HomeMy WebLinkAbout8C - Windstar Addition
STAFF AGENDA REPORT
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
8C
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF ORDINANCE 97-XX
REZONING PROPERTY FROM THE A-1
(AGRICULTURAL) DISTRICT TO THE R-1
(SUBURBAN RESIDENTIAL) DISTRICT AND
RESOLUTION 97 -XX APPROVING THE
PRELIMINARY PLAT FOR "WINDST AR
ADDITION"
MARCH 3, 1997
INTRODUCTION:
The purpose of this agenda item is to consider two
applications for the development of a 14.14 acre site
located along the east side of Mushtown Road, directly
west of Woodridge Estates and east of O'Rourke Addition.
The first application is a request to rezone the property
from the A-1 district to the R-1 district. The second
application is a request for approval of a preliminary plat to
be known as "Windstar Addition".
The preliminary plat consists of 14.14 acres to be
subdivided into 21 lots for single family dwellings. All of
the lots meet the minimum lot area and frontage
requirements for the R-1 district, ranging in size from
12,020 square feet to over 50,000 square feet. The total
density of 1.5 units per acre is well below the maximum
density of 3.5 units per acre permitted in the R-1 district.
DISCUSSION:
The Planning Commission held a public hearing to review
this preliminary plat on January 27, 1997. Attached to this
report is a copy of the staff report to the Planning
Commission and the minutes of the January 27, 1997,
Planning Commission meeting.
At the hearing, the Commission heard testimony from the
developer of this project. The developer explained this
project is a logical extension of the existing streets and
1:\96fi1es\96subdiv\preplat\windstar\windcc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
utilities. The developer also submitted a revised plan
addressing some of the conditions suggested in the
Planning staff report, and agreed with the remaining
conditions.
The Commission also heard testimony from several
residents of the area, who were mainly concerned about
the additional traffic if Pondview Trail is extended. These
residents also indicated the lot lines should not be run into
the pond as suggested by staff.
ISSUES:
The Planning Commission discussed this proposal at
length. The Commission agreed this property should be
rezoned to the R-1 district, since it is consistent with the
Comprehensive Plan.
The Commissioners also generally agreed to the
preliminary plat. The Commissioners were mainly
concerned about the need for sidewalks along Pondview
Trail, and the extension of the lot lines into the pond. The
Commission determined sidewalk is not required along
Pondview Trail since it does not connect to any other
sidewalk. The Commissioners also agreed the pond
should be platted as an outlot in order to be consistent
with the plat to the east.
The Planning Commission voted to recommend approval
of the zone change request to the R-1 district. The
Planning Commission also voted to recommend approval
of this preliminary plat with the following conditions:
1. The proposed NURP pond does not meet City criteria.
The slopes on the pond must be 4:1 above the Normal
Water Level (NWL) and 6:1 below the NWL. The
maximum depth of the pond should be 4-5 feet. NURP
pond calculations must be submitted.
2. A wetland replacement plan must be submitted and
approved by the City prior to any grading on the site.
3. The berm around the NURP pond must be higher than
the proposed High Water Level.
4. The right-of-way at Mushtown Road and Pondview
Trail must have a 25' radius at each corner.
5. A revised tree preservation showing total caliper
inches must be submitted. If necessary, a
replacement plan must be submitted and approved
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Page 2
prior to final plat approval.
6. If Outlot B is not deeded to the adjacent property
owner, the Developer must either provide a written
explanation of the ownership and maintenance
responsibility for this parcel, or it should be dedicated
as right-of-way.
On February 12, 1997, the developer submitted a revised
set of plans addressing most of these conditions. The
NURP pond has been designed to meet City standards,
although the plan does not address the flow from this pond
off of the property at this time. The developer has also
submitted a wetland replacement plan which has been
reviewed by the Technical Evaluation Panel (TEP). The
TEP recommends the Council approve this replacement
plan by adopting Resolution 97-## (see attachment C).
Finally, a revised tree preservation plan has been
submitted.
The revised plans show the lot lines extending into the
pond area along the east side of the plat. If the pond is
dedicated as an outlot, the City will eventually be required
to maintain the edge of the pond. It is the staff's opinion
that there is no public need for this pond, and the City
should not be responsible for maintaining the area. The
memorandum from Paul Hokeness (Attachment E)
explains the staffs' position.
Since the revised plans have addressed most of the
Planning Commission's recommended conditions, the staff
recommends approval of this preliminary plat with the
following revised conditions:
1. The flow off of the property from the NURP pond must
be addressed at the final plat stage.
2. If Outlot A is not deeded to the adjacent property
owner, the Developer must either provide a written
explanation of the ownership and maintenance
responsibility for this parcel, or it should be dedicated
as right-of-way.
ALTERNATIVES:
1. Adopt Ordinance 97 -XX approving the zone change to
the R-1 district, adopt Resolution 97 -XX, approving the
preliminary plat of Windstar 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
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Page 3
RECOMMENDATION:
ACTION REQUIRED:
EXHIBITS:
Ordinances, and adopt Resolution 97-## approving the
Wetland Replacement Plan for this property.
2. Defer consideration of this item for specific reasons.
3. Find the preliminary plat inconsistent with the purpose
and intent of the Zoning and Subdivision Ordinances
and/or the Comprehensive Plan and deny the request.
The staff recommends Alternative #1.
Since there are three separate actions involved in this
approval, three separate motions are required, as
follows:
1. Motion and second to adopt Ordinance 97-XX
approving the zone change to the R-1 district. A
4/5 vote of the Council is required for approval of a
rezoning.
2. Motion and second to adopt Resolution 97-XX
approving the preliminary plat subject to the listed
conditions.
3. Motion and second to adopt Resolution 97-##
approving the Wetland Replacement Plan for this
property.
