HomeMy WebLinkAbout8A - Northwood Oaks Estates
STAFF AGENDA REPORT
AGENDA #:
PREPARED BY:
SUBJECT:
8A
JANE KANSIER, PLANNING COORDINATOR;
CONSIDER APPROVAL OF RESOLUTION 97 -XX
APPROVING THE PRELIMINARY PLAT FOR
"NORTHWOOD OAKS ESTATES" AND
RESOLUTION 97 -XX APPROVING A VARIANCE
TO ALLOW A CUL-DE-SAC GREATER THAN 500
FEET IN LENGTH
JULY 21,1997
DATE:
INTRODUCTION:
The purpose of this agenda item is to consider approval of
Resolution #97 -XX approving the preliminary plat for
Northwood Oaks Estates. This site is located on the west
side of Northwood Road, south of Arctic Lake and east of
Spring Lake Regional Park. A Resolution is also attached
for consideration of a variance to allow a cul-de-sac in
excess of 500 feet in length.
The preliminary plat consists of 34.15 acres to be
subdivided into 46 lots for single family dwellings. All of
the lots meet the minimum lot area and frontage
requirements for the R-1 District. The gross density of
1.35 units per acre is also consistent with 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 June 9, 1997. At the hearing, the
Commission heard testimony from several residents of the
area. The residents noted they were concerned about the
speed of the traffic on Northwood Road. The residents
also noted they preferred a single family development to a
townhouse or higher density development. The Planning
Commission also heard testimony from the developer of
the property. The developer stated he felt this was the
best use of the property. The design of this plat eliminates
lots fronting on Northwood Road and provides nice home
sites.
1:\97files\97subdiv\preplat\northoak\noroakcc.doc Page 1
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQLAL OPPORTL"ITJ :::>IPI_OYER
The Commission continued the hearing to June 23, 1997,
in order to obtain additional information. Specifically, the
Commission wanted information on the speed of traffic on
Northwood Road, plans for a neighborhood park in the
area, information on the developer's responsibility for the
assessments for the improvements to Northwood Road,
and information on the need for sidewalks and trails on the
streets. The Commission also requested the developer
revise the plans to provide temporary turnarounds at the
end of the two dead end streets, revise the lots to meet all
zoning requirements, provide some general grading
information on lots with steep slopes to show the impact of
the house sites, and redesign the Oakcrest Circle cul-de-
sac so that it does not exceed 500' in length.
The staff and the developer compiled this information and
presented it to the Planning Commission on June 23,
1997. After reviewing the additional information, the
Planning Commission agreed with the design of the
preliminary plat. The Commission also concurred with the
developer that the original design of the Oakcrest Circle
cul-de-sac was appropriate for this site.
The Planning Commission recommended approval of this
preliminary plat, subject to the following conditions:
1. A revised tree preservation plan showing the changes
and additions outlined in this report must be submitted.
If necessary, a replacement plan must be submitted
and approved prior to final plat approval.
2. A revised landscaping plan showing the changes
outlined in this report must be submitted.
3. The name of Lakeview Circle (previously shown as
Pond View Trail) must be changed to a name which is
unique to the street naming system in the City of Prior
Lake. There is already a Lakeview Circle and Pond
View Trail located in the City.
4. The developer must dedicate drainage and utility
easements over all the wetlands, stormwater ponds,
and all sewer, water and storm sewer lines located
outside of the dedicated right-of-ways. The developer
must also obtain easements for all utilities located
outside of the boundaries of the plat.
5. The issues outlined in the memo from Sue McDermott,
I: \9 7 fi les \9 7 s u bd iv\p rep lat\n 0 rth oak \n 0 ro a k CC. doc
Page 2
dated May 29, 1997, must be addressed in the final
plat.
6. The temporary turnarounds at the end of the dead-end
streets must be revised to meet City standards.
7. The sidewalk along Lakeview Circle must be located
on the south side of the street.
Attached to this report is a copy of the Planning staff
reports and minutes of both of the Planning Commission
meetings.
ISSUES:
The outstanding issue in this preliminary plat is the
disturbance of the slopes on this site. This plat has
several locations in which slopes of 20% or greater are
disturbed, either for the placement of roads and utilities or
the placement of homes. While the Subdivision Ordinance
does not specifically prohibit the disturbance of these
slopes, it does state that, whenever possible, these slopes
should not be disturbed.
The general grading information submitted by the
developer indicates the greatest impact on these slopes
occurs in the area of Lots 8, 16 and 19. The house
locations on these lots are almost entirely within the areas
of 20 to 30% slopes. The cul-de-sac for Oakcrest Circle is
also within an area with 20% slopes.
It may be possible to minimize this disturbance by
shortening the cul-de-sac. This would result in a different
lot configuration, and might provide alternative house
locations on the lots with the steepest slopes.
Another issue in the earlier discussions on the
development of this property concerned the number of
additional openings onto Northwood Road. The proposed
plat includes 6 new streets openings on Northwood Road
and two driveway openings. This is significantly less than
the 38 driveways which are located on the east side of
Northwood Road. The new roads are also located from
300' to 400' apart, which is consistent with engineering
design standards.
In order to eliminate some of these openings, a road
would have to run parallel to Northwood Road north and
south through this property. The site does not really lend
itself to this type of design due to the narrow width on the
south side and the steep slopes on the north end of the
I: \97files \97 su bdiv\preplat\northoak\n oroakcc. doc
Page 3
property. Another way to eliminate the number of
openings is to design a higher density development, such
as a townhouse type of development. The developer, the
Planning Commission and the residents at the public
hearing all indicated they were not in favor of a higher
density development.
Another issue discussed by the Planning Commission is
the need for a neighborhood park on this site. There are
currently two neighborhood Parks located within one half
mile of this property (Island View Park and Northwood
Park), and Spring Lake Regional Park is directly to the
East. The Comprehensive Plan does not identify a need
for an additional neighborhood park in this area. The park
and Recreation Director has determined the parkland
dedication requirements for this preliminary plat should be
satisfied by a cash dedication in lieu of land. The staff has
also recommended the development include an 8' wide
trail to provide access from Northwood Road to Spring
Lake Regional Park.
Finally, this preliminary plat also includes a cul-de-sac
(Oakcrest Circle) greater than 500' in length. As
recommended by the Planning Commission, the developer
has submitted an application for a variance to allow
Oakcrest Circle to exceed the maximum length of a cul-
de-sac. Section 6-9-1 of the Subdivision Ordinance states
"the Council may grant a variance from these regulations
upon receiving a report from the Planning Commission in
any particular case 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 the
variance to the length of the cul-de-sac. The Planning
Commission felt the impact on the steep slopes would be
less if the cul-de-sac were built as originally proposed.
This design creates building sites which have less impact
on the slopes.
ALTERNATIVES:
1. Adopt Resolution #97 -XX, approving the variance to
the maximum length of a cul-de-sac and Resolution
#97 -XX approving the preliminary plat of Northwood
Oaks Estates subject to the listed conditions, with the
finding that the preliminary plat is consistent with the
I: \97files \97 subd iv\preplat\northoak\noroakcc. doc
Page 4
RECOMMENDATION:
ACTION REQUIRED:
intent and purpose of the Comprehensive Plan and the
Zoning and Subdivision Ordinances.
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 plat itself appears to be adequate and appropriate for
the development of the site with public sanitary sewer and
water extended to the site and on that basis, staff
recommends Alternative #1. If the Council does not grant
a variance to the maximum length of a cul-de-sac, the
preliminary plat could still be approved with a condition
requiring the cul-de-sac to be reduced to 500' or less in
length.
Since there are two separate actions involved in this
approval, two separate motions are required, as
follows:
1. Motion and second to adopt Resolution 97-XX
approving the variance to the maximum length of a
cul-de-sac.
2. Motion and second to adopt Resolution 97 -xx
approving the prelimi ry plat subject to the listed
conditions.
/lJ
Reviewed By:
I: \97files \97 s u bd iv\preplat\n orthoak\no roakcc. doc
Page 5
RESOLUTION 97-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING A VARIANCE
TO ALLOW A CUL-DE-SAC GREATER THAN 500 FEET IN LENGTH
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on June 9,
1997 and on June 23, 1997, to consider an application from Kurt Larson and
Douglas Pietsch for the preliminary plat of North wood Oaks Estates; and
WHEREAS: Kurt Larson and Douglas Pietsch have applied for a variance to Section 6-6-2
(E) of the Prior Lake City Code, to allow a cul-de-sac, identified as Oakcrest
Circle on the preliminary plat of North wood Oaks Estates, to exceed 500 feet in
length; and
WHEREAS: the Planning Commission reviewed this variance request as part of the
preliminary plat, and determined the increased length was a better design for
this site, and the increased length would not affect the intent of the
Comprehensive Plan or the City Code; and
WHEREAS: the Prior Lake City Council considered an application for preliminary plat
approval of Knob Hill North on March 3,1997, and
WHEREAS the City Council has reviewed the variance request according to the applicable
provisions of the Prior Lake Subdivision Ordinances and found said variance to
be consistent with the provisions of said ordinances.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby approves a variance to allow a cul-de-
sac, identified as Oakcrest Circle on the preliminary plat of Northwood Oaks Estates, to have a
length greater than 500 feet.
Passed and adopted this 21st day of July, 1997.
