HomeMy WebLinkAbout9B - Glynwater 3rd Addition
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
AUGUST 16, 1999
9B
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF ORDINANCE 99-XX APPROVING
A ZONING CHANGE FROM THE A DISTRICT TO THE R-2
DISTRICT, RESOLUTION 99-XX APPROVING THE
CONDITIONAL USE PERMIT FOR A 22 UNIT TOWNHOUSE
DEVELOPMENT AND RESOLUTION 99-XX APPROVING
THE PRELIMINARY PLAT TO BE KNOWN AS
GL YNW ATER 3RD ADDITION
Historv: Wensmann Realty has applied for a Zone Change, a
Conditional Use Permit and a Preliminary Plat for the property located
on the south side of CSAH 82, just west of Fremont Avenue, south of
the entrance to The Wilds, and directly west of Glynwater 1 st
Addition. This property is currently zoned A (Agriculture). Much of
the property is also located within the Shoreland District for Prior Lake
and Arctic Lake. The applicant is requesting the property be rezoned
to the R-2 (Low to Medium Density Residential) district. The
application also includes a request for a conditional use permit to allow
the development of the property with 22 townhouse units, and a
preliminary plat consisting of 23 lots for the townhouse units and open
space. This site consists of 5 acres of land that was noted as an
exception on the original Glynwater development, since the developer
did not own the property. Since then, Wensmann homes has
purchased this site and is proposing a development similar to the
approved Glynwater.
Current Circumstances: This property is designated for Urban Low
to Medium Density Residential uses on the 2010 Comprehensive Plan
Land Use Map. The proposed R-2 district is consistent with this
designation. The easterly portion of this property is located within the
2010 MUSA boundary, while the westerly portion is outside the
MUSA. The developer is aware that the property cannot be developed
until either the MUSA boundary is expanded, or the proposed floating
MUSA is approved by the Metropolitan Council.
This site was originally the site of a farmhouse and outbuildings that
were removed in 1998. The existing vegetation on the site consists of
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AN EQUAL OPPORTUNITY EMPLOYER
grassland and pastureland. There is also a portion of a wetland located
in the southeast corner ofthis site. The area adjacent to the wetland,
and the area along the eastern and southern boundaries of the site are
wooded.
This property is also located in the Shoreland District. Since the
property is not riparian, the major issue is impervious surface.
According to the plans, 30.68% ofthe site is impervious surface,
which exceeds the maximum 30% impervious surface allowed. The
plans must be revised to reduce the impervious surface.
The proposed townhouse development consists of22 units on 4.0832
buildable acres, for a density of 5.4 units per acre, and a 17% ground
floor area ratio. The R-2 district permits cluster developments as a
conditional use, with a maximum density of7.6 units per acre, and a
maximum 30% ground floor area ratio. The proposed development is
consistent with these requirements.
The cluster housing provisions also require a minimum of 600 square
feet of usable open space for each unit, which totals 13,200 square feet
in this case. This development provides over 65,000 square feet of
useable open space. The proposed setbacks are also consistent with
the conventional setbacks for the R-2 district. These are a 25' front
yard setback, a 25' rear yard setback, and 20' separation between
buildings.
The proposed plan consists of 2- and 4-unit buildings. There is one 2-
unit building, and five 4-unit buildings. Sample floor plans of these
buildings are attached to this report. The buildings are designed as
split-entry, ramblers or two-story structures, and each includes a 2-car
attached garage for each unit. The developer has also identified a 10'
by 10' porch and extended deck as an option to these plans. These
features are not shown on the plans or elevations.
The developer has submitted both a tree inventory and preservation
plan and a landscaping plan. The landscaping plan identifies a total of
28 new trees on the site. Most ofthe trees will be located on the north
side of the plat, adjacent to CSAH 82. The others are scattered
throughout the site. The landscaping provisions of the Zoning
Ordinance require a minimum of one tree per 40' of perimeter of the
site. In this case, 33 trees are required. The plan must be revised to
include the additional trees. In addition, the landscaping requirements
specify a minimum percentage of coniferous and deciduous trees. This
plan requires at least 8 coniferous trees, rather than the 6 shown.
Finally, this plan will require replacement of7 caliper inches, or 3
additional trees. These replacement trees must be identified on the
landscaping plan, and are required over and above the other
landscaping requirements.
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The preliminary plat consists of 22 "envelope" lots for the individual
townhouses and one lot for the common area.
This plan proposes one new public street. Brookside Lane is a cul-de-
sac designed with a 50' wide right-of-way and a 32' wide surface. The
portion of Brookside Lane within this plat is 420' long. However,
approximately 150' of this cul-de-sac is located outside of the plat
boundary. Therefore, the total length of the cul-de-sac exceeds the
500' allowed by the Subdivision Ordinance. The Planning
Commission reviewed this issue and determined the length of the cul-
de-sac was not detrimental to the public welfare and that the length
was justified due to the fact that there is no access to CSAH 82. The
Planning Commission recommended the Council approve a variance to
this provision.
Sanitary sewer and water service will be extended to this site from the
existing mains located in Glynwater Trail. Storm sewer and NURP
ponds will also be provided to handle the drainage on the site.
The Planning Commission considered these applications at a public
hearing on July 26, 1999. A copy of the draft minutes of the meeting
is attached to this report.
The Issues: There are three separate applications included in this
request. The issues for each application are discussed below.
Zone Chan~e Request: The criteria for granting a zoning change
include the following:
. There was a mistake in the original zoning
. Conditions have changed significantly since the current zoning was
adopted.
. The Comprehensive Plan has been amended.
Any of these criteria can be used to evaluate a request for rezoning.
The 2010 Comprehensive Plan added most of this area to the
Municipal Urban Service Area and designated it as R-LfMD. The R-2
district is an appropriate zoning district for the R-LfMD designation.
The proposed 2020 Comprehensive Plan has identified a 'floating
MUSA" rather than the fixed MUSA line. The floating MUSA will
allow the City to develop land based on several criteria, including
proximity to existing development and sewer lines. This property will
meet those criteria. Once the 2020 Comprehensive Plan is approved
by the Metropolitan Council, we can proceed with this development.
Preliminary Plat: With some modifications, the proposed preliminary
plat meets the standards of the Subdivision Ordinance and Zoning
Ordinance.
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One of the outstanding issues is the length of the cul-de-sac. The
Subdivision Ordinance allows the Council to grant a variance to any
provision of the ordinance upon receiving a report from the Planning
Commission "where the subdivider can show by reason of exceptional
topography or any other physical conditions that strict compliance
with these regulations would cause exceptional and undue hardship,
provided such relief may be granted without detriment to the public
welfare and without impairing the intent and purpose of these
regulations". The Planning Commission recommended approval of a
variance to the length of the cul-de-sac because no additional access is
permitted to CSAH 82, thereby eliminating the possibility that this
street could be connected to the adjacent right-of-way. In addition, the
length of the cul-de-sac is not detrimental to the public welfare, and
does not impair the intent of these provisions.
