGE ESTATES
PRIOR LAKE, MIHHESOTA
A
PLAlIHED UNIT DEVELOPMENT
FEE OWNER:
MRS BURTON JORGENSON
16989 Dewitte Street SW
Prior Lake, Mo. 55372
Ph. (612) 447-3681
PURCHASER/DEVELOPER :
STASSEN CONSTRUCTION INC.
Louis Stassen
16617 Creekside Circle SE
Prior Lake, Mo. 55372
Ph. (612) 447-2275
EHGIHEERIHG CONSULTABT
PARAMOUNT ENGINEERING INC.
556 East Nevada Street
St. Paul, Mo. 55101
Bob Wiegert PE
Ph. (612) 771-0544
SURVEYOR/DESIGN CONSULTABT:
VALLEY SURVEYING CO., P.A.
16670 FRANKLIN TRAIL SE
SUITE 120-C
PRIOR LAKE, MINNESOTA 55372
Telephone: 612-447-2570
SURVEYING AND PLANNING
Ronald A. Swanson, R.L.S.
FIRST ADDITIOH 1'0 WEST EDGE ESTATES:
PAGE 1
TABLE OF CONTENTS
NARRATIVE
PAGE
Property Legal Description
2
Property Zoning Classification
2
Property Location
2
Existing Site Conditions
3
3
3
4
Existing Storm Water Runoff
Steep Slopes and Erosion Control Measures
Vehicular Access
Architectural Standards
4
4
Landscaping and Planting Schedule
utility and Public Services Locations
5
General Development Summary & Subdivision Request etc. 5
Project Phasing and population Estimates etc. 6
Si te Data, Densities etc. 7
Declaration of Covenants, Conditions and Restrictions 8-
ATTACHED EXHIBITS:
Preliminary Plat
Preliminary Grading and Drainage Plan
Preliminary Sewer and Water Plan
Landscaping and Planting Plan
Existing Conditions
Sewer, Water and Storm Sewer plan and profile
Building Construction and Elevation plans
FIRST ADDITION TO WEST EDGE ESTATES:
Page 2
PROPERTY LmAL DESCRIPTION:
DESCRIPTIOB:
That part of the south 390.00 feet of the west 820.00 feet of the Southeast
Quarter of the Southeast Quarter of Section 3, Township 114, Range 22, Scott
County, Minnesota lying east of the plat of WESTEDGE ESTATES, Scott County,
Minnesota.
PROPERTY ZONING CLASSIFICATION:
The property is presently zoned R-3 Multi-Family Residential and the
requested use for this project is also R-3 Multi-Family Residential.
PROPERTY LOCATIOll:
The property is located in the northwest corner of County Road No. 12 (170th
Street) and Highway No. 13. The area to the north and east has recently been
rezoned to R-1 Single family and the proposed plat of Westbury Ponds has been
submitted to the city for consideration. To the west is the existing plat of
West Edge Estates which was the original phase one of this project, to the
west of that is an area of the Willows 6th Addition plat zoned R-2 single
family. On the south is the triangle car wash and vacant land presently zoned
B-1
FIRST ADDITIOR TO WEST EDGE ESTATES:
PAGE 3
EXISTIHG SITE COHDITIORS:
The property is gently rolling wi th scattered clusters of small boxelder
trees and several significant pine and cedar trees in the southeast corner of
the property. The grade falls approximately 12 feet from east to the
northwest. There is a now vacant farm building site consisting of a house and
various out buildings on the site. At this time some of the outbuildings are
being used to store equipment. There are no visible areas of erosion or soil
disturbance on the si te at this time. The access to the si te is via an
existing driveway from County Road No. 12. This access may be used during
construction but will be closed after the project is completed. At this time
there are several pieces of old farm equipment and some junk piles on the
site which will ultimately be removed. The present surface storm water runoff
is in a northwesterly direction onto the area being platted as Westbury
Ponds. There is a well on the property and this will be sealed in the proper
way. Public sanitary sewer, water and electrical services are available to
the site via West Edge Estates and 170th street at this time. There is a 3"
steel gas line installed approximately 7 feet southerly of the existing
northerly right-of-way line of County Road No. 12.