YES
NO
Andren Andren
Vacant Vacant
Kedrowski Kedrowski
Mader Mader
Schenck Schenck
1:\97files\97subdiv\preplat\northoak\rs97vacc.doc Page 1
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph (612) 447-4230 / Fax (612) 447-4245
AN EQLAL OPPORTL"ITJ' E>lPLOYER
{ Seal}
I: \9 7fi les \9 7 s u bd iv\p rep lat\no rth oa k \rs 97vacc. doc
City Manager
City of Prior Lake
Page 2
RESOLUTION 97-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE
PRELIMINARY PLAT OF "NORTHWOOD OAKS ESTATES" SUBJECT TO THE
CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: the Prior Lake Planning Commission conducted a public hearing on June 9,
1997 and on June 23, 1997, to consider an application from Kurt Larson and
Douglas Pietsch for the preliminary plat of North wood Oaks Estates; 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 North wood Oaks Estates
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 of N orthwood Oaks Estates on July 21, 1997, and
WHEREAS: the City Council finds the preliminary plat of Northwood Oaks Estates 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
Northwood Oaks Estates subject to the following conditions:
I. A revised tree preservation showing the changes and additions outlined in this report must
be submitted. If necessary, a replacement plan must be submitted and approved prior to
j7nalplatapprovaL
2. A revised landscaping plan showing the changes outlined in this report must be submitted.
1:\97files\97subdiv\preplat\northoak\rs97xxcc.doc Page 1
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNIW Ec-.1PLOYER
3. The name of Lakeview Circle (previously shown as Pond View Trail) must be changed to a
name which is unique to the street naming system in the City of Prior Lake. There is
already a Lakeview Circle and Pond View Trail located in the City.
4. The developer must dedicate drainage and utility easements over all the wetlands,
storm water ponds, and all sewer, water and storm sewer lines located outside of the
dedicated right-of-ways. The developer must also obtain easements for all utilities located
outside of the boundaries of the plat.
5. The issues outlined in the memo from Sue McDermott, dated May 29, 1997, must be
addressed in the final plat.
6. The temporary turnarounds at the end of the dead-end streets must be revised to meet City
standards.
7. The sidewalk along Lakeview Circle must be located on the south side of the street.
Passed and adopted this 21st day of July, 1997.
YES NO
Andren Andren
Vacant Vacant
Kedrowski Kedrowski
Mader Mader
Schenck Schenck
{Seal} City Manager
City of Prior Lake
1:\97fi1es\97subdiv\preplat\northoak\rs97xxcc.doc Page 2
{ "
PLANNING REPORT
PRESENTER:
PUBLIC HEARING:
DATE:
5A
CONTINUATION OF REVIEW OF A PRELIMINARY PLAT
TO BE KNOWN AS NORTHWOOD OAKS EST A TES
JANE KANSIER, PLANNING COORDINATOR
YES _X_NO-N/A
JUNE 23,1997
AGENDA ITEM:
SUBJECT:
INTRODUCTION:
On June 9, 1997, the Planning Commission held a public hearing to consider an
application for a preliminary plat for the 34.15 acre site located directly west of
Northwood Road, south of Arctic Lake, and east of Spring Lake Regional Park. The
preliminary plat is to be known as "Northwood Oaks Estates". After closing the public
hearing, the Planning Commission discussed the issues relative to this preliminary plat.
The Planning Commission decided to continue discussion of this preliminary plat to the
next meeting in order to obtain additional information from the applicant and the staff.
REVIEW:
The specific information requested by the Planning Commission is listed below, with the
response shown in bold lettering.
1. Address the speeding on Northwood Road (City Engineering)
See attached memo from Sue McDermott, Assistant City Engineer.
The Prior lake Police Department will also be conducting speed surveys on
Northwood Road over the next few days. We will have the results of this
survey available at the meeting.
2. Plans for a neighborhood park in the area (Park and Recreation Department)
See attached memo from Paul Hokeness, Park and Recreation Director.
3. The Oakcrest Circle cul-de-sac is too long; redesign the cul-de-sac so it does not
exceed 500 feet (Developer)
The developer submitted a revised preliminary plat on June 16, 1997. The
length of the Oakcrest Circle cul-de-sac has not been reduced to less than 500
feet.
4. Provide some turnarounds at the dead end streets (Developer)
The revised preliminary plat submitted by the developer shows 45' diameter
temporary cul-de-sacs at the end of the dead end streets in this plat.
1:\97fi1es\97subdiv\preplat\northoak\noroak2.doc Page 1
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTLNITY E>lPLOYER
According to the memo from Sue McDermott, the temporary turnarounds
should be increased to a 60' diameter and set back 10' from the plat boundary.
5. What is the developer's responsibility or assessments for the improvements on
Northwood Road (City Finance Department)
The attached memo from Ralph Teschner, Finance Director, lists the total
present assessment liability as $324,490.04. This includes $191,630.88 for a
sewer and water project completed approximately 20 years ago. It also
includes $132,859.16 for the street paving project completed in 1996.
6. Address the need for sidewalks and trails on all of the streets (City Engineering,
Parks and Recreation and Developer)
Section 6-7-3 of the Subdivision Ordinance lists the requirements for
sidewalks. This section states, in part, that "sidewalks shall be required for all
new projects where a means of pedestrian access from the development to
schools, parks, churches, business or industrial developments, adjacent
neighborhoods, transportation facilities, or for unusually long blocks is
necessary..." In this development, all of the streets are local'streets providing
access to Northwood Road. There is a sidewalk along the entire length of
Northwood Road adjacent to this property. The Park and Recreation Director
has also requested a trail along Pond View Lane to allow future pedestrian
access to Spring lake Regional Park. No additional sidewalk is required,
based on the provisions of the Subdivision Ordinance.
7. Revise the substandard lots to meet ordinance requirements (Developer)
The revised plans show all lots meeting ordinance requirements.
8. Provide some general grading information on the steep slopes to address the impact
of the building sites on these slopes and to address the potential erosion from these
slopes (Developer)
This information has been submitted and is attached for your review.
ANALYSIS:
The revised plans have addressed some of the questions asked by the Planning
Commission. The staff also reviewed these plans with respect to the conditions listed in
the Planning Report dated June 9, 1997. The revisions have addressed some, but not
all, of the proposed conditions. Specifically, the revisions did not reduce the length of
the cul-de-sac, did not include revisions to the tree preservation or landscaping plans,
and did not address the issues outlined in the memorandum from the Assistant City
Engineer. The revised plans did change the name of Pond View Lane to Lakeview
Circle; however, there is already a Lakeview Circle in the City.
The outstanding issue in this preliminary plat is still the disturbance of the slopes on this
site. This plat has several locations in which slopes of 20% or greater are disturbed,
either for the placement of roads and utilities or the placement of homes. While the
Subdivision Ordinance does not specifically prohibit the disturbance of these slopes, it
does state that, whenever possible, these slopes should not be disturbed.
I: \9 7fi les \9 7 s u bd iv\p rep lat\n orth oa k \n 0 roak2. d oc
Page 2
The general grading information submitted by the developer indicates the greatest
impact on these slopes occurs in the area of Lots 8, 16 and 19. The house locations on
these lots are almost entirely within the areas of 20 to 30% slopes. The cul-de-sac for
Oakcrest Circle is also within an area with 20% slopes.
It may be possible to minimize this disturbance by shortening the cul-de-sac. This
would result in a different lot configuration, and might provide alternative house locations
on the lots with the steepest slopes. In its recommendation to the Council, the Planning
Commission should address the impact of the development on the natural features of
the site.
RECOMMENDATION:
If the preliminary plat is to proceed, it should be subject to the following conditions:
1. The length of Oakcrest Circle must be reduced to 500' or less.
2. A revised tree preservation showing the changes and additions outlined in
this report must be submitted. If necessary, a replacement plan must be
submitted and approved prior to final plat approval.
3. A revised landscaping plan showing the changes outlined in this report must
be submitted.
4. The name of Lakeview Circle (previously shown as Pond View Trail) must be
changed to a name which is unique to the street naming system in the City of
Prior Lake. There is already a Lakeview Circle and Pond View Trail located in
the City.
5. The developer must dedicate drainage and utility easements over all the
wetlands, storm water ponds, and all sewer, water and storm sewer lines
located outside of the dedicated right-of-ways. The developer must also
obtain easements for all utilities located outside of the boundaries of the plat.
6. The issues outlined in the memo from Sue McDermott, dated May 29, 1997,
must be addressed in the final plat.
7. The temporary turnarounds at the end of the dead-end streets must be revised
to meet City standards.
ALTERNATIVES:
1. Recommend the Council approve the preliminary plat of Northwood Oaks Estates as
presented and subject to the conditions listed above, or with specific changes
directed by the Planning Commission. In its motion the Planning Commission must
also make a recommendation on the variance to the length of the cul-de-sac.
I: \9 7 fi les \9 7 s u bd iv\p rep I at\n 0 rth 0 a k \n 0 roa k2. doc
Page 3
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.
RECOMMENDATION:
Staff recommends Alternative #1
ACTION REQUIRED:
A motion recommending approval of the preliminary plat of Northwood Oaks Estates,
subject to the listed conditions, is required.