A. Ordinance 97-XX (Zone Change)
8. Resolution 97 -XX (Preliminary Plat)
C. Resolution 97-## (Wetland Replacement Plan)
D. Revised Plans dated February 12, 1997
E. Memorandum from Paul Hokeness, dated February
19, 1997
F. Planning Report, dated January 27, 1997
G. Minutes of January 27, 1997, Planning Commission
Meeting
H. Letter from Jim Ericson, submitted to Planning
commiSSi~n J{:~ 2[
Fr nk \80 les, City Manager
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Page 4
EXHIBIT A
CITY OF PRIOR LAKE
ORDINANCE NO. 97-XX
AN ORDINANCE AMENDING SECTION 5-2-1 OF PRIOR LAKE CITY CODE AND
AMENDING SECTION 2.1 OF PRIOR LAKE ZONING ORDINANCE 83-6.
The City Council of the City of Prior Lake does hereby ordain:
The Prior Lake Zoning map, referred to in Prior Lake City Code Section 5-2-1 and Prior Lake
Zoning Ordinance No. 83-6 Section 2.1, is hereby amended to change the zoning classification of
the following legally described property from A-I (Agriculture) to R-l (Suburban Residential).
LEGAL DESCRIPTION:
That part of the Northwest Quarter of Section 11, Township 114, Range 22, Scott County,
Minnesota described as follows:
Beginning at a point on the East line of said Northwest Quarter distant 842.84 feet southerly of
the Northeast comer of said Northwest Quarter; thence North 000 19' 09" east along said east
line a distance of 842.84 feet to the Northeast comer of said Northwest Quarter; thence West
along the North line of said Northwest Quarter a distance of 715.31 feet to a point distant
1924.78 feet east of the Northwest corner of said Northwest Quarter; thence South 190 27' 00"
east a distance of 100.00 feet; thence South 170 20' 48" East a distance of 99.48 feet; thence
South 160 32' 58" East a distance of 99.67 feet; thence South 170 11' 00" East a distance of
210.0 feet more or less to the Northeast comer of the plat of O'Rourke Addition; thence South
170 11' 00" East along the easterly line of said Addition and its southerly extension a distance of
380.00 feet to a point 80.00 feet southerly as measured along the southerly extension of the
easterly line of said Addition; thence South 720 49' 00" West parallel with the southerly line of
said Addition a distance of 218.4 feet more or less to the center line of a Township Road; thence
southeasterly along said center line to its intersection with a line which bears South 530 28' 40"
West from the point of beginning; thence North 530 28' 40" East a distance of 600.66 feet to the
point of beginning. Containing 13.95 acres more or less.
AND
That part of the Northwest Quarter (NW 1/4) of Section 11, Township 114, Range 22, Scott
County, Minnesota, described as follows:
Commencing at the Southeast comer of the plat of O'Rourke Addition; thence Southerly along
the Southerly extension of the Easterly line of said Addition a distance of 40.00 feet to the point
of beginning of the tract of land to be described; thence continuing Southerly along said
extension a distance of 40.00 feet; thence southwesterly parallel with the Southerly line of said
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PAGE I
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Addition a distance of 218.4 feet more or less to the center line of a Township Road; thence
Northerly along said center line a distance of 40.00 feet to its intersection with a line parallel
with and distant 40.00 feet Southerly of the Southerly line of said Addition; thence Northeasterly
along said line to the point of beginning.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 3rd day of March, 1997.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the _ day of
,1996.
Drafted By:
Prior Lake Planning Department
16200 Eagle Creek Avenue
Prior Lake, MN 55372
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PAGE 2
EXHIBIT B
RESOLUTION 97-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "WINDST AR ADDITION" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
SECOND BY:
the Prior Lake City Council reviewed the request for preliminary plat
approval of Winds tar Addition at its meeting on March 3, 1997; and
the Prior Lake Planning Commission conducted a public hearing on January
27, 1997, to consider the application for the preliminary plat of Windstar
Addition; and
notice of the public hearing on said preliminary plat was duly published and
posted in accordance with applicable Minnesota Statutes and Prior Lake
Ordinances; and
the Planning Commission proceeded to hear all persons interested in this
issues, and persons interested were afforded the opportunity to present their
views and objections related to the preliminary plat of Windstar Addition; and
the City Council 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
the City Council finds the preliminary plat of Windstar Addition to be
consistent with the Year 2010 Comprehensive Plan.
NOW THEREFORE, BE IT RESOL YED BY THE CITY COUNCIL OF PRIOR
LAKE, that the City Council hereby approves the preliminary plat of Windstar Addition
subject to the following conditions:
I: \96fi1es\96subdiv\preplat\ windstar\rs97xxcc.doc
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
1. The flow off of the property from the NURP pond must be addressed at the final plat
stage.
2. If Outlot A is not deeded to the adjacent property owner, the Developer must either
provide a written explanation of the ownership and maintenance responsibility for
this parcel, or it should be dedicated as right-ol-way.
3. The preliminary plat is valid for 12 months from the date of approval by the City
Council. Failure to submit the final plat of the within the required time frame shall
cause the preliminary plat to become null and void.
Passed and adopted this 3rd day of March, 1997.
YES
NO
Andren
Greenfield
Kedrowski
Mader
Schenck
Andren
Greenfield
Kedrowski
Mader
Schenck
{Seal}
City Manager
City of Prior Lake
I :\96fi1es\96subdiv\preplat\windstar\rs97xxcc.doc
2
EXHIBIT C
RESOLUTION 97-##
RESOLUTION APPROVING THE
WETLAND REPLACEMENT PLAN
FOR WINDST AR ADDITION
PROJECT NO. 97-33
MOTION BY: SECOND BY:
WHEREAS, the Technical Evaluation Panel (TEP) has reviewed the wetland replacement
plan for the Windstar Addition and no comments have been received
regarding the replacement plan and therefore recommends approval of this
project; and
WHEREAS, sequencing criteria has been met; and
WHEREAS, approximately 5,014 square feet of type 2 (PEMB) wetland will be filled and
replaced with the following: 6,000 square feet of Type 2/3 wetland along
with 17,972 square feet of Public Value Credit (ponding) wetland. This is
greater than the required 2: 1 ratio of 10,028 square feet.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
that the Wetland Replacement Plan for the Windstar Addition be approved.
Passed and adopted this 3rd day of March, 1997.