EXISTIHG STORM WATER RUBOn:
Pre development stormwater runoff flows northwesterly into a drainage way
along the easterly line of the Willows 6th Addition into the ponds in the
Westbury plat and then into Prior Lake. This drainage way has had severe
erosion problems. Preliminary discussions with city staff indicates that this
system has been revised with the Westbury plat and there will be two storm
water inlet pipes provided to pick up the runoff from this property. All
required storm sewer and utili ty easements will be provided with the final
plat after final construction plans are completed and approved by staff.
STEEP SLOPES AHD EROSIOR COHTROL MEASURES:
There are no steep slopes on the property being proposed for developement.
All of the disturbed areas will be protected with silt fencing and by seeding
the disturbed areas as soon as possible after the site grading is completed.
As required by city ordinance proper erosion control and runoff containment
will be maintained during construction of the townhouses. Upon completion of
the building construction and utili ty hookup all disturbed areas will be
dressed off and covered with sod or seeded as required by city ordinance.
FIRST ADDITION TO WEST EDGE ESTATES:
PAGE 4
VEHICULAR ACCESS
The access to the site from Highway 13, will be via County Road No. 12. (170th
street) to the existing access drive in West Edge Estates. After completion of
phase II of this project and because of the potential for signal lights at
Five Hawks Avenue and Highway 13, it is likely that a portion of the future
site ingress and egress would be via the proposed CuI de sac in the Westbury
plat and out to Five Hawks Avenue and Highway No. 13.
After meeting with the Development Review Committee it was the general
consensus of the committee that the access should be split with Blocks 2-3-4-5
& 6 accessing to the Westbury Project and Block 1 and the existing units
accessing to County Road No. 12. It was also agreed at the meeting that Block
2 & 3 in phase one would be allowed to construct a temporary driveway access
west to the existing drive until such time as phase two is completed at which
time the temporary access will be closed.
ARCHITECTURAL STAlIDARDS
The buildings and exterior finish are proposed to be harmonious wi th the
existing structures in West Edge Estates ie: color and siding type, and are
also two bedroom town houses with an attached garage. The anticipated sales
price for the finished unit is in the $75,000 to $90,000 range. This should
provide a good mix between the existing housing to the west and the proposed
single family development to the north and east.
LAHDSCAPE AlID PLANTING SCHEDULE
Tree plantings and landscaping will be done with each individual building as
construction is completed and in accordance with the attached landscape and
planting plan after all grading, utility construction and paving have been
completed.
FIRST ADDITION TO WEST EDGE ESTATES:
Page 5
PROPOSED LOCATION OF UTn.ITIES
All newly installed electrical, phone and cable lines will be underground and
constructed wi thin the utility and drainage easements provided. All sanitary
sewer, water and storm sewer lines will be provided with public utility and
drainage easements as required by the City Engineering Department. It is the
developers intention to install street lighting of the same type and style that
exists in West Edge Estates at this time. The actual location of the lights
will be determined by the utili ty company to provide adequate lighting and
visibility for the site.
Postal service will be provided by the post office at the main entrance to the
existing West Edge Estates project with the addi tion of the same type mail
boxes and an extension of the existing address system.
GENERAL DEVELOPMENT SUKMARY
The proposal as presented is for preliminary approval of a P.U.D. to construct
24 _ 2 bedroom townhome units contained wi thin 8 buildings on 4.8 acres of
R- 3 zoning. This area is the residue of R- 3 zoning left in the area after the
rezoning of the adjoining property to R-1 (Westbury Ponds).
The only purpose in requesting a P.U.D. for this project is to allow for a
pri vate street system wi thin the development and the developer is not asking
for any additional density with the application. It is the understanding of
the developer at this time that a P.U.D. is the only way to accomplish this.
If during the process of this application it is determined that a P. U . D.
zoning is not required to accomplish the private streets, the request should
be modified to preliminary approval of the site for a townhouse plat only.
Because this is actually a continuation of the original West Edge Estates
project and would be incorporated into the existing Declaration of Covenants,
Condi tions And Restrictions now in force , the developer is requesting that
the street system remain private. Also because at the time the existing
development was approved and constructed the city did not have concrete curb
or an underground sprinkling system as a requirement and the developer is
requesting that these new requirement be wai ved for the completion of the
project. This would make the common area and maintenance charges to be more
equitable for the total project. The uni ts will be separately owned and
maintained . All outside maintenance will be performed under the established
Declaration of Covenants, Conditions and Restrictions.