REPORT ATTACHMENTS:
1. Revised Plans
2. Memo from Sue McDermott, dated June 19, 1997
3. Memo from Paul Hokeness, dated June 19, 1997
4. Memo from Ralph Teschner
5. Planning Report dated June 9, 1997
1:\97files\97 subdiv\preplat\northoak\noroak2.doc
Page 4
.. ,
Memorandum
DATE: June 19,1997
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, Assistant City Engineer
RE: Planning Commission Request on
Northwood Oaks - Project #97-42
In your June 10th letter to Kurt Larson, the Engineering Department was requested to
provide additional information to the Planning Commission on the following items:
Speeding on Northwood Road. This is not an engineering issue. Enforcement of the
speed limit is the only answer, along with voluntary compliance. The posted speed
limit on Northwood Road is 30 mph with maximum recommended speeds of 25 mph
posted in conjunction with curve warning signs at two locations.
Sidewalks and Trails - A proposed trail is shown on Lakeview Circle and there is an
existing sidewalk on Northwood Road. The existing gravel road which extends west
of the plat line from Pioneer Lane is a private road outside of Prior Lake city limits.
We have also reviewed the temporary turn arounds at the end of Pioneer Lane and
Lakeview Circle and request that they be increased to a 60 foot diameter and set back 10
feet from the plat line.
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
Jane Kansier, Planning Coordinator
Paul Hokeness, Parks and Recreation Director
Park Dedication Requirements for Northwood Oaks Estates
June 19, 1997
The Developer shall comply with the park dedication and contribution requirements as defined in
the City Code. Due to the close proximity of North wood and Island View Park it has been
determined that the park dedication for this plat would be cash in lieu of land. In the future there
will be a trail connection to provide access from Northwood Road to Spring Lake Regional Park.
I would recommend that the development include an eight foot wide bituminous trail on the
south side of Pond View Circle extending to the west property line.
The park dedication will be satisfied by a cash dedication which is determined by multiplying
the gross acreage ofland which is 34.15 acres by 10% which equals 3.415 acres multiplied by
the market value of the land ($13,000.00) = $44,395.00. Payment is due prior to the release of
the final plat.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTuNITY EMPLOYER
INTEROFFICE MEMORAt"IDUM
TO:
FROM:
RE:
DATE:
PLAt'\JNIN G
Ralph Teschner
Northwood Oaks Estates
(assessment/fee review)
May 16, 1997
The Dunn property comprising the following parcel numbers IS proposed to be platted as
Northwood Oaks Estates:
PIN# 25 141 0860
PIN# 25 141 086 1
PIN# 25 903 002 0
PIN# 25 903 002 1
The property was originally served with municipal sewer and water utilities and 100% assessed
under Project 82-3. The initial two assessment installments were paid with the property taxes and
in 1981 the land was enrolled under Green Acres. The Dresent assessment liability is
$324.490.04 which will be required to be paid at the time the developer's agreement is
executed. The balance of special assessments are detailed as follows:
Legal Description PIN Number Code Tvpe Amount
Outlot A, Northwood 25 141 0860 47 S&W $32,179.27
91 Paving $88,812.16
24.01 acres 3-114-22 25 903 002 0 47 S&W $159,451.61
91 Paving $44.047.00
Total... $324,490,04
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
16.8 cents/sq. ft.
$1500.00/acre
The application of these City charges would generate the following costs to the developer based
upon a net lot area calculation of29.88 acres of single family lots (1,301,607 sq. ft.) as provided
within the site data summary sheet of the preliminary plat description:
Storm Water Management Fee:
1,301,607 sf@ 16.8/sf= $218,670.00
Collector Street Fee:
29.88 acres @ 51500.00/ac = 544,820.00
16200 Eagle Creek Ave SE. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
..-\~ EQl.:AL OPPORTl.:"iITY E:VIPLOYER
H:\SPLlTS\SPL9709 DOC
These charges represent an approximate cost of $5600 per lot for the 47 proposed lots within
Northwood Oaks Estates. 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.
H:\SPUTS\SPL9709.00c
/C)P? '\:.'
,0~\Y .
P-~/ 8{1tC~
n-__',"," ... ----- NOR T H vV 00 D
~
~
~
e
~
"
a
~
PRELIMINARY PLA T
OAKS
ESTATES
DEVELOPER:
KURT UltSON - DOUGLAS PIETSCH
IIJ(JfJ NICOI..J.AT COUfrT
~JDD
.~~A
'BOla: IJS-JOJO
{)Ar(APPI., ,."
LEC'utL DF.SCIUPTION:
Location Map
PRELI"IINAQy cOT DATA
(1~=l
I.iAXMAllOT AREA = '7',309So.rT
~ lar .l.Pfj. m /2,.(28 SOFT
Av(PA(;f lOT Sill.. 784/0 Sa"
....-
GROSS AR(,A . 1,487,76/ son... )4 '3 _~ ACR'[S
lONING INrORMA liON
ENGINEER / LAND SURVEYOR:
~. A.SlOCUna. JJK:.
.,.11tm1 :r7"M6Tr
~
" ,
'"' '
. :!'
~ "
J':
~
/
~
~~~~ ~~":"1..~~f' ClJ....'~
......a U "''' t 'f c..uoo.)
,
J I
. =-
,,,---
MEMO
To: Jane Kansier
CC: City of Prior Lake
From: Dan R. Westergren 1:>.'Q.W.
Date: June 16, 1997
Subject: Sidewalk/trailway of Northwood Oaks Estates
We have reviewed the proposed pedestrian traffic use of each of the six proposed streets.
In each case we have not found the need for a sidewalk/trail system. Three of the cul-de-sac's only
have four houses not located adjacent to the existing sidewalk along Northwood Road. One street
has five houses, one has 6 houses, and the largest number is Oal<.crest Circle with nine homes. In
the case of Oakcrest Circle, a proposed sidewalk will only increase the areas of construction and
related tree removal.
FROM THE DESK OF . . .
DAN R. WESTERGREN
REGISTERED LAND SURVEYOR
WESTERGREN &AsSOCIATES, INC.
8500 21 OTH STREET WEST
LAKEVILLE, MN 55044
(612) 469-1899
i '
, V . ~
I~L ~ i6,V'
"
'i
It;) \
~'i'"'!L~.A'!b.{
AGENDA ITEM:
SUBJECT:
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
PLANNING REPORT
4A
PUBLIC HEARING TO CONSIDER APPROVAL OF A
PRELIMINARY PLAT TO BE KNOWN AS NORTHWOOD
OAKS ESTATES
JANE KANSIER, PLANNING COORDINATOR
_X_ YES _NO-N/A
JUNE 9,1997
The purpose of this public hearing is to consider an application for a preliminary plat for
the 34.15 acre site located directly west of Northwood Road, south of Arctic Lake, and
east of Spring Lake Regional Park. The preliminary plat is to be known as "Northwood
oaks Estates".
ANALYSIS:
Applicant:
Project Engineer:
Location of Property:
Existing Site Conditions:
Kurt Larson & Douglas Pietsch
14300 Nicollet Court
Suite 300
Burnsville, MN 55337
Westergren and Associates, Inc.
8500 210th Street North, Suite 112
Lakeville, MN
This property is located along the west side of
Northwood Road, about 1/4 mile north of Spring Lake
Road, directly south of Arctic Lake and directly east
of the homes between Spring Lake Regional Park
and the Prior Lake city limits.
This property is presently vacant crop land and wood
land. There is a gravel roadway at about the center
of the site which provides access from Northwood
Road to the homes to the west. This roadway is
identified as a 66' wide strip for access on the
preliminary plat.
The site has a rolling terrain, including approximately
11 acres of steep slopes (20% or greater) in the
1:\97fi1es\97subdiv\preplat\northoak\noroakpc.doc Page 1
16200 Eagle Creek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQl'AL OPPORTLNITY E:V1PLOYER
Zoning and Land Use
Designation:
Adjacent Land Use and
Zoning:
Proposed Development:
northwest corner of the site. The northwest portion of
the site is also very wooded.
The property is zoned R-1 SD (Suburban Residential
Shoreland District). The north half of the property is
located within the Arctic Lake Shoreland District,
although none of the lots directly abut Arctic Lake.
Arctic Lake is classified as a Natural Environment
Lake. The remainder of the property is within the
Prior Lake Shoreland District. Prior Lake is classified
as a General Development Lake. The 2010
Comprehensive Plan identifies this property as R-
LMD (Urban Low to Medium Density Residential).
North: Vacant land zoned C-1 (Conservation) and
designated as R-LMD.
South: A wetland zoned C-1 and designated as R-
LMD.
East: Single family dwellings across Northwood
Road, zoned R-1 SD and designated as R-LMD.
West: Single family dwellings on large lots, located
outside of the Prior Lake city limits. This property is
zoned "Infill" on the Scott County Zoning Map for
Spring Lake Township, and is designated as "Urban
Transition" on the Scott County Comprehensive Plan.
The proposed plat consists of 34.15 acres to be
subdivided into 47 lots for single family dwellings, for
a total density of 1.37 units per acre. This density is
well below the maximum permitted density of 3.5
units per acre. The lots in this development range
from 12,428 square feet to 154,212 square feet.
The minimum lot size in the R-1 SD (Prior Lake)
district is 12,000 square feet, with 86' of frontage at
the front building line. This standard applies to Lots
1-3, Block 1, and Lots 1-13, Block 2. All of these lots
exceed 12,000 square feet; however, Lots 6, 7, and
8, Bloc 2, do not have 86' of frontage at the front
building line. In addition, the Subdivision Ordinance
requires that a corner lot must exceed the minimum
width and lot area requirements by twenty percent, or
in this case, be at least 14,400 square feet and 103'
width. Lot 10, Block 2, does not meet this
requirement.