YES
NO
Andren
Greenfield
Kedrowski
Mader
Schenck
Andren
Greenfield
Kedrowski
Mader
Schenck
{Seal}
City Manager
City of Prior Lake
RES97##.DOC
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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RQSEMOUNT, Io4N 55066 (612) '423-1179
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EXHIBIT E
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Jane Kansier, Planning Coordinator
Paul Hokeness, Park and Recreation Director
February 19, 1997
Windstar Development Park Dedication
Requirements
As stated in my January 21, 1997 memo the park dedication requirement for this
development will be cash in lieu of land. The cash dedication is $18,382.00.
It is my recommendation that the lot lines be extended into the pond so that the City will
not be responsible for maintaining the trees and the shoreline of this property. Before I
started with the City there was a plan to construct a trail around the perimeter of the pond.
The neighbors on the east side of the pond objected to the trail and it was decided that
this trail would not be constructed.
It does not make sense for the City to obtain any property along the shoreline of the
Windstar development, as there will not be a trail constructed around this pond. If we do
need access to the pond there is a piece of City property on the east side of the pond.
16200 Ea~~~~M~~S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
EXHIBIT F
PLANNING REPORT
4A
PUBLIC HEARING TO CONSIDER A ZONE CHANGE
FROM THE A-1 (AGRICULTURAL) DISTRICT TO THE R-1
(SUBURBAN RESIDENTIAL) DISTRICT AND TO
CONSIDER APPROVAL OF PRELIMINARY PLAT TO BE
KNOWN AS WINDST AR ADDITION
14.14 ACRES LOCATED ALONG THE EAST SIDE OF
MUSHTOWN ROAD, DIRECTLY WEST OF WOODRIDGE
ESTATES AND EAST OF O'ROURKE ADDITION V, ...
JANE KANSIER, PLANNING COORDINATO~~
_X_ YES NO-N/A - U
JANUARY 27,1997
The purpose of this public hearing is to consider two applications for the development of
the 14.14 acre site described above. The first application is a request to rezone the
property from the A-1 (Agricultural) district to the R-1 (Suburban Residential) district.
The second application is a request for a preliminary plat to be known as "Windstar
Addition" .
ANALYSIS:
Applicant:
Project Engineer:
Location of Property:
Zoning and Land Use
Designation:
Wensmann Realty
3312 151 st Street West
Rosemount, MN 55068
Westwood Professional Services
14180 West Trunk Highway 5
Eden Prairie, MN 55334
This property is located along the east side of
Mushtown Road, directly west of Woodridge Estates
and east of O'Rourke Addition.
The property is presently zoned A-1 (Agricultural).
The applicant has requested a zone change to the R-
1 (Suburban Residential) district. The 2010
Comprehensive Plan identifies this property as R-
LMD (Urban Low to Medium Density Residential).
1:\96files\96subdiv\preplat\windstar\windpc.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Adjacent land Use and
Zoning:
North: Commercial use and vacant City land zoned
8-3 and designated as C-CC (Retail Shopping
Community Commercial)
South and West: Single family dwellings and large
acre lots located outside the City limits.
East: Single family dwellings in Wood ridge Estates
zoned R-1 and designated as R-LMD.
Proposed Development:
The proposed plat consists of 14.14 acres to be
subdivided into 21 lots for single family dwellings, for
a total density of about 1.5 units per acre. This
density is well below the maximum permitted density
of 3.5 units per acre.
The minimum lot size in the R-1 district is 12,000
square feet, with 86' of frontage at the front building
line. The lots in this development range from 12,020
square feet to over 50,000 square feet. All of the
proposed lots meet or exceed the minimum
requirements.
The preliminary plat also includes two outlots. Outlot
is 2.62 acres in size and is located on the eastern
boundary of the plat. This outlot covers a pond and
wetland along this boundary of the plat.
Outlot 8 is 2,258 square feet located at the northeast
intersection of Pondview Trail and Mushtown Road.
The applicant has indicated this outlot will be deeded
to the adjacent property owner.
For a more detailed explanation of the proposed
development, see the attached narrative submitted
by the developer.
Streets/Access/Circulation: This plat dedicates right-of-way for one new street.
Pondview Trail is extended 1,175 feet from its current
end in Woodridge Estates to Mushtown Road. This
street is designed with a 50' wide right-of-way and a
32' wide surface, which is consistent with the existing
portion of Pondview Trail. There are no sidewalks or
trails along this street.
The plat also dedicates 33' of right-of-way for the
east half of Mushtown Road, adjacent to this
property.
1:\96files\96subdiv\preplat\windstar\windpc.doc
Page 2
Grading/Erosion Control:
Storm SewerlWetlands/
Water Quality:
Sanitary Sewer and
Watermain:
Easements:
Tree Preservation:
The preliminary grading plan was designed to allow
for the preservation of wetlands and significant trees
on the site. The majority of the grading on the site,
other than for roads and utilities, is on the north side
of the property. The developer is propOSing to
excavate the northwest corner of the site to create a
stormwater detention and water quality pond (NURP
pond). The material from this excavation will be used
to fill the seven lots on the north end of the site as
walkout lots. The development will be required to
comply with the City's erosion control standards.
Storm water runoff will be directed to the NURP pond
located in the northwest corner of the site via storm
sewer located in the street right-of-way. There is
also a storm sewer located between Lots 7 and 8,
Block 2, directing the emergency overflow from the
pond on Outlot A to the NURP pond.
There are two wetlands on this site totaling 3.25
acres. On the north end of the property there is a
0.07 acre wetland which overlaps onto the adjacent
property. The remaining 3.18 acre wetland is located
along the south and east side of the property.
The developer is proposing to fill 0.1 acre of the
south wetland for roads and a building pad, and to
mitigate this area on the north end of the site near
the NURP pond. A wetland replacement plan must
be submitted and approved prior to any grading on
the site.
Sanitary sewer and water service will be extended
from the existing lines in Pondview Trail to serve this
property. The lines will be extended in the right-of-
way to Mushtown Road.
The Developer will be required to dedicate drainage
and utility easements over the wetlands, stormwater
ponds, and over all sewer and water lines
constructed outside of the dedicated right-of-way. A
30' wide drainage and utility easement is required
along the west side of Lot 10, Block 1, to protect the
existing sewer and water lines.