Another outstanding issue which must be addressed is the disturbance
ofthe slopes on this site. Section 6-6-6 E of the Subdivision
Ordinance states "whenever possible, slopes of twenty percent (20%)
or greater should not be disturbed and should be retained as private
or public open space." This plat has some locations in which slopes
of 20% or greater are disturbed, either for the placement of roads and
utilities or the placement of homes. It appears the only way to avoid
theses slopes is to eliminate buildings. The Planning Commission
determined that the developer has utilized a walk-out building style
which will reduce the impact of the development on the slopes. The
Commission also determined this impact is no greater than the impact
of other developments.
Conditional Use Permit Plan: The proposed CUP must be reviewed
in accordance with the criteria found in Section 1108.202 of the
Zoning Ordinance. This section provides that a conditional use shall
be approved if it is found to meet specific criteria. The Planning
Commission addressed these criteria as shown below.
(1) The use is consistent with and supportive of the goals and policies
of the Comprehensive Plan.
The Low to Medium Density Residential designation allows
townhoines and cluster housing up to 10 units per acre. This
development is consistent with those goals, and with the policy to
provide a mix of residential housing styles.
(2) The use will not be detrimental to the health, safety, morals and
general welfare of the community as a whole.
This use will not be detrimental to the health, safety, morals and
general welfare of the community. The use is consistent with the
adjacent development.
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(3) The use is consistent with the intent and purpose of the Zoning
Ordinance and the Use District in which the Conditional Use is
located.
With some modifications to the landscaping plan and the impervious
surface on the site, the use will meet the provisions of the Zoning
Ordinance.
(4) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing or
proposed.
All utilities necessary to serve this site will be installed by the
developer. The sewer lines have the capacity to serve this site. The
adjacent NURP pond was designed to accommodate runoff from this
site, as well.
(5) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional use.
The use is similar to the approved Glynwater development and will not
have an adverse affect on the adjacent property.
(6) The use is subject to the design and other requirements of site and
landscape plans prepared by or under the direction of a
professional landscape architect, or civil engineer registered in the
State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by the
City Council.
The plans have been prepared by a civil engineer. As noted above,
with some modifications, the plans meet all requirements of the
Zoning Ordinance.
(7) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota
which illustrate locations of city water, city sewer, fire hydrants,
manholes, power, telephone and cable lines, natural gas mains,
and other service facilities. The plans shall be included as part of
the conditions set forth in the Conditional Use Permit approved by
the City Council.
The plans have been prepared by a civil engineer and reviewed by the
City Engineering Department. Some modifications are required, and
will be made prior to approval of the final plat for this site.
(8) The use is subject to such other additional conditions which the
City Council may find necessary to protect the general welfare,
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public safety and neighborhood character. Such additional
conditions may be imposed in those situations where the other
dimensional standards, performance standards, conditions or
requirements in this Ordinance are insufficient to achieve the
objectives contained in subsection 1108.202. In these
circumstances, the City Council may impose restrictions and
conditions on the Conditional Use Permit which are more
stringent than those set forth in the Ordinance and which are
consistent with the general conditions above. The additional
conditions shall be set forth in the Conditional Use Permit
approved by the City Council.
The suggested conditions and modifications for approval of this plan
are listed below, and must be incorporated into the plans prior to final
approval by the Council.
Since this property is also located within the Shoreland District, it is
also subject to the standards listed in Section 1108.203. These
standards are discussed below.
1. Evaluation Criteria. A thorough evaluation of the waterbody and
the topographic, vegetation, and solid conditions on the site must
be made to ensure:
a) The prevention of soil erosion or other possible pollution of public
waters, both during and after construction;
b) The visibility of structures and other facilities as viewed from
public waters is limited;
c) The site is adequate for water supply and on-site sewage
treatment; and
d) The types, uses, and numbers of watercraft that the project will
generate are compatible in relation to the suitability of public
waters to safely accommodate these watercraft.
The proposal has identified methods to prevent erosion. The proposed
units are not visible from the public waterways. Public sewer and
water will be extended to serve these units. Finally, there are no docks
or marinas proposed as part of this development.
Conclusion: The Planning Commission concluded the proposed R-2
district is consistent with the Comprehensive Plan designation. The
Planning Commission recommended approval of this rezoning.
The Planning Commission also concluded the proposal met the
requirements for a conditional use permit and preliminary plat.
The Planning Commission recommended approval of the preliminary
plat subject to the following conditions:
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1. Provide the following information or revisions on the Engineering
Plans:
a) The location map illustrates a larger "site area than the
Second Addition entails.
b) Differentiate between existing, proposed and future utilities
and roadways. (Typical all sheets)
c) Show City Project #99-37 (Typical all sheets)
d) Approved MPCA, MCES and MDH permits are required to be
submitted to the City prior to sanitary sewer and watermain
construction.
e) Indicate 10' horizontal separation between the sewer and
watermains.
f) A 20' wide easement will be required for the watermain that
extends from Brookside Lane to CR 82 right of way line.
g) Shorten hydrant spacing on Brookside to a maximum of 450
feet.
h) Show service stub locations.
i) Change note 3 to require all sanitary sewer services to be SDR
26, not SDR 35.
j) Provide specifications.
k) Add a 3 foot sump the CBMH-2.
1) Add two rear yard catch basins behind lots 2/3 and 6/7 which
will connect to CB-1.
m) Extend Brookside Lane profile to the north to show the match
into existing ground.
n) Show horizontal curve data.
0) Vertical curves are short in length based on K values of 30 and
36. (See Public Works Design Manual).
p) The maximum landing area grade at Glynwater Trail is 2%.
q) Show on profile that Glynwater Trail controls profile through
the intersection with Brookside Lane.
r) All silt fence must be heavy duty.
2. Any grading or utility work within the County right-ol-way will
require a permit prior to construction. Evidence of this permit
must be submitted to the City prior to final plat approval.
The Planning Commission also recommended approval of the
conditional use permit, subject to the following conditions:
1. Reduce the impervious surface on the entire site so that it is less
than 30 percent. Alternatively, the plan may provide a calculation
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FISCAL IMPACT:
ALTERNATIVES:
showing the impervious surface, not including road right-ofway,
on the portion of the site located within the Shoreland District.
The impervious surface of the site in the Shoreland District may
not exceed 30% of the site area, less right-ofway.
2. Any optional porches or decks must be identified on the building
elevations and on the building plans. Since these structures will
affect impervious surface, they must be included within all
calculations.
3. Identify the lOO-year flood elevation of the wetland and the 30'
setback from this elevation on the plans.