1:\97files\97 subdiv\preplat\northoak\noroakpc.doc
Page 2
The minimum lot size in the Arctic Lake Shoreland
District is 20,000 square feet with 100' of frontage at
the front building line. Corner lots must then be at
least 24,000 square feet with 120' of frontage at the
front building line. These standards apply to Lots 1-
31, Block 3. Lots 2, 3, 4, 5, 10, 12, 13 and 15, Block
3, do not meet one or both of these requirements.
The developer has not filed an application for
variances to these provisions at this time.
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 six new public
streets. The first street is called Pond View Lane,
and is located on the south end of the plat. This
street extends 350 feet from Northwood Road to the
west boundary of the plat. This street may
eventually be extended to serve the property to the
west. This street is designed with a 50' wide right-of-
way and a 32' wide surface.
The second street, Pheasant Ridge Circle, is located
to the north of Pond View Lane. It is a 150' long cul-
de-sac, providing access to six lots. This cul-de-sac
has a 6% grade.
The third street is located just north of Pheasant
Ridge Court, and is called Pioneer Lane. This street
extends 430' from Northwood Road to the west
boundary of the plat. This street will serve as the
access road to the properties to the west. It is also
designed with a 50' wide right-of-way and a 32' wide
surface.
To the north of Pioneer Lane is the fourth new street,
a cul-de-sac called Rolling Hills Circle. This cul-de-
sac is 360' long and provides access to 8 lots.
North and east of Rolling Hills Circle is a cul-de-sac
called Oakcrest Circle. This street is 575' long, has a
7.24% grade, and provides access to 10 lots.
The final street is a 245' long cul-de-sac called
Oakview Circle. This cul-de-sac provides access to 6
lots. There are two lots located north of Oakview
Circle which take their access from Northwood Road.
I: \9 7fi les \97 s u bd iv\p rep lat\n 0 rth 0 a k \n 0 roa kpc. d oc
Page 3
Grading/Erosion Control:
Drainage/Storm Sewerl
Water Quality:
Wetlands:
Sanitary Sewer:
Watermain:
All of the proposed streets meet the minimum design
standards. However, Oakcrest Circle exceeds the
maximum length of 500' for a cul-de-sac, as stated in
the Subdivision Ordinance. The developer has not
filed an application for a variance to the length of the
cul-de-sac.
This site requires considerable grading to meet City
standards for roads and house pads. The applicant
has submitted a preliminary grading plan which, for
the most part, meets City standards. Some
modifications, however, will be necessary to this plan.
Several of the lots, Lots 8, 9, and 16-21" Block 3, are
identified as custom graded lots, to take advantage of
the existing topography and trees on the site. A
separate grading plan for these lots will be submitted
with the building permit application.
The majority of this site is designed to drain to
Northwood Road, which then drains south to a
stormwater retention pond located just south of this
site. The northern portion of this site is designed to
drain to the north and west to a NURP pond located
on Lots 9 and 17, Block 3. There is also storm sewer
directing runoff between Oakview Circle and
Oakcrest Circle and then to the NURP pond.
There are two wetlands on this site totaling about
2.33 acres. Both wetlands are located in the
northwest corner of the plat. The largest wetland is
about 2.06 acres in size and is located on the
northwest end of Lots 17 and 18, Block 3. The 0.26
acre wetland is located on the northwest corner of
Lot 8, Block 3. The developer is not proposing to fill
or disturb the wetlands at this time.
Sanitary sewer service will be extended to this site
from the existing line in Northwood Road. The sewer
line will be extended in the right-of-way for the new
streets. In order to serve the lots adjacent to Rolling
Hills Circle, Oakcrest Circle and Oakview Circle, the
developer is proposing to extend a sewer line along
the north boundary of this plat. This sewer line is 25'
deep in some locations.
Watermain service to this property will be extended
from the existing line located in Northwood Road
along the east boundary of this plat and in the street
rig ht -of-way.
I: \97fi les \9 7 s u bd iv\p replat\n ortho a k \n 0 roakpc. doc
Page 4
Easements:
The Developer will be required to dedicate drainage
and utility easements over the wetlands, stormwater
detention ponds, and over all sewer and water lines
constructed outside of the dedicated right-of-way.
The developer will also be required to obtain
easements for the utilities located outside of the
boundaries of this plat, and for the maintenance of
the sewer line located on the north boundary of this
plat.
Tree Preservation:
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 it will require some
revisions. First of all, the tree inventory does not
specify which type of Basswoods are on the site;
some Basswoods are listed as a significant trees in
the tree preservation ordinance. Second, the
developer is proposing to submit separate tree
preservation plans for the custom graded lots. In this
case, the significant trees on these lots must be
excluded from the total caliper inches. However, it
appears that several trees on these lots will be
removed for road construction, utilities and
stormwater detention structures. The plan also
seems ignore trees, which appear to be of significant
type and size, and which are located near or between
other trees which will be removed.
The ordinance allows up to 25% of the total caliper
inches of the significant trees to be removed, without
replacement or restitution, as a result of initial site
development and anther 25% to be removed for
home placement. In order to determine if a
replacement plan will be necessary, the plan
submitted must be refined to reflect the questions
listed above.
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. Some changes are also required to
this plan. For example, the submitted plan does not
identify at least two front yard trees on each lot, and
four front yard trees on corner lots.
I: \97files \97 s ubdiv\p replat\northoak\no roakpc. doc
Page 5
Parkland Dedication:
The Developer shall comply with the park dedication
and contribution requirements as defined in the City
Code. This plat does not indicate any land
dedication. The Park and Recreation Director has
indicated that a trail along Pond View Circle to the
west lot line is desirable. This trail can then be
extended at some point in the future to provide
access to Spring Lake Regional Park. The remainder
of the dedication requirements will be satisfied by a
cash dedication calculated by multiplying 10% of the
gross acreage (34.15 acres less the land dedicated
for trail) by the market value of the land ($13,000).
Finance/Assessment Fee
Review:
This subdivision will be subject to a stormwater
management fee and a collector street fee. Sewer
and water were extended to the site in 1982. The
present assessment liability is $324,490.04 which will
be required to be paid at the time the developer's
contract is executed. A summary of the charges is
shown on the attached memo from Ralph Teschner.
ANAL YSIS:
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.
In general, 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 prior to approval of this preliminary plat.
One of the outstanding issues which must be addressed is the disturbance of the 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 several locations in which
slopes of 20% or greater are disturbed, either for the placement of roads and utilities or
the placement of homes. It may be possible to minimize this disturbance by redesigning
the plat in some way. For example, the length of some of the cul-de-sacs, especially
Oakcrest Circle, can be reduced to provide lots with more buildable area outside of the
slopes. Furthermore, a different type of development on this site may be possible. For
example, a townhouse style of development could utilize the flatter portions of the site
and still minimize the impact on the slopes. In its recommendation to the Council, the
Planning Commission should address the impact of the development on the natural
features of the site.
I: \9 7fi les \9 7 s u bd iv\prep lat\n 0 rth oa k \no roa kpc. doc
Page 6
Another issue which must be addressed is the length of the Oakcrest Circle cul-de-sac.
The maximum length of a cul-de-sac is 500', based on the requirements of Section 6-6-
2 E of the Subdivision Ordinance. A variance to this provision may be granted,
according to the criteria listed in Section 6-9-1 of the Subdivision Ordinance. This
section reads as follows:
"The Council may grant a variance from these regulations upon receiving a report from
the Planning Commission ion any particular case 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 may recommend
variances from the requirements of this Chapter in specific cases which, in its opinion,
would not affect the intent of the Comprehensive Plan or this Chapter. Any variance
thus recommended shall be entered into the minutes of the Planning Commission,
setting forth the reasons which justify the variance. A variance application shall be filed
with the subdivision application."
The Planning Commission must review the length of this cul-de-sac, and make a
determination about whether or not it meets the criteria in the above paragraph. The
Commission's recommendation to the Council must include a statement of its findings
based on these criteria.
If the preliminary plat is to proceed, it should be subject to the following conditions:
1. The lot area and frontages on Lots 6, 7, 8 and 10, Block 2, and on Lots 2, 3, 4,
5, 10, 12, 13, and 15, Block 3, must be revised to meet the Zoning Ordinance
requirements.
2. If the Council does not approve a variance to the length of the cul-de-sac, the
length of Oakcrest Circle must be reduced to 500' or less.
3. A revised tree preservation showing the changes and additions outlined in
this report must be submitted. If necessary, a replacement plan must be
submitted and approved prior to final plat approval.
4. A revised landscaping plan showing the changes outlined in this report must
be submitted.
5. The name of Pond View Lane must be changed to a name which is unique to
the street naming system in the City of Prior Lake. There is already a Pond
View Trail located in the City.
6. A pedestrian trail along Pond View Lane must be provided. The width of the
right-of-way must be revised to accommodate this trail.
7. The developer must dedicate drainage and utility easements over all the
wetlands, stormwater ponds, and all sewer, water and storm sewer lines
I: \9 7fi Ie s 19 7 s u bd ivlp re p I a tIn 0 rth 0 akIn 0 ro a k pc. doc
Page 7
located outside ot the dedicated right-ot-ways. The developer must also
obtain easements for all utilities located outside of the boundaries of the plat.
8. The issues outlined in the memo from Sue McDermott, dated May 29, 1997,
must be addressed in the final plat.