This development is subject to the provisions of
Section 6.16 (Tree Preservation) of the Zoning
Ordinance. The applicant has provided an inventory
as required by this ordinance, but the tree
1:\96files\96subdiv\preplat\windstar\windpc.doc
Page 3
preservation plan is calculated in total number of
trees rather than total caliper inches.
The ordinance allows up to 50% of the total caliper
inches of the significant trees to be removed, without
replacement or restitution, as a result of initial site
development and home placement. Initial estimates
indicate that the tree removal will be less than the
allowed 50%, but the developer will be required to
verify these numbers. If necessary, a tree
replacement plan must be prepared according to the
provisions of Section 6.16 of the Zoning Ordinance.
Landscaping:
This development is also subject to the requirements
of Chapter 7 of the Subdivision Ordinance, which
requires one (1) street tree per lot frontage and one
(1) front yard tree per lot. The applicant has
submitted a landscaping plan showing the proposed
location of the required trees, as well as the minimum
size and types. It must be noted that this
requirement is over and above the required
replacement trees.
Parkland Dedication:
The Developer shall comply with the park dedication
and contribution requirements as defined in the City
Code. The park dedication for the plat shall be
fulfilled through a cash contribution of $18,382.00.
This amount is calculated by multiplying 10% of the
gross acreage (14.14 acres) by the market value of
the land ($13,000).
Finance/Assessment Fee
Review:
This subdivision will be subject to a stormwater
management fee, a collector street fee, a trunk sewer
and water fee, and a lateral sewer and water fee. A
summary of the charges is shown on the attached
memo from Ralph Teschner.
ZONE CHANGE REQUEST:
The criteria for granting a zoning change include the following:
1. There was a mistake in the original zoning
2. Conditions have changed significantly since the current zoning was adopted.
3. The Comprehensive Plan has been amended.
Any of these criteria can be used to evaluate a request for rezoning.
1:\96files\96subdiv\preplat\windstar\windpc.doc
Page 4
With the adoption of the 2010 Comprehensive Plan in June, 1996, this area was added
to the Municipal Urban Service Area and designated as R-UMD. The R-1 district is an
appropriate zoning district for the R-UMD designation.
The Planning staff believes that this request meets criteria #2 and #3. The addition of
this property to the MUSA is a significant change. Furthermore, the Comprehensive
Plan has been amended to include this area in the R-UMD designation. The proposed
R-1 zoning is consistent with that designation.
PRELIMINARY PLAT:
A preliminary plat identifies proposed lot locations, areas and dimensions, road
locations, storm sewers, grading, location and grade of sewer and water, landscaping
and tree replacement plans, and other improvements to an undeveloped site. Once
preliminary plat approval is granted, the property owner has a vested interest in the plat.
For one year following preliminary plat approval, no ordinance amendment shall apply to
or affect the use, development density, lot size, lot layout, dedication required or
permitted by the approved preliminary plat.
The proposed preliminary plat meets the standards of the Subdivision Ordinance and
Zoning Ordinance. There are some engineering and ordinance requirements which still
must be addressed; however, these can be addressed by placing the following
conditions on the approval of this preliminary plat:
1. The proposed NURP pond does not meet City criteria. The slopes on the pond
must be 4:1 above the Normal Water Level (NWL) and 6:1 below the NWL. The
maximum depth of the pond should be 4-5 feet. NURP pond calculations must
be submitted.
2. The pad on Lot 1, Block 2, must have 4:1 slopes toward the wetland. This pad
must also be located at least 30' from the 100 year flood elevation of the
wetland.
3. A wetland replacement plan must be submitted and approved by the City prior
to any grading on the site.
4. The berm around the NURP pond must be higher than the proposed High
Water Level.
5. The watermain and the sanitary sewer line in Pondview Trail must be extended
to the centerline of Mushtown Road. The sanitary sewer from manhole #6
shall be 0.80% as shown on the plans. Manhole #7 shall be located 25' west of
the centerline of Mushtown Road. The hydrant and valve shall be at the same
offset.
6. The right-of-way at Mushtown Road and Pondview Trail must have a 25' radius
at each corner.
1:\96files\96subdiv\preplat\windstar\windpc.doc
Page 5
7. A revised tree preservation showing total caliper inches must be submitted. If
necessary, a replacement plan must be submitted and approved prior to final
plat approval.
8. The lot lines in Block 2 must be extended to the east boundary of the plat in
order to eliminate Outlot A.
9. If Outlot B is not deeded to the adjacent property owner, the Developer must
either provide a written explanation of the ownership and maintenance
responsibility for this parcel, or it should be dedicated as right-of-way.
ALTERNATIVES:
1. Recommend the City Council approve the zone change as requested, and adopt
Resolution #97 -03PC recommending approval of the preliminary plat of Windstar
Addition as presented and subject to the conditions listed in the resolution, or with
specific changes directed by the Planning Commission.
2. Table or continue the public hearing to a date and time certain and provide the
developer with a detailed list of items or information to be provided for future
Planning Commission review.
3. Recommend denial of the application based upon specific findings of fact.
RECOMMENDA TION:
Staff recommends Alternative #1
ACTION REQUIRED:
Since there are two separate applications involved in this request, the Planning
Commission must make two separate motions. A motion recommending approval of the
zone change to the R-1 district as requested is required. A separate motion to adopt
Resolution 97 -03PC recommending approval of the preliminary plat of Windstar
Addition, subject to the listed conditions, is also required.
REPORT ATTACHMENTS:
1. Location Map
2. Preliminary Plat
3. Applicants' Narrative
4. Memo from Ralph Teschner
5. Resolution 97 -03PC
1:\96files\96subdiv\preplat\windstar\windpc.doc
Page 6
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PROJECT NARRATIVE
Prior Lake, Minnesota
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December 20, 1996
REOUEST
Wensmann Realty is proposing to subdivide 14.14 acres into 21 single family residential lots.
Approval is also requested to rezone the property from A-I, agricultural to, R-I, residential.
SITE CONDITIONS
LocationILand Use
:rhe site is located south of Highway 13 and northeast of Mushtown Road. The site falls within
the Northeast quarter of the northwest quarter of Section 11, Township 114 North, Range 22
West. The site currently includes vacant land that has a history of agricultural use. Surrounding
land uses include single family residential to the east, south and west and industrial to the north.