4. The landscaping plan must be revised as follows:
a) Include 33 trees on the site. All of the trees must be located
within the site boundaries.
b) At least 8 of the trees must be coniferous.
c) Identify the required 7 caliper inches of replacement trees on
the landscaping plan. These trees are required over and above
the required number of perimeter trees.
d) Identify whether or not an irrigation system will be included on
this site.
5. If no irrigation system is provided, a letter of credit for the
landscaping and tree replacement must be submitted prior to
approval of the final plat documents. This letter of credit must
guarantee the landscaping for a period of two years following
acceptance of the project. If an irrigation system is included, the
letter of credit need only cover the tree replacement and irrigation
system for a period of one year following acceptance of the
project.
6. A new set of plans, showing all of the revisions, must be submitted
prior to final approval of the conditional use permit.
Bud(fet Impact: The construction of new dwellings will provide
additional tax base to the City.
The City Council has three alternatives:
1. Adopt Ordinance #99-XX approving the rezoning from the A
(Agricultural) District to the R-2 (Low Density Residential)
District, adopt Resolution #99-XX approving the Preliminary Plat
for this development subject to the listed conditions, and adopt
Resolution #99-XX, approving the Conditional Use Permit for
Glynwater 3rd Addition subject to the listed conditions, with the
finding that the preliminary plat is consistent with the intent and
purpose of the Comprehensive Plan and the Zoning and Subdivision
Ordinances.
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RECOMMENDED
MOTION:
REVIEWED BY:
2. Deny the Rezoning, Preliminary Plat and Conditional Use Permit
on the basis they are inMnsistent with the purpose and intent of the
Zoning and Subdivision Ordinances and/or the Comprehensive
Plan. In this case, the Council should direct the staff to prepare a
resolution with findings of fact for the denial of these requests.
3. Defer consideration of this item for specific reasons.
Staff recommends alternative #1. Since there are three separate items,
two motions are required.
1. A motion and second to adopt Ordinance 99- XX rezoning this
property to the R-2 (Low to Medium Density Residential) districts.
This action requires approval by 2/3 of the City Council.
2. A motion and second to approve Resolution 99-XX, approving the
Preliminary Plat to be known as Glynwater 3rd Addition, subject to
the listed conditions.
3. A motion and second to approve Resolution 99- XX approving the
Conditional Use B rmit, subject to the listed conditions.
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CITY OF PRIOR LAKE
ORDINANCE NO. 99-XX
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND THE
OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
The City Council of the City of Prior Lake does hereby ordain:
SECTION 1- BACKGROUND
1. The Planning Commission conducted public hearings on the proposed zone change on June 26, 1999,
for those interested in this request to present their views.
2. On June 26, 1999, the Planning Commission recommended approval ofthe rezoning of the property
to the R-2 district.
3. On August 16, 1999, the City Council considered the application to rezone this property to the R-2
(Low to Medium Density Residential) district.
SECTION 2. FINDINGS
The City Council finds the following:
l. The R-2 zoning district is consistent with the R-L/MD (Low to Medium Density Residential)
designation on the Comprehensive Plan.
2. Sewer and water services are available to serve the development.
3. Upon approval of the City of Prior Lake 2020 Comprehensive Plan by the Metropolitan Council, this
site will be eligible to receive sewer and water services.
SECTION 3. AMENDMENT
3.01 The Prior Lake Zoning map, referred to in Prior Lake City Code Section 1101.700 is hereby
amended to change the zoning classification of the following legally described property from A
(Agricultural) to R-2 (Low to Medium Density Residential).
LEGAL DESCRIPTION:
That part of the North Half of the Southwest Quarter of Section 34, Township 115, Range 22,
Scott County, Minnesota, described as follows:
Beginning at a point on the north line of said North Half of the Southwest Quarter distant
1082.43 feet east of the northwest corner; thence on an assumed bearing of East along said north
line a distance of 375.00 feet; thence South 580.80 feet; thence West 375.00 feet; thence North
580.80 feet to the point of beginning.
SECTION 4. EFFECTIVE DATE
This ordinance shall take effect the day after the date of publication.
Passed by the City Council of the City of Prior Lake this 16th day of August, 1999.
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AN EQUAL OPPORTUNITY EMPLOYER
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on August 21, 1999.
Drafted by:
City of Prior Lake Planning Department
16200 Eagle Creek Ave.
Prior Lake, MN. 55372
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PRELIMINARY PLAT
RESOLUTION 99-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "GL YNW ATER 3RD ADDITION" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY: SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on July 26,
1999, to consider an application from Wensmann Realty for the preliminary
plat of Glynwater 3rd 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 Glynwater 3rd Addition
for the record at the Planning Commission hearing; and
WHEREAS: the Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and
Subdivision Ordinances and found said preliminary plat to be consistent with
the provisions of said ordinances; and
WHEREAS the Prior Lake City Council considered an application for preliminary plat
approval ofGlynwater 3rd Addition on August 16, 1999; and
WHEREAS: the City Council finds the preliminary plat of Glynwater 3rd Addition to be
consistent with the 2010 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves the preliminary plat of
Glynwater subject to the following conditions:
1. Provide the following information or revisions on the Engineering Plans:
a) The location map illustrates a larger "site area than the Second Addition entails.
b) Differentiate between existing, proposed and future utilities and roadways.
(Typical all sheets)
c) Show City Project #99-37 (Typical all sheets)
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AN EQUAL OPPORTUNITY EMPLOYER
d) Approved MPCA, MCES and MDH permits are required to be submitted to the
City prior to sanitary sewer and watermain construction.
e) Indicate 10' horizontal separation between the sewer and watermains.
f) A 20' wide easement will be required for the watermain that extends from
Brookside Lane to CR 82 right of way line.
g) Shorten hydrant spacing on Brookside to a maximum of 450 feet.
h) Show service stub locations.
i) Change note 3 to require all sanitary sewer services to be SDR 26, not SDR 35.
j) Provide specifications.
k) Add a 3 foot sump the CBMH-2.
l) Add two rear yard catch basins behind lots 2/3 and 6/7 which will connect to CB-
1.
m) Extend Brookside Lane profile to the north to show the match into existing
ground.
n) Show horizontal curve data.
0) Vertical curves are short in length based on K values of 30 and 36. (See Public
Works Design Manual).
p) The maximum landing area grade at Glynwater Trail is 2%.
q) Show on profile that Glynwater Trail controls profile through the intersection
with Brookside Lane.
r) All silt fence must be heavy duty.
2. Any grading or utility work within the County right-ol-way will require a permit prior
to construction. Evidence of this permit must be submitted to the City prior to final
plat approval.
3. Pursuant to Section 1003.400 of the Subdivision Ordinance, that portion of the preliminary
plat located outside of the MUSA, referred to as Phase IL will remain subject to the existing
Comprehensive Plan, Subdivision Ordinance and land use controls for a period of three (3)
years following the date of approval of this resolution.
Passed and adopted this 16th day of August, 1999.