ALTERNATIVES:
1. Recommend the Council approve the preliminary plat of Northwood Oaks Estates as
presented and subject to the conditions listed above, or with specific changes
directed by the Planning Commission. In its motion the Planning Commission must
also make a recommendation on the variance to the length of the cul-de-sac.
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.
RECOMMENDATION:
Staff recommends Alternative #1
ACTION REQUIRED:
A motion recommending approval of the preliminary plat of Northwood Oaks Estates,
subject to the listed conditions, is required.
REPORT ATTACHMENTS:
1. Location Map
2. Preliminary Plat
3. Applicants' Narrative
4. Memo from Sue McDermott
5. Memo from Ralph Teschner
1:\97files\97 subdivlpreplat\northoaklnoroakpc.doc
Page 8
'-
~~
-'<1."
!~i [:
13 ~~.
r-
,
I
I.
-)"
'ill'
J:\L ."'~~ ,l
.>':\'\
-------'----:-:: tl L'-_,-_~ )
~IT"f'-L ,,[~:,\
/
;l! ,1
I;.JI~'\.
.. ' I ~J..( _ '''-
~~-\-~.-Jt\,
~~-
\;~~
~
t
I ~~ '
. ~\~
r Ie,,) A "'"
. / (-'::~t-~\ ~ ~ ;,
1 (0"\ i:,~'{-=-s'~'" ~- .,,;;1. ~",,' 'J.f.,,('..i.:"
",., :"'-."''/':'1 '"->. ~ 1 =_'-~" . ~l
'. 'il.. ""\:~...\...K'_,. ".~'<'_', tJ_
~; '~;,;*\~{ ~~/ \P~, - "- "e<
'-~~l "'~ ~"~~\"'""'>~"''-_< /~ ' 're\, \1.", I
"'l~.~.':~;'rl" \=~_~C<~~'\"""~~/'" ~ ~. i;
, - -- - , ~'~-L_ I :
,u_~.'" "'~\\ '" "'~;~'~k~
"~Ji-( J./ -~h , ~::~:.:-~
' , :'::~~, \~ ~&I
Rv.~ k'
~~;.~~.~,.
~~~I
.\ .....;;./
'~-- _~- - ,'}t\ ~..y
". ,; \ 11\
"
,
.'~,\
'-....:
I:,
, '
i. -
\;
\-.-"--'
, _1..'
" .
~'. .-.~
~~~'(' )
~--
IC?
"
, <
iLl
'-
1
. .,1
'I" .
C='
I
'.
I"
i
... . ". ~ '
. ~-I
--'~'>.")(Z'
, '~ .
IS: I Q
w .~,
~ ~.
-:-:;;:"--"i
~ ,/
.t.
.I~
a:
c..
/;'c\..f-/.. \1
~~c\r-// ..
/C1\C . J.
~~.,-, e[Nc.'-1VAf?/<
~oP .'.ur "'"flY?),'" ~919.JI
Ii;
~
~
~
~
"
~
~
~
~\Ol-tTII\rc
PREL1~~INARY PLAT
"\ '\ 'K- SI
v 1-\ II '
DEVELOPER:
"""~---
r 1 c.; rr . \. rI' I:-1 c.:
1..1 I ~ _ J ~_
KURT LARSON - DOUGLAS PIETSCH
NJOO NICOLLET l'Ol'RT
SUITE 300
BURNsvIUE. ,\.fINNESOT A
PHONE: 435.5050
;</
~~-~
'.I':' >(,'o.,uv ~Q~ JDEJ -= ':;.!,;!2 5:J;;-~
I,
Location Map
PRELIMINARY LOT DATA
SCALE I" :0 100
-'IT...1I1.:7.II____JL..n
;::;:;:;:~7.i.'~--.- -:-~-.
;1""'<<; ""iF" rrr"
./,.,y~:~ _ ';,- ,R[.1 ~ <;..:25 ;,:-,r-r
Ji :-:;AI;E
':;',~-::E ~ -. "</~f:; ,-... ,c'-
J'P(;C:;S .'.PE.:. ,/,.1.8--' ~5' 50F~ ,... 54 '5 Ie _lrO~:::
;:'4.~ ~C',;: .t_ '99~
ENGINEER / LAND SURVEYOR:
ZONING INFORMATION
L'1t11 O.tUr"p !-to"
WESTERGREN &- ASSOC1..(TES. !Nt:
IUOO ]lOTH STREETW
SUITE Ii]
UKEvrLLE, .\flNNESOTA
PHONE: 469.1899
OQCP'JSE~ ~~;"'fNG
;> -
~.I\lonolv........-..L()"',6,""1ofSec:tiooJ_T_""II'_ll.a..1L
........COUDfY.M___..~~tll.p...ofGcr-_LolI'_6ud1
. ( vo CHANGE ,~~::::.:::::'o~~~.=~';':::-
~~, (__,..dte-""".t.......ottM...bolf<rfdle.....-.kI.(~..
o'-':,.ealotl~_ T.........II~,"'-tI.n.S<>XfC___.~. t111!11tC~onlIoo
~..... 'ft_n 1t -=-41 Ea.,......... bar-.IJ -.Ik...... ol...._1Lolf
,dIM "'",,"",Qu.nn. .4i......ol!'7SH ""'oUtc,.-ol~of(".t.d'o
\lotd",-"t.ocI. lhftcc~"~Oj..."'"16--"E...__oflt~
f_. (~ftIU ~"rU1 00 d~ ".......n H -.1.1 h., __ ..i.'n 01 feel
"'............... J~ d.."..,et 0)_",16-..4_ W...dI-...uof H l>Q feel '0 orod._
\;,,~. ,~...t.'\o<OOOd....-.~'...........2t_.uW....OtM__JI.
'#X11~alI'rTl'...., '>n~" ...s~"e6rW ~!NJOf,"i1IfCC'$tIII"!:O'_""'_~
..."t:ur~lAICl~~~L".,OT/"Crr.rrOT~r.
,u!U:'lll ~ 4r>fDooll'" OT __ '"'
~CE:SE:,'/i .;-C, ,','/,'G
::;> - i
"'lol"bn~ofrMr..a.-o.,~_.
:~bLoe'~~,,~~..-
~'-
C~JI." lM~_torHfof"'Nconltv>....Qwn...oIsn11S--j. "''"'"''"
"'" ....~loft.-.'ofNonIIOOdO'fll'_)O_IIl...!6--.u__ aIooI,tJoo_
l_of.."'NurQ......()"""n..d;.__oft14-'ron'otk~JI._ "'~Non.lI
8-IdoJIt.....<Jl""".....Q4__E....u.-.:eoflSl nr...,otk"......ot......
:-I_~~lI.o.ad.....~I_""JI.
/~~
;---
'1
1
"
.,
"
@
'.
.,. .
; ~
g
<
~
5
51
""
~ ~
~ '
\ l'"
,.:.,: 1< :;. 1 ~t: \ .\
~: \
~
"!Id v ~ i ~~ ':::.1,,'
":;
\!
:'~ ~ gr~~~~ OT ~TDf J
\\\
\l\
!
'_L ~~~{:-3:~~:~:.::o'/ ~/ l.- /
<!> 'b'J
.
iV 00'39'46" /1/
-~--:,~-~
S 00'39'48"
lIOV"""'tSTCOIINIIOTT'<l:__STClIJ.,,-.oI
OT~erOl3.._"._"'t
~QQ lJ -.on-t<< ..CJ....,
r"w
I
PEITSCH I
I
PREPARED FOR
LARSON - DOUGLAS
14300 NICOLLET COURT
SUITE 300
Bl'R~S\"TtLE. ~N 55306
'--
WESTERGREN & ASSOC., INC.
ENGINEERING "NO u...,"ID Sl'RYEYING
8500 210111 STREET '/fEST
1.AKEVIU.E. ~N 55044
(61~1 .t69-IB99
Ii.
I I i
i\! i
-r i IL
i 11,~'r
ill-I'
. r ir--,
~-../--' !
11)(} C
~~
SCJII': 1"
- ,
--- ....c.,
! rprr-i
(illl.
-2-- ,V-
100'
GEi\;r'H;'LI.\,RK
--~------
HY1lf<MIT LOCATE;) AT
KORTHWOOD ROAD ..,
ARTIe CIRCLE
1,NH 94914
lee' ~W'"
OAI\S ESTATES11 SHEETI
NO.
PLAN 2
',m 'I iCERTIFICATION
I 'Ir~YCYItTI1'TT1I.IrT'RJ!n,.!..'I"I'tcmCtTlO".o"
DP...\.... BY 1 ":l'Poat 'fU ~lU'~ IT vt 111 IJ!"tIO 10' ~lIUCT
ft..,r:Jt'VtSlO"Iu"'tlTll.&rrUClotl1.YU:Ct!TtlllllCffU
I ~-II CleMO UI'tlU ~ L1." 01 TIfI !Tut 01 llUffl,t"IOU
CH[Cttt!BY
[ ! , JH ; ~r~ --~ II~~,'~ !)~~ ~
i I NORTHWOOD
II SITE
~
:~~~~~~ :~;:~~:~:: ::~ :o.";~~Iifimr:~:~:::;t~~~~t~~~:~~::,~:,o'~ili.
I.
I .
r' -
I /
1""""0"
I
I
"
'" ,
---
I - -Scale l
50'
PREPARED fOR
. DOUGLAS PEITSCH
KURT LARSON ET COURT
14300 ~1~I~If 300 06
BURNSVILLE. MN 553
N & ~SSOC., INC.