Topography
Site topography is gently rolling with elevations ranging from 948 to 976. Most of the
topographic relief is located in the north half of the site with elevations from 948 to 970.
Vegetation
The majority of the site is open, mowed grass. Tree species on the site include poplar, oak,
maple, hackberry, basswood, elm, cedar and cherry. Hickory and ash also appear on site in small
quantities. Most of the trees are growing along the edge of the pond on the south end of the site
with the remainder along the north edge. A row of 8 cedar trees exists right at the entrance to the
site off Mushtown Road.
Soils
According to the Geotechnical Exploration, soils on the site consist mostly of silty sand and
clayey sand, which are suitable for the type of development proposed. See report, attached.
HydrologylDrainage
The site contains two wetlands totaling 3.25 acres. The wetland on the north end of the site is
0.07 acres and overlaps the adjacent property to the north. Located on the east side of the site
and running to the southwest west corner is the second wetland measuring 3.18 acres. These
wetland boundaries were delineated and flagged in the field on December 9, 1994 by Westwood
Professional Services, Inc. using the Corns of Engineers Wetlands Delineation Manual. The
boundary of the north wetland was extended to the north on August 1, 1996.
Drainage from the site flows 'off the site to the north through the existing wetland to a 15" storm
pipe under Tower St., then east through the wetland to a storm pipe that also carries stormwater
from Mushto'\.vn Road north crossing under St. Trunk H"'/Y. 13. (See Existing Conditions
drawing.)
Access
Site access is from existing Pondview Trail to the northeast, and from existing Mushto"Yn Road
from the southwest.
Utilities
Water and sanitary sewer are both available along Pondview Trail. An eight inch sanitary se'\.ver
line extends into the property approximately ninety feet and then extends north off the site. A six
inch water line also continues into the site approximately the same distance, tees with an eight
inch line in the Pondview ROW, then extends north off the site.
PROPOSAL
Rezoning
Wensmann Realty is requesting the rezoning from A-I, agricultural to R-1, residential in order to
subdivide 14.14 acres in to 21 single family residential lots at a gross density of
1.48 dulac.
Subdivision
The minimum lot area required, in compliance with the zoning ordinance, is 12,000 square feet.
A minimum lot depth of 150 feet and a lot width, at the 25 foot setback line of 86 feet, is also
required. All lots meet or exceed these requirements. The average lot size is.20,482 s.f.
Site access will be from Pondview Trail and :vlushtown Road. A proposed public streeL as
extension of Pondview Trail with a right-of-v,ray width of 50 feet and a bituminous surface of 32'
face to face, bisects the site linking the two access points. This street name will be Pondview
Trail. also. Half of the ROW. 33', will be dedicated for Mushtown Road.
Neither trails nor sidewalks will be included in the proposed subdivision.
Outlot A encompasses a portion of an existing wetland in the southeast of the site.. Outlot B.
fronting on Mushtown Road, is a small, pie shaped piece, bet\Neen the proposed right of way and
an existing, adjacent subdivision to the north. The applicant plans to deed Outlot B to the
adjacent neighbor.
Easements
All of the area below the High Water Level of the ponds on site has either been covered by an
easement or is in Outlot A. The public utilities passing through the north end of the site have
been placed in an easement.
Covenants
The applicant plans to establish restrictive covenants for the subdivision similar to the Hamilton
Hills subdivision currently underway in Savage. A homeowners association will not be
established, however, due to the size of the subdivision.
Architecture and Site Amenities
The applicant proposes to build 21 detached single family homes ranging in price from $140,000
- $190,000. Plan types will include two-stories, ramblers, and modified two-stories. The will be
in the range of2,140 sq. feet.
At this time no special site identification (monument) is proposed. The developer plans to deed
outlot "B", as described in the previous section, to the adjacent homeowner when the
development is completed If the City requires a subdivision monument at the entrance of
Mushtown Road, it would be placed on Outlot B, described above, and a maintenance agreement
must be made with the adjacent homeowner for upkeep or easements established for the
monument and future maintenance by all of the 21 homeowners in the proposed plat.
Street lighting will be installed in accordance with City requirements.
Tree PreservationlPlanting
A tree inventory was performed in compliance with the city's Tree Replacement Plan. Trees
were tagged as "significant" if the trunk diameter (caliper) measured six inches and above and
the species appeared on the city's "significant tree" list. A 25% removal of significant trees, due
to the construction of right of ways and drainage ways, was allowed. Another 25% removal of
significant trees was accepted due to the construction of the building pads. The total number of
significant trees removed on site did not exceed the maximum amount required by the city. (See
Tree Preservation Plan.)
The applicant is pursuing the possibility of transplanting the existing row of 8 cedar trees near
the entrance from Mushtown Road to Outlot B. The calculation of tree replacement for the site
has included these as --lost" trees, and is not dependent on their preservation. The large size of
the trees is being evaluated relative to the survivability of the transplant process.
The landscape plan provides Jhe two tree per lot requirement stated by the city's planting plan
ordinance. The plantings consist of sugar maple, swamp white oak, ash, hackberry, red oak and
linden. The plant species chosen are compatible with the existing plant communities on site.
G radinglStormwater/W etlands
The site grading allowed for the preservation of wetlands and significant trees. Excavation for
storm water ponding was utilized as fill to create seven walkouts on the north end of the site.
The remaining lots will be full basement or lookout dVle!lings. \Vater quality ponding is
provided to treat storm water runoff. Appropriate erosion control methods will be utilized during
construction per City and other agency requirements.
Approximately 0.1 acre of wetland (4300 s.f) is proposed to be filled to allow for the public
-street, driveway access across a wetland and the creation of a walkout building pad located at the
southern portion of the site, south of the wetland. 4900 s.f of wetland replacement is provided
north of the proposed ponding area.