YES
NO
Mader Mader
Kedrowski Kedrowski
Petersen Petersen
Schenck Schenck
Wuellner Wuellner
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City Manager
City of Prior Lake
Page 3
CONDITIONAL USE PERMIT
RESOLUTION 99-XX
APPROVING A CONDITIONAL USE PERMIT TO DEVELOP A 22 UNIT
TOWNHOUSE DEVELOPMENT TO BE KNOWN AS "GLYNW ATER 3RD
ADDITION"
MOTION BY: SECOND BY:
WHEREAS, the Prior Lake Planning Commission conducted a public hearing on July 26,
1999, to consider an application from Wensmann Homes for a Conditional
Use Permit (CUP) for a 22 unit cluster development to be known as
Glynwater 3rd Addition, and the City Council heard the case on August 16,
1999; and
WHEREAS, notice of the public hearing on said CUP has been duly published 10
accordance with the applicable Prior Lake Ordinances; and
WHEREAS, the Planning Commission proceeded to hear all persons interested in this
issue and persons interested were afforded the opportunity to present their
views and objections related to the CUP of Glynwater 3rd Addition; and
WHEREAS, the Planning Commission and City Council find the CUP for Glynwater 3rd
Addition in harmony with both existing and proposed development in the
area surrounding the project; and
WHEREAS, the Planning Commission and City Council find the proposed CUP is
compatible with the stated purposes and intent of the Zoning Ordinance as
they relate to conditionally permitted uses, and further, that the proposed
CUP meets the criteria for approval of CUP as contained in Section 1108.202
of the Zoning Ordinance.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
that it hereby adopts the following findings:
FINDINGS
(1) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
The Low to Medium Density Residential designation allows townhomes and cluster housing
up to 10 units per acre. This development is consistent with those goals, and with the policy
to provide a mix of residential housing styles.
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(2) The use will not be detrimental to the health, safety, morals and general welfare of the
community as a whole.
This use will not be detrimental to the health, safety, morals and general welfare of the
community. The use is consistent with the adjacent development.
(3) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use
District in which the Conditional Use is located.
With some modifications to the landscaping plan and the impervious surface on the site, the
use will meet the provisions of the Zoning Ordinance.
(4) The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
All utilities necessary to serve this site will be installed by the developer. The sewer lines
have the capacity to serve this site. The adjacent NURP pond was designed to accommodate
runoff from this site, as well.
(5) The use will not have undue adverse impacts on the use and enjoyment of properties in
close proximity to the conditional use.
The use is similar to the approved Glynwater development and will not have an adverse
affect on the adjacent property.
(6) The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil
engineer registered in the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by the City Council.
The plans have been prepared by a civil engineer. As noted above, with some modifications,
the plans meet all requirements of the Zoning Ordinance.
(7) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city water,
city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas
mains, and other service facilities. The plans shall be included as part of the conditions
set forth in the Conditional Use Permit approved by the City Council.
The plans have been prepared by a civil engineer and reviewed by the City Engineering
Department. Some modifications are required, and will be made prior to approval of the
final plat for this site.
(8) The use is subject to such other additional conditions which the City Council may find
necessary to protect the general welfare, public safety and neighborhood character.
Such additional conditions may be imposed in those situations where the other
dimensional standards, performance standards, conditions or requirements in this
Ordinance are insufficient to achieve the objectives contained in subsection 1108.202.
In these circumstances, the City Council may impose restrictions and conditions on the
Conditional Use Permit which are more stringent than those set forth in the Ordinance
1:\99files\99subdiv\99prelim\glynwat3\cuprscc.doc
Page 2
and which are consistent with the general conditions above. The additional conditions
shall be set forth in the Conditional Use Permit approved by the City Council.
The suggested conditions and modifications for approval of this plan are listed below, and
must be incorporated into the plans prior to final approval by the Council.
Since this property is also located within the Shoreland District, it is also subject to the standards
listed in Section 1108.203. These standards are discussed below.
1. Evaluation Criteria. A thorough evaluation of the waterbody and the topographic,
vegetation, and solid conditions on the site must be made to ensure:
a) The prevention of soil erosion or other possible pollution of public waters, both
during and after construction;
b) The visibility of structures and other facilities as viewed from public waters is
limited;
c) The site is adequate for water supply and on-site sewage treatment; and
d) The types, uses, and numbers of watercraft that the project will generate are
compatible in relation to the suitability of public waters to safely accommodate
these watercraft.
The proposal has identified methods to prevent erosion. The proposed units are not visible
from the public waterways. Public sewer and water will be extended to serve these units.
Finally, there are no docks or marinas proposed as part of this development.
BE IT FURTHER RESOLVED, THE CITY COUNCIL OF THE CITY OF PRIOR LAKE
approves the CUP for Glynwater 3rd Addition on the property legally described as follows:
LEGAL DESCRIPTION:
That part of the North Halfofthe Southwest Quarter of Section 34, Township 115, Range
22, Scott County, Minnesota, described as follows:
Beginning at a point on the north line of said North Half of the Southwest Quarter
distant 1082.43 feet east of the northwest corner; thence on an assumed bearing of
East along said north line a distance of375.00 feet; thence South 580.80 feet;
thence West 375.00 feet; thence North 580.80 feet to the point of beginning.
BE IT FURTHER RESOLVED, approval of the CUP is subject to the following conditions:
1. Reduce the impervious surface on the entire site so that it is less than 30 percent.
Alternatively, the plan may provide a calculation showing the impervious surface, not
including road right-ol-way, on the portion of the site located within the Shoreland
District. The impervious surface of the site in the Shoreland District may not exceed
30% of the site area, less right-ol-way.
2. Any optional porches or decks must be identified on the building elevations and on
the building plans. Since these structures will affect impervious surface, they must be
included within all calculations.
1:\99files\99subdiv\99prelim\glynwat3\cuprscc.doc
Page 3
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3. Identify the lOa-year flood elevation of the wetland and the 30' setback from this
elevation on the plans.
4. The landscaping plan must be revised as follows:
a) Include 33 trees on the site. All of the trees must be located within the site
boundaries.
b) At least 8 of the trees must be coniferous.
c) Identify the required 7 caliper inches of replacement trees on the landscaping
plan. These trees are required over and above the required number of perimeter
trees.
d) Identify whether or not an irrigation system will be included on this site.
5. If no irrigation system is provided, a letter of credit for the landscaping and tree
replacement must be submitted prior to approval of the final plat documents. This
letter of credit must guarantee the landscaping for a period of two years following
acceptance of the project. If an irrigation system is included, the letter of credit need
only cover the tree replacement and irrigation system for a period of one year
following acceptance of the project.
6. A new set of plans, showing all of the revisions, must be submitted prior to final
approval of the conditional use permit.
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional Use
Permit for Glynwater. The contents of Planning Case File #99-037. #99-038 and #99-039 are
hereby entered into and rnade a part of the public record and the record of the decision for this
case.