It is anticipated that the required park dedication would be a cash donation.
FIRST ADDITION '1'0 WEST EDGE ESTATES:
PAGE 6
PR<>.nx:T PHASING:
Phase one of the project would consist of Blocks 1, 2 and 3, as indicated on
the preliminary plat drawing. The access to Block 1 would be via the existing
driveway along County Road No. 12. and the utilities would service the units
from the rear of the building as indicated on the enclosed utility plans.
Construction is expected to begin as soon as a permit can be issued by the City
wi th the grading beginning immediately and the foundation work on Block 1
starting as soon as the pad is ready. Blocks 2 and 3 would also be started this
year with a 1994 completion date anticipated.
Phase Two construction is expected to begin during the 1995-96 construction
season depending on sales and would be completed in one phase. With the
completion of phase two construction an entrance sign and monuments of the same
size and type as exist at the County Road No. 12 entrance will be constructed
on the easterly entrance. It is anticipated that this type of entrance
indicating a private road system will assist in discouraging outside traffic
from using the roadway to access County Road No. 12.
POPULATION ESTIMATES:
The target market for this project is early retired couples and older single
people with no school age children. Past experience indicates that there is a
limited but steady market for this type of project in the Prior Lake area for
these types of people. At this time the developer has a waiting list for the
first building and a portion of the second.
The existing 16 uni ts in West Edge Estates have a current population of 27
adults and no school age children. We consider this ratio to be a more
realistic indication of the population density of this project and have used
it for our population projections.
27/16 = 1.69 adults per unit.
24 x 1.69 = 40.6 additional adults with the final phase.
40 x 1.69 = 67.6 total adults upon completion of the project.
FIRST ADDITION TO WF.ST EDGE ESTATES:
PAGE 7:
SITE DATA & DENSITIES:
SITE DATA:
Total plat area = 4.80 acres
County Road 12 R/W = 0.52 acres
Net plat area = 4.28 acres
Gross area of Blocks + 0.94 acres
= .32% of the net plat area
= .22% of the net plat area
= .20% of the gross plat area
= .14% of the net plat area
= .54% of the net plat area
Gross area of Blocks = 1.39 acres
Gross area of Drives = 0.59 acres
Net common area = 2.30 acres
Total proposed units = 24
Net dwelling units per acre 24/4.28 = 5.61 Du/Ac allowed = 14Du/Ac
Total contiguous parking stalls excluding garages = 48
Total additional noncontiguous parking stalls = 21
Total parking areas excluding garages = 69
** Public utility and drainage easements to be provided where needed.
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'tOeJUVLJY
1891
1991
2((.91
PO
PIDt
APPLICATION FOR PLANNID UNIT DE.VELOPMENt
wrmIN 'mE CITY OF PRIOR LAKE
Property Omen ~ ~;;:::; Phone: ~7-564/
=~~r: /~~~;:" .~ .- .: ~ ~~~: ~ 7- 2'<.-71,-
Address: /&'&/7 /'_~&J'v.. (>.</. ~"';d"" LJ9h.. /)7A,1,
Name of SJrveyor: 'eo.vc:dJ A, S waw~o ~ Phone: Cf4?- ZS 70
Name of Engineer: Phone:
Legal Description of Property: SEE:: f~(';"'/~~~ pt4~/ ;1/1:11:.". I-/N
Property Identification NUmber (PID):
Present Zoning:
e-~
Property Acreage:
.If so, please attach.
Deed Pestrictions: No)(. Yes
Has the applicant previously sought to plat, rezone, obtain a variance or
conditional use permit on the subject site or an~ part, of it:
tb Yes t.- What was requested: I'blL.~~ILX",,?~/'t- a fllbv~
. When' /f?l!..'
I have read section 6.11 of the Prior Lake Zoning Ordinance which sets forth
stipulations and requirements for Planned Unit Deve1opnents. I agree to provide
the infoonation and do the work in accordance with the provisions of the
Ordinance.
SJbmitted this UA/!!day of JllIV t' , 19 1.i..
~~;. ,;.f? J#-.."c2.&;>'z)
lcants Signature
~~~~
Fee Own Signature V'
4629 Dakota 51. 5.E., Prior Lake, Minnesota 55372 / Ph. (612) 447.4230 / Fax (612) 447.4245