The normal water level (N\VL) of the existing pond in Outlot A \vill be set at 963.75 as requested
by the City. High water level (H\VL) and 100 year storm elevation will be set at 966.3. The
lowest opening on any of the homes east of Pond view Trail will be 969.3 with the lowest floor
level at 965.75. A storm pipe set at an outlet elevation of966.3 (H\v""L) will convey storm\vater
between lots 7 and 8 of Block 2 to Pondview Trail and then in a storm pipe between lots 5 and 6
of Block 1 to the created stormwater detention pond in the north\vest comer of the site. If the
stormwater pipes should plug or fail, an emergency overflow is provided bervveen Lots 8 and 9 of
Block 2 and between 5 and 6 of Block 1.
The lowest building elevation of existing homes around the pond is 971.5. The lo\vest building
opening in the proposed development (969.75) is lower than the lowest existing building.
Therefore, the proposed pond elevation and overt1ow elevation \vill not adversely affect any
existing homes on the pond.
The new stormwater detention pond located in Block 1 is designed \vith a N\v""L of949. An
outlet pipe at that elevation will convey water to the created wetland which I;vill in turn overt10w
into the existing wetland at elevation 948. Drainage calculations are pending.
The new stormwater pond conforms with the volume criteria of the National Crban Runoff
Program, however the side slopes of the pond do not meet the recommended -+: 1 and 6: I slope
criteria Meeting this criteria does not work on this site due to the constraints of the site. The
intill nature of the project, confining access points and the odd parcel shape combined with the
high priority of presentation of wetlands and vegetation, wetland replacement. do not leave room
for a stormwater pond with flat sides.
Utilities
Sanitary and water services extend into the site, on the north end, and are available for potential
connection. A proposed eight inch sanitary line and an eight inch water line will run the length
of the proposed roadway and tie in to the existing sanitary and water services.
Gas, electricity, and cable will be installed in the ROW behind the curb line based on the criteria
set forth by the appropriate utility company, and in conformance with City standards. It is
expected that these will be extended from either or both W oodridge Addition on the east and the
O'Rourke Addition on the west. Further coordination with the individual companies will be
necessary .
Site Construction
The site construction would be a one phase process. It would start as soon as weather permits
during the spring of 1997 with public and site improvements beginning in early summer. Based
-on this timeline, home construction would begin by fall 1997.
Due to the short construction phase and necessity of importing fill material to balance the site,
minimal soil stockpiling will be needed. The initial concept is that topsoil only will be
stockpiled at the back of Lot 3, Block 1 where there is currently no trees or proposed grading.
Erosion control will consist of silt fence installed along all edges of grading operations where
drainage is directed off site. Hay bales will be placed to protect all catchbasins. The erosion
control measures will be maintained during the entire construction process and until turf
estab lishment.
INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING
Ralph Teschner
Windstar Addition
(assessment/fee review)
January 28, 1997 (REVISED)
A 14.14 acre tract in 11-114-22 (PIN #25 911 044 1) is proposed to be platted into Windstar
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:
Stormwater Management Fee
Collector Street Fee
Trunk Sewer & Water Fee
Lateral Sewer & Water Charge
16.8 cents/sq. ft.
$1500.00/acre
$3500.00/acre
150' @ $60.00/ff
The application of these City charges would generate the following costs to the developer based
upon a net lot area calculation of 8.89 acres of single family lots (387,258 sq. ft.) as provided
within the site data summary sheet of the preliminary plat description:
Lateral Sewer & Water Charge:
150' @ $60.00/ff= $9,000.00
Trunk Sewer & Water Charge:
8.89 acres@ $3500.00/ac = $31,115.00
Storm Water Management Fee:
387,258 sf@ 16.8/sf= $65,059.00
Collector Street Fee:
8.89 acres @ $1500.00/ac = $13,335.00
These charges represent an approximate cost of $5643.00 per lot for the 21 proposed lots within
Windstar Addition. Assuming the initial net lot area of the plat does not change, the above
referenced storm water, collector street, trunk and lateral sewer and water charges would be
determined and collected within the context of a developer's agreement for the construction of
utility improvements at the time of final plat approval.
There are no other outstanding special assessments currently certified against the property. Also,
the tax status of the property is current with no outstanding delinquencies.
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
H:ISPLITs\sPL970I.DOC AN EQUAL OPPORT1..:NlTY EMPLOYER
EXHIBIT G
PLANNING COMMISSION MINUTES
JANUARY 27,1997
1. Call to Order:
The January 27, 1997, Planning Commission meeting was called to order by Chairman
Criego at 6:30 p.m. Those present were Commissioners Criego, Stamson, V onhof and
Kuykendall, Director of Planning Don Rye, Planning Coordinator Jane Kansier, Planner
Jenni Tovar, Engineering Technician Jeff Evens and Recording Secretary Connie
Carlson.
2. Roll Call:
Y onhof
Wuellner
Stamson
Kuykendall
Criego
Present
Absent
Present
Present
Present
3. Approval of Minutes:
Change on Page 2, under Criego, should be changed to "His only concern with the sign
that it was not directed towards the residents and faces Highway 13."
MOTION BY YONHOF, SECONDED BY STAMSON, TO APPROVE THE JANUARY 13,
1997, MINUTES AS SUBMITTED.
Vote taken signified ayes by Criego, Stamson and Vonhof. MINUTES APPROVED.
Commissioner Kuykendall abstained from voting.
4. Public Hearings:
A. Case #96-126 and #96-113 Consider the Zone Change Request and
Preliminary Plat for the Project Known as "Windstar Addition".
Planning Coordinator Jane Kansier presented the information from the Staff Report. The
hearing was to consider two applications for the development of the 14.14 acre site to be divided
into 21 lots, located along the east side of Mushtown Road, directly west of W oodridge Estates
and east of O'Rourke Addition. The first application is a request to rezone the property from the
A-I (Agricultural) district to the R-l (Suburban Residential) district. The second application is a
request for a preliminary plat to be known as "Windstar Addition". Staff recommended approval
of the requests by Resolution 97-03PC with nine conditions set forth in the Staff Report. A letter
was submitted on Friday, January 24, by Westwood Professional Services addressing items 2,5,
6, 7 and 8. Kansier further recommended maintaining conditions 1, 3, 4 and 9 as well as 7
regarding the Tree Preservation Ordinance.