Passed and adopted this 16th day of August, 1999.
YES
NO
Mader
Kedrowski
Petersen
Schenck
Wuellner
Mader
Kedrowski
Petersen
Schenck
Wuellner
{Seal}
City Manager,
City of Prior Lake
1:\99files\99subdiv\99prelim\glynwat3\cuprscc.doc
Page 4
PLANNING COMMISSION MINUTES
ort the bluff setback from a safety perspective. There is no more
ent. But having a hard time determining the hardship for a variance.
V onhof:
. Concur with C issioners. The hardship criteria has been met
. The existing stni ture has no further encroachment.
. The door exists ar for safety.
~>
..::::tfj~t~:~:~:~:~:1j~f~~~)f
..::;tt::::..
::::=:U;::::e applican pact by r~gle
::::;;::~. SECD R~mGCITY~
COUNCIL APPROVE THE AD lYE SDDIYISIObl:::WITH THE "::,::,,
VARIANCES REQUESTED AND P NTED':IN'::~j~~i:d~"~~~PORT.
Vote lakeu siguified ayes by a11~ B::~~. ~ STAFF TO
PREPARE A RESOLUTI ALLOWINGtiA 35 ,:: ':::)ltMARIANCE TO PERMIT AN
ENCROACHMENT' 0 THE BLUFF O}l!::::10,pgE ,..,:,::::::::;::::It.k THAN THE
REQUIRED SETB. 'K MI:NlMmM OF 25 mET FRO '::mE TOP OFBLUFF.
.' ..::::~t[~?~~!j::.~:::.:.:.<::::~t~~~I~~1~11\ \~~~~~~~t.
Vote taken si . 'led ay~~~~by all. ~IfION C~D.
'strative~COUUcil ouAu
Th arian~.!;;::J~t:tlM.tpl!lff s~~~'tWi11 go before the Planning Commissi
appr::;:;~:::9iilXugn~~:"IIII~II~t:~' ..::::t:::.::!'IIIIII!l!~J:::~:t::,
B...::::~iiJ:t::Case Files #99-djl~ 038 alid 039 Wensmann Realty is requesting a zone
,:::~r':::::::::(!!!::::!&hange, conditiodib use permit and preliminary plat for the project to be
":::iliwn as Glyn~it~r 2nd Addition located at west of Fremont Avenue and
tl~~::!iibth side..,fJCounty Road 82.
Planner Je~:~:~'IIJf:::~;:~ented the Planning Report dated July 26, 1999, on file in the
office of the Ci~~::Planner.
Wensmann Realty has applied for a Zone Change, a Conditional Use Permit and a
Preliminary Plat for the property located on the south side of CSAH 82, just west of
Fremont Avenue, south of the entrance to The Wilds, and directly west of Glynwater 1st
Addition. This property is currently zoned A (Agriculture). Much of the property is also
located within the Shoreland District for Prior Lake and Arctic Lake. The applicant is
requesting the property be rezoned to the R-2 (Low to Medium Density Residential)
district. The application also includes a request for a conditional use permit to allow the
1:\99files\99plcomm\pcmin\nm072699.doc
3
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development of the property with 22 townhouse units, and a preliminary plat consisting
of 23 lots for the to,wnho,use units and open space.
Staff recommended approval o,fthe Zone Change, the Preliminary Plat and Conditio,nal
Use Permit subject to, the co,nditions listed in the Planning Report.
Comments from the public:
..::::~~j~~~~~~[;[\~[~[~~i~~jt;t:
Kelly Murray, representing Wensmann Realty and Homes, explained,.s.lii:::didn't see the
engineering line items and stated they had no, problems meeting th,~,rti~tiifi.ments.
.......
"';':':':':':':':':'. ,,:.:.:.:.' '.:.:.:.:.'
. One co,ncern is reducing the impervio,us surface by 1 ;'O~ltf.~k ',:.'
. Another concern is the bluff issue wit~...20% or greater si.~t::There seems to, be a
number oftownho,mes that interfere ~a.::iMi}.mally eliminate tHi.\\hlJ:l<ff.
. Questio,n to applicant as to where the1:1;li.:\i.p::w:i1h the bluf(lif~~inations and how
it can be resolved. Nick Pulta, engineef.:1}yith p~~qr::fin.gi,'p&~~F responded to the
impervious surface reductio,n by explaini~~, !h~Y' wou1ifji.i.8ften the cul-de-sacs and
driveways and wo,rking w:itl:tm~:Jmilders 8i::lhe Io,catio1i~ of decks and patios. Pulta
said the percentage is,::~~:::Hosdtttige would b,spo problem. The o,nly way to reduce
the blu~f i~pa~t o,~l::,ir 20% slol,::is to, reduc~:i:~R~:.number o,f townhomes or doing
cr:::r~ngmh~q
. Concugm::W!*::k,riego,. f1i,\~!q~ing request is in line with the Co,mprehensive Plan.
. sha:r!~R~nego~:~::ij,gm;@rn witif:l!tp~fvious surface and steep slopes. In looking at the
~!tFhatives does iiat::~i~:~ manx::~~1fernatives in regard to the steep slope.
. ..:::(Sbmething should bffdbne to, mitigate disturbance of the slopes.
.'{:::::"'NAi,i!lqUy oPPo,sed to, IJat is proposed but would like to see some adjustments to the
ho,usil;l~~\!geations.::::{::~~:\?::
"::::~~~mir~~it::.. ..::::~(~~i::'
Kuykendall: "::::::::t:\~:~:jjI\t:::::J}:::"
. SUPPo,rts ths;:;8ne change, it is consistent and reasonable.
. Kansier said"'they could reduce the cul-de-sac by approximately 70 feet.
. Questioned the structural design. Pulta responded they are currently going with extra
deep basements. He also explained shortening the cul-de-sac and potential problems.
They did Io,ok at that situation and felt this was the best proposal.
. Pulta said removing one unit would take care ofthe impervio,us surface overage.
. Kansier pointed out the MUSA line.
. Has reservations fo,r the slope impact. There should be some alternatives.
Criego:
. Had no, problem with the zone change.
1:\99fi1es\99plcornm\pcmin\rrm072699.doc
4
· Kelly Murray addressed the steep slope concern explaining the homes are being
matched by walkout design into the slopes would have less impact on the slopes.
· Kansier explained this proposal is similar to Glynwater First and Wild Oaks
Subdivisions.
· Kuykendall said he understood their proposal. Still concerned for impervious surface.
· Cramer questioned the proposed grades. Tovar explained.
· Will support the proposal.
'~~:~:j::::::::....
.<:::~{::::::::::::f:f~:~:~:~:~:~tt~{(
: on~::~urs with the Commissioners' comments. '&:l::::::ii:::::{r:~t:lii!!IIII!I!!iilt~~::::..