WESTERGRE, LA~O SURVEYING
ENGINEERIN~T~~I~TR~ET' WEST
8~~E~:U.E, \IN 55044
(6121 -1119-1899
1,'"
DR,l."N!!Y
I CH"no BY
I' CERTIFICATION ""'""""."
I nuT TIflS PU1i'., U 1fT ~IJ.ltT
i ~l~:t~,~~~~ ~Y~!1. !I:Ulu.,j~~~:~~~1.
I "". PYt5ro~ IoJf no: IAU 0' 111:1
V1Gil'l'ttllt'PfDD
I '--'--:-'.~ R;~~~:_ o:;.,~
JA'r IL HILL
~
t~~
S ESTATES
NORTHWOOD OAK
GRADING PLAN
1\
~
ili
c!
!',?~
SCJle ':::,(,'
PREPARED fOR
WESTER(;REN & ASSOC., INC.
ENGINEERING AND LAND SURYEYING
8500 :!lOTH STREET \fEST
UKE\'lLLE, 'IN 55044
(1112) 469-1899
om I CERTIFICATION
I II ~y !:TIfTtn' T'Il.lf tm "t.l.}t, !PrCl7tonOIf, o.
"""''''---1 RI'OJtT...s PIlIEP.llUII IT III ')II. UMlU lrT OIUM'
!tn'tllVt:5!ON 1.:0111 l1l.It r Ul I. Ol,.'U UCU'T'PD C1\U
II<Gl"<ttll UI'~Dt Tn UJ" or T"B'1' STAn 0' \lll'fl'll:!lO'h
CR[Ck1:D8Y II ~:::'~ ~~
JAY!t_ HIll. DHt
GRADING PLAN
NORTHWOOD OAKS ESTATES
REVISIONS
I
L-
"-"--
--------.,/
KURT LlRSON - DOUCLlS PEITSCH
14300 ~ICOLLF.T COURT
SUITE 300
8URNS\1UE. MN 55306
ij,~--
........... Ti'-rc,-~""!..::?'
.._~'~~!~ ~~__~~~jt'~ u_~:~=~__._
SHEET -I
NO.
5 I
~
SLCF>[ o\NAL fSfS ~(pa..T
_~~~~~_~~_ ~ _ ~~~~ _ _ ~~. _~ .".". !~ _._6. :~!::: _ :~' _"-c..... _~....... .(:! :!~!:. _o!. _T_.,_t_'J.~.~: ~~ _ _ _ __
\3461'J!6oqO
190\J0':5':5~1
________hh._.
l:!!u.~,nl6ill
89S'Z
:11.9
0-000 - ZQ.OOO IJ4UMi,IlJ.
_ u :~-~ _ :u___'":.~ll_ T__n h ____;~~~~~ ~ ~ ~~ ___ _ _
15~10e-1'7'
"'-...,
/'\
\ /
\<
\
/)
" ,
~."\.-
Scale ,"
50'
PREPARED FOR
WESTERGREN & ASSOC.. INC.
ENGINEERING AND LAND SURVEYING
8500 210TH STREET WEST
LAKEVIUE, llN 55044
18'2) 469-1899
aUY
DR41rt'l BY
C1JICD:tlIlY
'-:2.7 X...:
JAY IL lUll.
1!IZIttIfYcnntP'TttAT'T'IUs~.'rECtnCJ.nofil.OIt
UI'OIT U.!I PUl'uro BY 10 OR UNlln 1fT DIUC'f
SVl'PftSlOM 1..'fD ttAT I UI A llVU ltICtsTDC am.
VCCIftD2: tl1'fDn TD \.An orTJII 'UTI or lal"IJfaOT.l
~~
lie. :fO. DAT!
CERTIFICATION
KURT LARSON - DOUGLAS PEITSCH
14300 NICOIl.ET COURT
SUITE 300
BURNSVIu.E. llN 55306
;c
"
REVISIONS
NORTHWOOD OAKS ESTATES
GRADING PLAN
I SHEETI
NO.
6
TfzEE
II/OF? TH{;VOOD
L)
i
~--1
I G' ~ L,) ~\. ~ \. rj". I (\ '\ ~,
~ '--~ 1 '. ~_.\ 1 j _ ,
1=)T j
~ LJ J.
'\ -
i \ 1
(_:"'_'~~_ A
No+.
O/-~KS
ESTA TES
-'~-\Il
- I
I
r,i
\-,-\,-,'
-opj;;,-;-I=-
..-:\
;;
:s:: I
S"I
----'
\
I
\
\
\
\
10 Oi
I i I
!@i
"
J
NCRTHWOQ;j RO~D-
I:;
\
I,
I
1- 1
t~
'-----'-,
po~:),:, PF.:} ::;"
PREPARED FOR:
KURT LARSON - DOUGLAS PIETSCH
illrstrrgrrn $.: Assorinlrs. 1inr.
50'
SCALE '"
;: 'OH., ;:T::>EO:- NE.~7
_,h'E,ILl.E. ')!!I~jESJT:' ':S,;44
~-.
@.~-
, """" c"". ~" ,~ '." .., _".", ,. '" ,. C-./,
I..JI<>(~ ..." ~iPECT Si.JF'f"Yts!QN ~"'1 .,...... r H'''' Ju. ~ t..;C~"SfD ;
Ll~,(J <;t:IlVE'C~ '..N:lff> n-l[ cOWS ':F "'€ S:.HE .jf '''f#.f:SC:.
~4.300 ~-lICCLLET COURT
8U~NSVILLE. M:~J~jESOTA 55.306
F'HC"E -512Hjgoe9g - .,l..j ~~24059 "890
OJ.- Q
,., ~ ClA rro T"I'S :OH-4 "...~ :)F ~P"".
}~/~ ~SO~... L.C("<S( '<0. ''1~90
'~r- ,<: c;f-/E~-'-)
01, 4'1",/'.'""1 [,,,
p", 4h"r
,.r""o",,/~
1
1 . .
: ~ ~
l;
"'
..,
/
/~
,~~~~
~
~
'"
~
,..
~
o
~~~
';'~
,~
"...."...,."""'.
.......... ..........
"",........."',
,..'''.....:.....:.0-,.
,...""., ."-....,,
,......... .........'.
"........ .',._"
'...;0.... .n..."
".........-"..,.
,,,,,,..,, .'..."
,... ,...- .. ......
"....,... .-,,....,,
"......., '-'_<.au
a.. ...... .. "-,,,::
......".,..""'....,,
..n.'.... ...........,.
"..".....-.,~"
."...".. ""-",,
.n ...... .'. _....... ,_
.,,,,,,... '-'-..",,,
,,,..."" .-._"
""""" .-;t.......,
"..."" ,........,
.....,... .-........"
..."-.... ,-...."
... ".." .-,........"
"""'''' .......
",.".... ..........
." ",." .-, ''''''
..,.".,. .."0.......
"....'". ......'"".'
"'"'''' ..........'
"" ",,,. ...-....,
.... ,',." .',..."
....,...,. ........
..",..." .-......,
"",,".. ......,.
,..."... ........."
".,,,,,.. .........
.......,., .'.......,.
..""". ......"
""."", '-'""
...,,,,,, .-d.......
,..,..,... ......"
..".",.. .-......
.",...,.. .-._.,
"'.".oo .......
..,,,,,.. .-.......
......." ........
."...... .-"...,.
.,,"..., ,'.""..
..'""". .......
...".." .-.....
,....,.., ,.....,
"....... .-....,
'" ",," .-. --.,
...,..... .......
......,.. ..-.....
."..,... .....
." ...... . .-.
...,..... .-"",
...."". .......
,...."". .-........"
."....". .........
..,..".. .-....
."".... .'",...
,...,.... .',-.
..,...... .-....
-~~
I
TREE PRESERV A TION PLAi\) /
ORTH\VOOD
~,
------- ''----.....
~
I/;
, , ,/
,: . '///
'-- - - - -;;.;
/./
.'"...
.-..,..
....".
...."..
.'.,...
....,,,.
...."..
.......,,,
.... ""'. ~... .,,,
"....,... -.'".",..
"""".. .-..".
"........ ......
.".".... "","
"........ .'".".
,..,...... ',"'"
"'."..,. ...",
co........ .....
.... """ .., ~ ;0,
""'''''' .'u.,",
"........ .'.r",
....lI".. .',.,..
""""" .1.",
"........ ".t..
".....". .'",....
"......... .....\1..
m~ mm i~f:~;g:.
ilil ~I~ Iffir
I~'I 0." I'"
----'
~ I
'\ \, i '.
-L~ I 0 I
" ,Ol \J--il /.
'\ \ I 'JI- j
(1-' -L -- 1 I~\/- I
....'..
.'"""
.'.c_"
.-..,.,
....co.
....,..
.'".".
........
....,,,.
.-".....
.-. ~ ,..
"",..". ..,.".
m~ mill i:UY::
',...."" """""
.......".. .',,,,,,..
"U...,,, .,,,,,,
~II,;
~I If."
,11!!~1!11.~!11,~
........... "OCJ"
....._,........
u.. ....., .-.~,,,
,..,...... .:",""..
........,. .-........
o "'B" I""
""""" .,."".
,"...... ....",
...,,,.... .:.""..
.......... ''''''''
....n.". ..,,,..
'.".,,,,, ..,......