MN012797.DOC
PAGEl
Comments from the Public:
Tim Erkkila, Westwood Professional Services, represented Wensmann Realty stated they
were looking forward to working with the City. The project is a logical outgrowth of the
existing streets and utilities in the area. He agreed with the Staff Report and accepted the
conditions. Mr. Erkkila's concern was an issue of adjusting or moving the storm water
pond to another location. They will meet the condition but are still evaluating the
situation. Terry Wensmann from Wensmann Homes was also present to answer any
questions.
Jim Ericson, 4544 Pondview Trail, lives in the Woodridge Estates, is not opposed to the
development but had concerns and submitted them in writing. His neighbors would like
to keep the cul-de-sac and minimize the traffic. It is a quiet neighborhood and would like
to keep it quiet. Their preference would be to work with the City and the developer by
maintaining property values.
Roger Olson, 17041 Mushtown Road, questioned the sewer and water coming to the
center line of Mushtown Road. Kansier explained the services.
Jeff Evens from the Engineering Department explained the sewer and water plan from the
preliminary plat.
Jim Gustin, 4543 Pondview Trail, agreed with Mr. Ericson's proposed plan. He is
opposed to running the lots down to the pond. Mr. Gustin feels it is an environmental
issue and would like to see the pond left natural.
Deb Rickard, 17266 T oronto Avenue, agreed with the comments regarding the traffic.
She felt the wildlife should be preserved. If the lawns are extended too far into the pond
there is a danger of pesticide runoff.
Tim Kaderlik, 17075 Maple Lane, was concerned with added traffic and assessments to
maintain Mushtown Road. He said he could not afford to live in Scott County. He
moved to a semi-rural area and would like to maintain that lifestyle. There is a lot of
wildlife. Mr. Kaderlik suggested eliminating the plan totally.
The public hearing was closed.
Comments from the Commissioners:
Criego:
. Questioned the property going into the pond and the adjoining property owners.
MNOI2797.DOC
PAGE 2
. Kansier explained the area was designated as park. Someone has to take
responsibility for the outlot. The City would be responsible for maintaining the land
and there is no access.
. Rye commented on the original plat for W oodridge Estates allowed 100% dedication
for wetlands. The Ordinance was amended a few months ago and the subdivision
currently does not give any credit for wetlands.
. Concern for the responsibility of the new property owners to the pond.
. Kansier commented the wetland would stay the same.
. Any assessments to other neighbors? Evens said there are no assessments to Spring
Lake Township property owners.
. The Comprehensive Plan requires road connections from neighborhood to
neighborhood.
. Rye explained the importance of the connection - Emergency vehicles, isolating
neighborhoods and maintenance.
. Sidewalks not recommended because they do not go anywhere.
. Lots 1 and 2 will be difficult to build on. The pad has to be 30 feet from the 100 year
flood elevation. Will meet ordinance requirements.
V onhof:
. Believes the sidewalks are for traffic safety and not necessarily for commuting people
from one place to another. There should be sidewalks as part of the roadway.
. Ratio for wetland mitigation is 2 to 1.
. Evens explained the first exemption and credit for the N.U.R.P. pond.
. Capital Improvements for Mushtown Road are scheduled to be upgraded in 1997.
. Regarding N.U.R.P. pond -lots 5, 6 and 7. Will be covered with drainage and utility
easements.
. Extension of lot lines - should be consistent with the whole pond area. Would
approve the previous submission without the lot line extensions. He feels it is
presumptuous at this point for the City to know what is gong to happen to this
wetland. Keep it whole under one body.
Stamson:
. Agreed with V onhof regarding the sidewalks. Concern of traffic is a good safety
Issue.
. Agreed with Commissioners on not extending the lot lines. It makes sense for the
City to own all or none of the wetland.
. No cul-de-sac. It is not practical. The length from Mushtown Road is too long and
difficult to service. It would be distinctly separated from the City.
. Supports the street connection.
. Mushtown Road is not a county road just a street in the county. It would make more
sense to have a 85 foot setback. Mushtown Road can potentially turn into a collector
street.
MN012797.DOC
PAGEl
-;-T
Kuykendall:
. Kansier pointed out the road connections on the overheads.
· He does not feel there is an excessive amount of traffic compared to other streets in
subdivisions.
. Strongly favors sidewalks. Use the safety standards.
. Connect the neighborhoods.
. Street lighting has to be provided by the developer.
. The wildlife and rural atmosphere can be maintained by the design.
. Kansier explained by extending the lot lines the City is not responsible for
maintaining the area. It would be the property owners responsibility as opposed to
the City. Easements would have to go over properties.
. Support not extending the lot lines.
. Support the RI designation.
. Wetland mitigation would have to be calculated before approval.
. Price range of homes - $150,000 to $180,000.
. Mr. Ericson explained the benefit of Outlot B to discourage traffic off Mushtown.
Mr. Erkkila explained the developer will be using sound planning techniques with the
Wetland Act and city policies. Some people do prefer small lots on a wetland area.
There is a very small amount of fill. It is an attractive home site. It is in character with
other homes off Mushtown Road. This is a low density plan with 21 lots.
Evens said the components have to be met. The engineering department feels the lots are
appropriate.
Open Discussion:
Criego:
. Commissioners generally believe the district should be RI.
. Development here is desirable but protect the wetlands and consensus is not to extend
the lot lines.
. Cul-de-sac or a through street. Cul-de-sacs cannot exceed 500 feet. The plan is to
connect neighborhoods.
. General consensus that sidewalks are desired.
Kuykendall:
. Could this site be a PUD? If it is, could it be developed as a whole different concept.
. Opposed to the development based on this issue.
. In favor of sidewalks on both sides and future extensions.
. Increase right of way and have sidewalks.
Stamson:
. The traffic issue is short term until Toronto is connected.
. Evens explained the annexation with the Mushtown Road improvement.
MNOI2797.DOC
PAGE4
Kansier said Pondview is not wide enough to add one sidewalk.
V onhof:
. Supportive of the development with one sidewalk.
. The road should continue through.
. Opposes lot extensions to pond.
Stamson:
. Rye said the ordinance was amended a year ago to put in sidewalk or trails on
collector streets, not side streets like Pondview and Toronto.