· Supports the zone change. It is consistent with the Compr:~heIlve Plarl~:::::::t:l~::::..
· The Conditional Use and Plat application would only ~.:~::~i~\Y:,d: if the imp:~Bps ,.:::',
surface is met. ..:::::{f~~::::;:" ,.:::t::tt::::::~::::f:::"
· The Preliminary }>lat's major issue is the steep sIQP!~:' Not'.::ponvinced that .:::::::iff::"
everything has been done to meet the problem..::~::$gl~n~ing ~!I::m~ght be able to be
OP:::~CU"ion: ~.. ~
Cramer felt the disturbances of steep slop~::~l':Bmili:am:ptized. ,:;;fR~ home seem to fit in.
Has no opposi tion. :=:::lllll!it,::::~~:::::::::::::t:f::::::::~t:::::::::i:i::i':il!:::III!!:::::~:::::~::.
V onhof pointed out the cul.:;:A,~ii,~t~~gth is 51qii!feet - 70 f~:~t over.
Kuykendall felt there ,.wj~~:~::::~ade~;lllith the i~'~dt:'The developer can compromise the
impervious surface:::~!!'_':':~~t~':il~~:jilj:iiiiijl:!lii!!:::::::t1:::i:::r:::" ,
Cramer and Criego support~::1A~ extra length of the cul-de-sac. From a safety point it is
better to ha;v:~fn:l~be.r., Ther~::~mH.lo access from County Road 82. Reducing the cul-de-
.ac~th~longy
~~tI~J;l BY CRAME~:j:IECONn BY CRIEGO, TO RECOMMEND CITY
COUNQIL, APPROVE THE ZONE CHANGE REQUEST FROM THE A-DISTRICT
TO R2:D~I~:~T. ,::{:[:::iii~!!::::::r
VONHOF ~IIlEB TO INCLUDE THE RATIONALE BASED ON DISCUSSIONS
RELATIVE TO/IRE ISSUES. CRAMER AGREED.
.:;;;::::.,
Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY CRAMER, SECOND BY KUYKENDALL, TO RECOMMEND
APPROVAL OF THE PRELIMINARY PLAT SUBJECT TO THE CONDITIONS
LISTED BY STAFF IN THE PLANNING REPORT WITH THE EXCEPTION OF
CONDITION #1, AND TO RECOMMEND APPROVAL OF THE VARIANCE TO
THE LENGTH OF THE CUL-DE-SAC.
1:\99files\99plcomm\pcmin\nm072699.doc
5
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Vote taken signified ayes by all. MOTION CARRIED.
MOTION BY CRAMER, SECOND BY KUYKENDALL, TO RECOMMEND
APPROVAL OF THE CONDITIONAL USE PERMIT, SUBJECT TO THE
CONDITIONS LISTED IN THE STAFF REPORT.
Vote taken signified ayes by all. MOTION CARRIED.
';:::::::::;::::';'"
..::::t~~m~~t~~~~m~t[~~~~~~~r
..::::~:~:~::::.,
This item will go before the City Council on August 16, 1999. ,.::f:::::::=:'.
6.
His other concern was stay on to 'Of previous set6:~bli,::~~ sig!.8~~bt ordinance
discussions. Tovar explain administrative decision!t:::::~:sier also pointed out staff
::~:O:;:i::iZqu:s:.~~~~issioners.
"::::~:j::. . ::;:~:r::~~~:~:~:~:~:~:~:~:~:~::::::::..... .':', ','
An ncements and Corresponde:;:;:,:,:: : ,::,::::::::::f:::" ....:::::::t:::t:::::::::::[:[:Jf,:::'
,,:(:,~::::mi::I::::::::::i:i:::::tt:,:, '\i:t:i:!::: ':' ,)if:'::"
8. Adjournment: ..::,:,:::,::" "::,:,:,:,:,:,:::::, ......,
..::::~~t::::.. \~~~~~~~~i~~~
ThemeetingadjO~'
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7.
J ane Kan.~6.f::::I:titI::::::::::::::::::::~:::\~~,,::..
Plannjpj:'tSoordinatot\i:::::::::::::ii\:.
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Connie Carlson
Recording Secretary
1:\99files\99plcomm\pcmin\rnn072699.doc
6
Glynwater 2nd Addition
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GL YNWATER 2ND ADDITION
PRELIMINARY GRADING AND UTILITY PLANS
PRIOR LAKE, MINNESOTA
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SHEET INDEX
1. COVER SHEET
2. PRELIMINARY PLAT
3. PRELIMINARY SANITARY SEWER & WATER MAIN
4. PRELIMINARY STORM SEWER
5. PRELIMINARY STREET CONSTRUCllON
6. PRELIMINARY GRADING AND EROSION CONTROL
7. PRELIMINARY TREE PRESERVA llON
8. PRELIMINARY LANDSCAPE PLAN
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Preliminary Plat Application Summary
for
Glynwater 2nd Addition
in
Prior Lake
Wensmann Realty, Inc.
May 3,1999
I. Description of the proposed housing element.
WensmannRealty, Inc.(developer) and, Wensmann Homes, Inc. (builder) are requesting
approval for a 22 unittownhouse development on an approximately 5 acre in-fill site
located South of Co. Rd 82 and both East and West of Glynw~.ter Trail. The property is
outside of the current MUSA boundary.
Wensmann Realty, Inc. is proposing to market three different housing styles, Split-Entry,
Rambler and Two Story plans. The split-entries will be located primarily along the west
~idp.ofthe cul-de-sac, with rambler walk()lJt~nd two-stor} ,,~llil1(Qutsalone th~,"?ast side.
Current price ranges of the ho~p.s'wou1d be from approximately $125,000 . $180,000
witb. alll.evels completely finished. SaltS wili be marketed to o\\oner-occupants.
Options not shown on the enclosed plans that would modify the enclosed building
footprint and elevation may include,a 10 x 10 porch, and extended deck sizes (10 x 10 is
standard). We request these available options be considered when approving the ~
proposed building plans and elevations.
Architectural style and building colors will be consistent with the first phase of
Glynwater qurrently under construction. Additional detailing will be shown with final
building plans.
n. Utility Services.
All utility services for the proposed subdivision ~ll be underground. Street lighting will
.be installed by the developer as approved by the engineering and planning department of
the City of Prior Lake. Lighting style will be consistent with the lights in the fIrst phase
of Glynwater.
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m. Neighborhood Association.
Th~ proposed development will be annexed to the current homeowners association
known as Glynwater West. The large wetland just to the east, the townhomes in Spring
Glen Circle, and the split entry townhomes along the approved phase 2 area of the
original Glynwater Preliminary plat all be included in the Glynwater West Association
which will eventually consist of approximately 77 units.
, ~-t?
...iJ..-.:.- .