.",,,,,..,..,,,
"'"'''' "'H'
.....,,,, ."....
..lI...... """
""",". .....,
"..",." .".",
"".",., .".,..1
""'->:" .,.,.....
.."'I.... ........
""",,' ,."u.
,......." "''''
,...,,,... ,..".
,'",,,,,, ......
", ".", .. ~ '"
,.....,,,. ....,,,
.".,.... ...,..
.."".... ...,,,
.......... """
...."". .,....
""""" """
,.",..... ......
,......", .".,..
""...... .....,
,.u...... ',"-'"
,......... ..-",
,...,....' ,-..,..
"""".. ....".
""...... ""0'"
...",.., ...".
"""',,, ,',.,..
....,..,.. """
".........,..,.,
,.... ."". '.-". ",
........"..-..".
,... '''H' ". '....
......,." ,-".It..
'....'",. ,-.."..
m; gmi n.=.:ii,\
~i.\-' , :,-,z,"[: ~t'-'
I '
:;::;;:I<i
::!l~~
,11'
ii!lii:!I!
)t,....... ....,,'"
:~:: .;~::: ~I:..::,\
:'Ii! Ii!!!! iii//!ii!
.'.-..,
./ 'j"
10 ,1~
PLANTING CONCEPT PLAN
O \ T T c:: EST 1\ 1" E S
~-----i ~ \. 1-.________ ~_ ,-L.i-i k_
ShcE' 3 OF .3 SHEErs
<; I"
;.:, Ij ':: {I /1
/TTI
......,
....-.,.
.'..""
I;:?r
PREPARED FOR:
KURT LARSON -
DOUGLAS PIE TSCH
, 4300 'i'COlLE-r COlFT
e'.p"S'J'L'~E. \J"~~IESOT': 55JCl6
... ..... ....,,,
.....'.."
mtmitl im mm 1r:K~:~
=OE::AREJ :3'''
mrslrrgrrn !o:: Assoe-itltrs, line-.
E~GI~EERS - LA~D Sl:RVEYORS
S'~';E " 2
8~IJO 2 ~O"" S;:;Et:~ .1'(:5;
c~'T...tc:::, ~tl~INESO;~ 55044
;:O'1Q~;( 15':2 ('19 . 899 - ~ ~... is 12 41; ~_ 'e99
, >OO~ <:[tOrr. T><,ot "'"S ....~N ..s ..."..0(tI ... lO( M
lHl(Jt....~cT-"UO\llSlOOl.~....r......ClA..\,qNSal
V'CI"-""'t'-(lOI~rot:'''''WSI7''''11:tUT[I7_WOt..
~Irl' r>tsl'llNonljl' ""L ,"'
1\
'~_ \{J.f~~~.-,," ~ c ,,_
f
."
",,0 \ : t;: .\!-'
LEGEND
~ :>D>Q'fS ~lw'PC'JS "'~'''HllG
o C('I(H~S -l:' p<_~..Ttre
~ xl'OtrS.C('lPl....Ure
o ~~~~;T~.i?~I:~:~.r.
:.
.,.,.I!TIIUllOroou:"'-AIfT......~.
"\\
w
:,
."...-..-........ -,_..__ ,..._. VI....
.....-...--,....,""'-...-
----..--...-....- -, --
-...-.-....-..-...,-. -....,- -..
......_"..,..,,-...._-,--- ,- ',-,.,.
....-."-. .._...._..._H..........._--..
..............-..-...11".. _... _'. _ "'_
01....10'. _'''U',,__-,_.,_,...
Go _ ,.... .. ,,_ _, .. .._.... ."... ... .._ .....
..'--"',_...._....,,-, ...-....... -..-.-.
-...,.....,..,-.....-.....-...., -- [..-,
..--'-"",-.--...........-.-...., .-
....-.__.._ _to '-"" ,...._ _ ......_...
......-------....--,........
10........ ......_,...___._...._.,..
-... '....-.....--...,...--'...
"--'--'''.,-,. -, ...-..-......-.
.-..-""...,,-..-.-, ..--.--.,..
_001'_...._ __ _... '._' to _..
........-..-.,.--....,...-,.........."" _.
.....""...-.....--.
-....---,....-...."...-,....... -.. .....
-- --- --.... ,.,..... -"'-' ..". ,-
--." .....,,;.. ....",,, ....--
-_......_.___..._..10..11_. ..,.....
_........L...""'...WO..._
~
-,
..."..,..., "-,,...
'-",_.-.._.-
-'
_...,.., __ -"oS.
-...-........
~..1t..l~ ,~l.J 2t/'Ao....h.
--rt;-,..1...... C.lL,;::Gf1 '''''<..L-l~~<at~
j(.......<N~Q ~'i /.l""...,:- &
fA{) Cll""<~uc. T 'O~ . ~40l6.q f~
~S"""'C!'-l~ P.'r S''7l<?€~-r
t u"'lt.~,r..., u...,c;:~ . ')
:. v.i.t (.'Ii'.z.~v
~
,
o
e,
- >:: u
~ M 0
.. <
~J~~~~
~ ~ J:,.,
; ~ ~ ,~
~ ~
~
~e~
i~~
~~~
~~~
, ~0i
''"". \ ,~"
r '>'.
I- "5z
(; ~ ~..
- 8.<~
! ." ~
I ~ ~,~
i ",>,
3 ~ ~~~
. : i~~
~Sj
.; ':ia
r ."
s
'" '"
~ ~
.... '.0
f;i ..,
'" ~
U} :::
~ 17
,.
L: ~
'" V>
'0 V>
r: c
~ ~.
" -
o ~
~ 4\.11
ID I'D,
'D Il.) II)
'I) " [J
.
(~.. --~r
-j ,0
~ Ii) tl)
'D
'I
II
'"
"
"
~ ~
^U
C::D
-;o~
--11>
'::0
)>fTl
::DO
U)
96
-::D
I
o
o
C
o
,
)>
U)
u
fTi
--1
U)
()
I
/')
\~J I
\~{r?
/
/
~
f-j
AJ
M
M
...'
:l
..,
11
ill
III
CJ
J::,.<:
~CJ
:tJ
:t
~~
~g
~I> ~ \::)
j lr)
~ I
"_@o
I
1',)
f-od
"'j
~
M
U'J
M
~
........
---.~
~
r~
'I
L"
~J>
r-Jo'
L_-1
~
~
i ;)
r--;-1
rrl
'I
r..il
-
~
o
'Z
'"
"!
to
\~ e
~I~
\ ,~\ ~
iC::-'j
I:?,;
Westergren & Associates, Inc.
8500210th Street West. Lakevllle, MN 55044. (612) 469-1899 . Fax: (612) 469-1899
NORTHWOOD OAKS ESTATES
PROJECT OVERVIEW
This 47 lot single family project is located in an existing R-1 zoning, it meets the
requirements of this zoning; thus re-zoning or variances are not needed.
Proposed lots in the subdivision fall within the designation of general development
waters, minimum lot area of 12,000 square feet and natural development water with a
minimum lot area of20,000 square feet. The smallest lot area in this subdivision is
12,428 square feet and the largest lot is 154,212 square feet. With a total acreage of
34.15 acres, the average lot area is 27,806 square feet, or a density of 1.37 lots per acre.
The unique shape of this parcel which leads its design to a series of short cul-de-sacs,
makes this proposed subdivision a desirable combination of non-thru streets, large lots
with a minimal environmental impact and a wonderful location within the westerly end of
the City of Prior Lake.
:' ~
PIETSCH
Builders · Inc.
20830 HOLT . po BOX 218 . LAKEVILLE. MN . 55044 . (612) 469-3044
Proposed housing elements within
NORTHWOOD OAKS ESTATES
Proposed houses to have a variety of elevations. As a developer it will be important not to
build the same house with the same exterior side by side. The same floor plans can be
built next to each other, but with a change in the exterior elevation. The design of the
houses will depend on the lot in which it is built on. On wooded lots, care will be taken to
customize the house elevation to match the existing contours of the wooded terrain.
TYPES OF HOUSES: This project will consist of 2 stories, ramblers, modified 2 stories,
and side to side splits. Given today's lot prices, one can expect a fair amount of 2 stories
and modified 2 stories. This style is a consumer's best buy per square foot price. Rambler
plans in the last 5 years has made a strong come back. I expect to see quite a few
ramblers built in this project. All house types will correspond with graded house pads as
shown on the Grading and Development Plan.
EXTERIOR: I anticipate that 90% of all houses built in the project will have maintenance
free siding. On the front of the houses we expect to see a fair amount of brick, stucco,
and a detailed front elevation to all the houses. With the demand for maintenance free
siding, we will allow maintenance free front elevations. With this type of front we will
request a significant amount of brick on the front. No masonite siding will be allowed on
any of the houses.
LANDSCAPING: With the layout of the lots, we feel that it will require on all the court
comer entrance lots to have some type oflandscaping. If this is done properly, this will
create a private neighborhood setting for each individual court. Enhancing each court
entrance will create a higher standard within the project. We would like to see grouped
mailboxes within the project. This type of mailbox would include a spot for the mail and a
spot for papers to be put in. These would be constructed of cedar and designed to consist
of 2 to 4 boxes per cluster. Allowable fencing would be regulated by the covenants. We
prefer that all fencing to be constructed out of a wood material and that it has to be
approved by the governing architectural committee.