. Supports the sidewalks.
. Rye said his concern is applying sidewalks as a condition. First of all, there is no
criteria. Second, is that going to be a recommendation on every plat and street that
comes in? Council has given the City direction and staff is proceeding on that basis.
V onhof:
. Sidewalks are a safety issue and starting out with a new plat, there should be a
sidewalk.
Erkkila said they discussed the sidewalk issue. Neighbors were against the trails around
the ponds. There was no connection for sidewalks. If the developer has to increase the
right-of-way it will impact the wetland on a fill issue. It is a complicated issue. The
criteria based on city policy does not require a sidewalk. City Council has not agreed to
it. He would be willing to accept the possibility of a sidewalk connection if it was agreed
by the residents in Woodridge Estates, at least the first two lots to get to the comer. So at
least it starts at a street and ends at a street.
Mr. Ericson said he discussed the sidewalk issue among the neighbors and it is not
desirable to have a sidewalk going through their yards.
MOTION BY VONHOF, SECOND BY STAMSON, TO RECOMMEND A ZONE
CHANGE TO THE R-l DISTRICT AS REQUESTED.
Vote taken signified ayes. MOTION CARRIED.
Comments on the Preliminary Plat.
Criego - The issues are Items, 1,3,4, 7, 8 and 9. Agrees with Resolution 97-03PC with
Items 1,3,4,6 and 9. Item 8, recommend not extend the lot lines into the pond. As far
as the sidewalk is concern, he would rather live without a sidewalk and do any further
damage to the ponds and if it doesn't go any place, it is not needed.
MN012797.DOC
PAGES
Vonhof - Agreed with amendments deleting 8. As far the sidewalks go, it is a traffic
safety issue. There should be sidewalks. Require to extend the right-of-way to 55 feet
and add a sidewalk on one side.
Stamson - Agreed with Criego, space problem with the south side of property for
sidewalks and also the right-of-way is not wide enough. It will create problems with
homes 20 feet away. Traffic is not an issue. Given the way the Ordinance is written and
City Council's decision there is no need for a sidewalk.
Kuykendall- Agreed with all points. Feels right-of-way should be redesigned and add
sidewalks. He does not agree with City Council's decision on sidewalks. Supports a 55'
design and entertains an alternative way of developing the land to meet the bigger and
broader objectives. He realizes the requirements are met and feels the property should be
developed but the approach taken does not meet the overall objective. Opposed the
development as proposed.
MOTION BY STAMSON, SECOND BY CRIEGO, TO APPROVE RES. 97-03PC
WITH CONDITIONS 1,3,4,7 AND 9. THE REVISED PLAN COVERS ITEMS 2, 5
AND 6. OUTLOT A SHOULD BE INCLUDED IN THE PLAN AND THE
PROPERTY LINES SHOULD NOT EXTEND TO THE MIDDLE OF THE POND FOR
CONTINUITY WITH THE OTHER HALF OF THE POND.
V ote taken signified ayes by Criego, Stamson and V onhof, nay by Kuykendall.
MOTION PASSED.
A recess was called at 8:06 p.m. The meeting reconvened at 8:14 p.m.
B. Case #97-001, #92-002 and #97-003 Zone Change Request, A Variance
Request and a Preliminary Plat for the Project Known as "Knob Hill North".
The public hearing was open at 8: 14 p.m.
Planning Coordinator Jane Kansier presented the Staff Report. The hearing was to consider
three applications for the development of27 lots on a 17.01 acre site located about 1/4 mile
south of CR 42, and 118 mile east of Pike Lake Trail, and formerly known as the Twiss property.
The first application is a request to rezone the property from the C-l (Conservation) district to
the R-1 (Suburban Residential) district. The second application is a request for a variance to the
lot width provisions for two of the lots proposed in the subdivision. The third application is a
request for a preliminary plat to be known as "Knob Hill North". Staff recommended approval
of the requests with the conditions outlined in the Staff Report.
Comments from the Public:
Horst Graser, representing Wayne Fleck, highlighted some of the issues: the boundary and topo
maps of the site, the encroachments on the property, the wooded pine area, the elevations, sewer
and water, zoning, the grading plan, the variance request and the tree consideration. Mr. Graser
MN012797.DOC
PAGE6
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EXHIBIT H
Jim Ericson
4544 Pondview Trail S.E.
Prior Lake, l\1N 55372
Prior lake City Counsel
16200 Eagle Creek Ave. S.E.
Prior Lake, l\1N 55372
I've been a resident of Prior Lake for 5 years. My purpose is to give you input as to my
views on the proposed development know as Windstar addition. I ask that I officially be
recognized in the meeting minutes as being opposed to proposal as it currently stands. I
do however, have a couple of other options that I believe would benefit all.
The primary reason that I and all of my neighbors are opposed to the proposal as it stands
is primarily due to that fact that we have a quiet neighborhood with no traffic other than
the residents who live on our street, and we enjoy living on a culdesac and want it to stay
that way because it's a nice decent place to have a; family and raise children
-'
The proposal as it stands, would unduly affect our neighborhood by bringing an
extraordinary amount of traffic through as people make their way to get to the ball park
during the summer, and as an alternative for people to get to the mall area by highway 13.
If you're not familiar with the amount of traffic that is generated as people make their
way to the ball park during the summer months, may I suggest that you stand on the
corner of Toronto as it intersects with 1 70th for an evening. I think you would see what I
mean. The proposal, as it now stands, would in effect turn our culdesac into a freeway.
The alternative I have that would be most beneficial to all is option A. (See attached)
The benefits include:
1. No additional traffic in our neighborhood.
2. It maintains property values for homeowners ( culdesacs are desirable ).
3. Additional value of the land for the developer because he would have the added selling
point of having his lots on a culdesac, and would keep intact the number of marketable
lots.
4. Additional value to the city by maintaining property values thus, property ta"Xes, and
neighborhoods that are desirable to live in.
5. Safety for the 15 children who live on our block.
Benefit:
Not as much traffic as proposed.
<<7/1)
'The other option is option B: (see attached)
It is the minimum that I would consider as an option.
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