FILE CJF~~1
Preliminary
Engineering Project Summary
for
Glynwater 2nd Addition
in
Prior Lake
1. Description of Project
The site is approximately 5 acres located south of Scott County Road 82 and 1/4 mile west of
Fremont Avenue, in the City of Prior Lake. The subject site is in the NE 1/4, SW 1/4 of
Section 34, Township 115, Range 22, Scott County, Minnesota. The proposed project will
include the grading, utility and street construction for 23-24 single family townhomes.
The grading for the site will occur at OJ1~ tlllle with the streets and utJ.ities constructed with the::
[mal construction of Glynwater 1t Addition, as soon as that is brought into the City of Prior
Lakes MUSA.
IT. .?roj~M M~mager
The project ill:1n::lger and pivject engineer shall be respOi1:iibi..; for various aspecw (;f the
construction and are as follows:
Proiect Manager
Terry Wenm1:mn
Wensmann Realty
3312 151" Street West
Rosemount, Mn 55068
~13-1l 19'" ~61-4c(p-- 44W
Proiect Engineer
Nicholas Polta
Pioneer Engineering
2422 Enterprise Drive
Mendota Heights, Mn 55124
681-1914
ill. Existing Site Conditions
The site is wooded and had previously been a farm homestead. The structures have been
removed from the site but their foundations remain. The site drains primarily to the southwest
into a DNR protected wetland #168W.
The surrounding land uses are residential to the south, east, west. And agricultural uses to the
north.
. IV. Soils and Slopes
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The United States Department of Agricultures Soil Sutvey identifies the onsite soils are
primarily Hayden Series these soils are described as good for embankment and foundations. The
lowlands and wetlands contain peat and Glencoe series soils that are not suitable for
construction, these areas will be avoided during construction. Comprehensive soil testing was
performed onsite by Maxim Technologies (report inclosed), there analysis substantiates the
suitability of the onsite soils for the construction purposes of the development.
Topsoil will be stripped and stockpiled onsite to provide for six (6) inches of repsread across all
turf areas after completed grading.
The site has 0.271 acres of slopes in excess of 20 percent (%). These slopes are northwest of the
wetland near Co. Rd. 82.
During construction a geotechnical engineer will be onsite inspecting soil conditions and
providing analysis of the soils.
V. Erosion Control Measures
Approved best management practices (BMP) of the Minnesota Pollution Control Agency
(fvfPG{\') a.~ stipul:l!~(l in Prq,tectwa Water Ouality irl Urba,,!l Areas shall be followed. These:
"., . ...~..'. ._"'~ ......
include -but are net limited to the fdlowing: . .., - ~
All denuded and stockpile areas shall not have a slope greater than 3: 1
All disturbed area shall receive temporary seed, mulch and disc anchoring if no
significant grading is to occur for 30 days.
All finished grade area shall be seeded mulched and anchored within 14 days after
complete grading.
A seed mixture designed for the soil characteristics and area plantings shall be approved
by the City Engineer.
A separate cool seed mixture will be designed for dormant seed planting in the fall.
Peak Discharge from all storm sewers shall not exceed the original peak discharge from
the watershed.
All storm sewer outlets shall have rip rap outlets designed to City Standards.
All Storm Sewer outlets shall not have discharges greater than 4 feet per second.
,'~ ~.j
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Gravel construction entrances and a street sweeping program shall be used to ensure
minim~l soil is removed from the site.
Inlet protection for storm sewer shall be implemented until streets are paved and turf is
established.
Erosion control fences shall be installed around all wetlands and water quality ponds until area
plantings have been established. At which time the erosion control fence shall be moved to the
edge of the structure setback.
Water quality ponds will be used as temporary sedimentation basin during construction. The
grading contractor is responsible for maintaining drainage to the ponds and between the ponds
and wetlands, b):' the use of perforated stand pipes,
VIT. Storm. Water Management
This site was included in the storm water management plan for Glynwater 51 Addition. This plan
addressed storm water rate control and water quality treatment for this parcel. A copy of this
prev;ously approved report will be provided upon request.
vm. Wetland Delineation
This site was included in the Peterson Environmental Consulting, Inc. bave prepared 'for Gynwater 1st
.,,\dd:tiolt detaIling a VI ~daJld .~ ;ciille'ation Plan for the subject propert""y. ,A copy 'Qfth&'Jeport will, be
provitI.~d l~~(ln request.
IX. Traffic Control
The contractor is responsible to provide to th,e City of Prior Lake and the Scott County Highway
Department a detailed traffic control/sign plan for construction of turn lanes on Co. Rd. 82 and Fremont
Avenue.
XI.Co~ctionSequencmg
The following is a rough schedule for construction, contingent upon the approval of the project by all
pertinent regulatory agencies :
I. Install perimeter erosion control fence, erosion control fence around wetlands and gravel
construction entrances.
May 1~, 1999
II. Clear and grub site.
May 1~, 1999
Ill. Begin Mass grading
June rt, 1999
N. Respread topsoil, seed and mulch
June 21st, 1999
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V. Begin construction of utilities and streets, remainder of Glynwater 1. and Gylnwater ~
Additions
July 1st , 1999
VI. Pave streets, restore site
September 1st, 1999
.-,-.. ., ."~ . ---~<!II""
. -.....-._..~ ._~...
SCOTT COUNTY. ~
PUBLIC WORKS AND LANDS DIVISION
'HIGHWAY DEPARTMENT
600 COUNTRY TRAIL EAST
JORDAN,:MN 55352-9339
(612) 496-8346
BRADLEY J. LARSON Fax: (612) 496-8365
ASSOCIATE ADMINISTRATOR
June 17, 1999
Jane Kansier
City of Prior Lake
16000 Eagle Creek Ave. SE
Prior Lake, MN 55372
Re: Preliminary Plat - Glynwater 2nd Addition
CSAH 82 and Glynwater
Vear Ms. I<.ansier:
We have reviewed the Prel1mlnary Plat and Conditional Use Permit as it relates to Highway
Department issues and offer the following comments or concerns:
CopditiGUS of Approval
. CSAH 82 shcll1.d.v~ 75 feet of dediciiJ\,;.ndearly designated on the Final Plat.
General Comments
. No benning, landscaping, signage, or ponding will be allowed within the County right-of-
way.
. Any grading or utility work required within the right-of-way will require a permit prior to the
work commencing.
. It continues to be our position that Brookside Lane should be stubbed to the western extent of
the Glynwater 1 st Addition, thereby accommodating future development to the west of
Glynwater. This would help to maintain continuity of the internal street system in this area
of Prior Lalre.
Thank you for the opportunity to comment. Please contact us if you have any questions or need
additional information.
Sincerely,
Craig Jenson
Transportation Planner
Email: Brian Sorenson, County Transportation Engineer
W:\WORD\Review\99 _Plats\Prelim\PIGlyAwiiipmi Opportunity/Safety A ware Employer
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DATE: July 3, 1999
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, Assistant City Engineer~
RE: Glynwater 2nd Addition (Project #99-37)
The Engineering Department has reviewed the preliminary plans for the subject project
and we have the following comments: (These comments assUme the potential MUSA
boundary extension will be approved.)
Title Sheet
1. The location map illustrates a larger "site area than the Second Addition entails.
2. Differentiate between existing, proposed and future utilities and roadways. (Typical
all sheets)
3. Show City Project #99-37 (Typica~ :::ls.~,e;:tsj
-~--:
Sewer and Water - Sheet 3
1. Approved MPCA, MCES and MDH permits are required to be submitted to the City
prior to sanitary sewer and watermain construction.
2. Add 16" trunk watermain to plans from Wilds Parkway to the west property line of
the south side of CR 82.
3. Indicate 10' horizontal separation between the sewer and watermains.
4. A 20' wide easement will be required for the watermain that extends from Brookside
Lane to CR 82 right of way line.
5. Shorten hydrant spacing on Brookside to a maximum of 450 feet.
6. A Scott County permit will be required for any work in the CR 82 right of way.
7.' Show service stub locations.
'8. Change note 3 to require all sanitary sewer services to be SDR 26, not SDR 35.
9. Provide specifications.
Storm Sewer
1. Add a 3 foot sump the CB11H-2.
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2. Add two rear yard catch basins behind lots 2/3 and 6/7 which will connect to CB-l.
Street
1. Extend Brookside Lane profile to the north to show the match into existing ground.
2. Show horizontal curve data.
3. Vertical curves are short in length based on K values of30 and 36. (See Public Works
Design Manual).
4. The maximum landing area grade at Glynwater Trail is 2%.
5. Show on profile that Glynwater Trail controls profile through the intersection with
Brookside Lane.
Grading/Erosion Control
1. All silt fence must be heavy duty.
We may make additional comments when final plans are submitted. I am assuming that
they will be submitted with the final plans for the remainder of Glynwater Trail.
....~. ':~":-:~'la..
g:\projects\ 1999\3 7 gIyn \review 1. doc
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INTEROFFICE MEMORANDUM
DATE:
.,p~GfENGINEERING
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Ralph Teschner
Glynwater 2nd Addition
(assessment/fee review)
June 8, 1999
TO:
FROM:
RE:
A 5 acre parcel in Section 34-115-22 (pIN #25 934 017 1) is proposed to be developed as
qlynwater 2nd 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:
Collector Street Fee
Stormwater Management Fee
Tnmk Sewer & Water Fee
$1500.00/acre
$3180.00/acre
$3500.00/acre
,'The [mal ~iase of this de./\;lo~m~nt wO'I!4".bckriowaas Gl,ynv(akl ':'~d Additio~1 ,Tne
application of applicable City de....~~lopmeni ~harges would generate th~ following costs ,(' the
developer based upon a net lot area calculation of 3.35 acres of townhouse units (145,839 sq. tt.j
as provided within the site data summary sheet of the preliminary plat description:
Collector Street Fee:
3.35 acres @ $1500.00/ac = $5,025.00
Storm Water Management Fee:
3.35 acres @ $3180/ac = $10,653.00
Trunk Sewer & Water Charge:
3.35 acres @ $3500.00/ac = $11,725.00
These charges represent an approximate cost of $1245.00 per lot for the 22 proposed townhouse
units within Glynwater 2nd Addition. 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 [mal plat approval.
There are no other outstanding special assessments currently certified against the property. Also,
the tax status of the property is current with no outstanding delinquencies.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 1 Ph. (612) 447-4230 1 Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
H:ISPLlTS\GL YN\VTR2.DOC
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Revised Preliminary Plat
Glynwater 2nd Addition
Wensmann Realty, Inc.
August 9, 1999
I. Description of Changes to Original Submission.
Wensmann Realty, Inc. (developer) and, Wensmann Homes, Inc. (builder) have reviewed
the plans submitted for the original Glynwater 2nd Addition along with comments
received from the City of Prior Lake Planning Commission on July 26, 1999 and have
completed the following revisions to the plans.
A. Impervious Surface.
Based on the previous plan, staff calculates that the impervious surface exceeds
the maximum allowable by 1072 square feet. We have since redesigned our
buildings on the east side of the cul-de-sac that will reduce the impervious surface
calculations enough to still allow for porch and larger deck options for the
customers. The calculations are enclosed for your review.
B. Steep Slopes.
The planning commission discussed the impact we are creating on the steep
slopes. As we presented to the planning commission, we are using full-
walk-out basements to minimize the impact on the slopes, stepping down
the units where possible to meet the grade, rather than filling to make a level
4-unit building. We also addressed this issue in our plan revisions by eliminating
the rambler walk-out units on the east side of the cul-de-sac and staying with
all2-story walkouts. The rambler units were 65' deep front to back of deck.
Our new two-story plan is only57' deep, front to back of deck. This will help
minimize the impact on the slopes in addition to reducing the impervious surface.
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C. Cul-de-sac Length
We revisited this issue to see if there was any way to reduce the length of the
cul-de-sac. We have concluded that the current plan is the best for the
project design and request a variance to the cul-de-sac length.
D. Engineering Plans.
The changes requested in the engineering report will be submitted with
final plans.
E. Landscaping Plan
Changes required have been incorporated in the landscaping plan. An irrigation
system will be installed as part of the development. A separate irrigation design
will be submitted as part of the permit process after construction of the units
has begun.
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Glynwater 2nd Addition
Impervious Surface Calculations
August 9 1999
Brookside Lane
21,345 square feet
Driveways
1-2
3
4-5
6
7
8-9
10
11-12
13-14
15-16
17-18
19-20
21-22
1480 square feet
820 square feet
1400 square feet
820 square feet
820 square feet
1563 square feet
1080 square feet
1938 square feet
1800 square feet
1727 square feet
2171 square feet
1634 square feet
1423 square feet
Building Surfaces
Lots 1-10 12,550 square feet
(1255 sq. feet each including 10xl0
deck and 10 x 10 porch which are options)
Lots 11-22
(1476 sq. feet each including 17,712 square feet
deck and porch which are options)
without porch, large deck
11,550 square feet
without porch, large deck
15,696 square feet
. .
.
Summary of Impervious Surfaces
Driveways
Buildings
18,676
30,262 (all options included)
Total Impervious Surface
48,938 sq. feet
Driveways
Buildings
18,676
27,246 (inc1.std lOx 10 deck)
Total Impervious Surface
45,922 sq. feet
Total Acreage
Less: ROW's
(CO 82 28,125)
(Brookside Lane 9,875)
(Other on site RIW 22,152)
217,800 square feet
60,152 square feet
Net Calculation
157,648 square feet
Impervious Surface % of Net acreage
Using All Options: 31.04%, or 453.02 square feet over
Using only Base Std 29.12%
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