SITE FEATURES: With the views that some of the lots will have, we anticipate many
homes with much glass on the fronts and backs of the houses. Buyers will demand unique
views, the proper use of the lot and most of all the right setting of the house to the lot.
Types of houses to be built on a given lot will be controlled with great interest. It can
happen where a builder/resident will try to build the wrong style of house for a certain lot.
This will not take place, as being an experienced developer and builder, our expertise and
insight will be given to each lot and style of house to make sure it fits within the
neighborhood and surrounding drainage patterns.
ARCIDTECTURE (EXTERIORS): Today's market trends will be used greatly within the
project. Homes will consist of traditional, soft contemporary, and special design that may
be customized to the site. Homes will have to follow the covenants that will be recorded.
Areas of concern as a developer to the project will be, minimum roof pitches, 3 car
garages, and the use of natural earth tone colors.
UTll..ITIES: Sanitary sewer, watermain and storm sewer shall be installed underground
within the road right-of-way or within dedicated utility easements. Telephone, gas,
electric and cable TV shall be installed underground within the boulevard area of the road
right-of-way.
Westergren & Associates, Inc.
8500210th Street West. Lakeville. MN 55044. (612) 469-1899 . Fax: (612) 469-1899
NORTHWOOD OAKS ESTATES
PROPOSED PUBLIC UTILITY PLACEMENT STATEJ\'IENT
All public utilities (i.e., gas, electric, telephone, cable television) shall be coordinated
with each utility to be placed underground and within the easements as sho\Vll on the
final plat.
Westergren & Associates, Inc.
8500210th Street West - Lakeville, MN 55044 - (612) 469-1899 - Fax: (612) 469-1899
--
NORTHWOOD OAKS ESTATES
PROPOSED CONSTRUCTION SCHEDULE
STARTING DATE - EROSION CONTROL
MAY 26, 1997
STARTING DATE - GRADING
JUNE 1, 1997
GRADING CO:MPLETION
JULY 1, 1997
START UTll.J1Y CONSTRUCTION
JUNE 15, 1997
UTllJ1Y CONSTRUCTION - CO:MPLETION
JULY 21, 1997
START - STREET CONSTRUCTION
JULY 21, 1997
FIRST LIFT - STREET CONSTRUCTION
JULY 31,1997
FINALIZE EROSION CONTROL AREAS
AVG. 10, 1997
.. ,
DECLARATIONS OF COVENANTS
CONDITIONS AND RESTRICTIONS OF
SUBDMSJON
ThIS Declaration made on the _day of ,19_, by PIt~tsch Builders, Tnc., a
Minnesota Corporation~ hereinafter referred as "Declarant", witnesseth'
WHEREAS Declarant i~ the owner of real estate situated In Scon County,
Minnesota, whIch IS described in "Exhibit A" attached hereto and made a paT1 hereof.
whIch Declarant proposes to develop as an exclusive residentlal area and for the
preservanon of the value and amenines on the premises and the maintenance of facilities,
is subjecting said property to the Covenants, ConditlOns and Restrictions hereinafter set
forth for the benefit of saId properti~<; and the owners thereof:
NOW, THEREFORE, Declarant hereby declares that all of the property descnbed
herein shall be held, sold and conveyed subject to the following easements, restrictions,
covenants and conditions which are for the purpose of protecting the value and
de~irability of each building site and shall run w1th the real property and be binding upon
all perSOI15 or parties having any right, title, lien upon or interest therein., their heirs,
successors and assigns, and shall InUfe to the benefit of owners of any lot or ponion
thereof
ARTICLE I
DEFlNIT10NS
For the purpose of this Declaration, the following terms shall have the meanings hereby
ascnbed to them
SectIOn I: "Living Unit" shall mean and refer to each stOgIe family residence
situated upon the property designed and intended fOf use and occupancy of a single
Camily
Section 11: "Owner" shall mcan and refer to owner, whether one or more persons
or entities, of a fee simple title to a lot whIch is a part of the property, including contract
vendors and vendees, and thClf assigns, but excluding those haVlng such Interests merely
as security for the performance of an obligation.. and excluding those haVlng a hen
thereon by provisions of. or by operation of law
Section IV: "Property" shall mean and refer to the real property described herein,
or any part thereof.
ARTICLE U
BUTLDfNG AND USE RESTRICTIONS
Section I: Residential Use: no Lot or Living Unit shall be used except for
reSIdential purposes for occupancy of a single family.
Section IT: Activity Use: No business or profession shall be conducted on any lot
or living unit, nor shall any noxious or offensive activity be conducted, nor shall anything
else be done thereon or therein which may be or become an annoyance or nuisance to
other owners or occupants. No publlc sales or auctions of any kind shall be permitted.
Each lot shall at all times, be kept in a dean. sightly and wholesome condition.
No trash. litter, jw1k, boxes, containers, bottles, cans, implements, machinery, lumber, or
other building materials shall be permitted to remain exposed on any lot so as to be
visible to any neighboring lot or road except a..c:; is necessary during the period 01
construction.
Section Ill: Temporary Structures: No structure of a temporary character, mobile
home, trailer, bus, or tent, shall be placed or erected on any lot., nor used as a residence,
except during construction, altering, or remodeling of a dwelling, and then only as
reasonably necessary in such construction. All construction shall be pursued diligently
and be completed within 180 days after the issuance of the building pennit.
In the event that a structure is destroyed, wholly or partially by fire or other
casualty, said structure shall be properly rebuilt or repaired to conform to this declaration
or all of the remaining structure including the foundation and all debris shall be removed
from the lot.
Section lV: Easements: Easement for installation and maintenance ofutiiities
and drainage facilities are reserved as shown on the recorded plat and within these
easement no structure shall be placed or pennitted to remain which may damage or
interfere with the installation and maintenance of utilities or may obstruct or change the
direction or flow of drainage or through drainage channc:1s. The easement area shall be
maintained by the owner of the lot, except for such maintenance for which a public
authonty or utihty company is responsible
Section V: Utility Service: All utility services including electric, natural gas,
telephone, cable television. etc., shall be placed underground.
Section VI: Towers, antennas. etc.: No poles, posts. towers, antennas. or similar
strucrure shall exceed six feet in height above grade, no television antenna may be placed
upon the roof of a residence, except dishes less than two feet in diameter attached
directly to the home. '
Section Vll: Fences and Walls: No fences or walls other then such as are an
integral part of a residence, garage or other enclosure covered structure shall exceed six
feet above grade level at any point and shall be constructed of wood wlth a stained or
natural finish, brick, or stone
Section YUl: Signs: No signs of any kind shall be displayed to public vIew on
any lot except one sign not exceeding five square feet in area advertising a home or lot
for sale after completion of initial construction of the resi dence or sale of lot by the
developer and builder All such SlgnS shall require the approval of the architectural
committee prior to erection.
Section X: Animals: No horses, cattle, sheep, goats, pigs, poultry, or other live
animal shall be kept or maintained on any lot, other than domesticated animals that are
bona fide household pets, and to not make objectionable noises or otherwlse constitute a
nuisance, physical threat, or inconvenience to any resident of me development and shall
not be kept for breeding or commercial purposes. Construction of dog runs or pens shall
not be pernlltted.
Section Xl: Vehicles' No buses, trucks, house trailers, mobile homes, motor
homes, motor campers, trailers, licensed or unlicensed automobiles, aircraft, tractors, or
watercraft shall be parked on tbe property unless such vehicles are stored inside the
structure.
ARTICLE m
HOME CONSTRUCTION AND LANDSCAPING
Section 1: Criteria for Home Construction: Architectural quality, distinction,
creatnrity and compatibility is deemed of prime importance. Harmony in external design.,
location upon the lot and in relation to surrounding structures and topography, as well as
the height, shape and exterior materials, finish and quality are all matters to be
considered. All house fronts shall be constructed of natural materials such as wood,
native stone, brick, or such materials as are approved in writing by the architectural
control committee. Wood finishes are to be in natural earth tone or gray stains and
paints. Sides and rears of all homes are to be constructed of compatible quality
materials, including aluminum, vinyl or cedar. No prefab, modular or factory built
structure will be permitted. All residences must be stick-built on site. All roofs shall be
constructed at not less than 7/12 pitch.
Section ll: Structures: No structure other than one single family residence shall
be erected on any lot together with a garage at least two cars in size constructed as a
integral part of the residence.
Section Ill: Landscaping: A lawn and plantings plan that shalt include at least two
trees of an approved
species and size shall be submitted to the architectural committee for approval. All
landscnp;ng shall be completed w1thin nine months after issuance of a building permit or
60 days after home completion, whichever is sooner. Wooded areas are to be preserved
and no trees exceeding six inches in diameter at the base shall be re;:movcd unless
diseased. severely damaged or deteriorated or hazardous except where necessary for
building or to comply with landscaping plan as approved. Planting or trees which can
cause a public nuisance, such as cotton producing trees, or can be a public hazard, such
as bug infestation or weak bark. are prohibited. All lawn areas fTom rear of structure and
side lot lines to curb must be sodded at owner' 5 expense.
Section tV: Surfacing: Motor vehicles driveways and parking areas shall be hard
surfaced with asphalt, concrete, brick or similar materials. Driveways, parking and lawn
areas shall conform to grades established by development plan with wooded areas
preserved and native undergrowth protected if at aU possible
Section V: Size of Residence: No residence shall exceed two stories in height
above front ground level. One story and multi-level residences shall have above grade
finished living area of no less than 1,500 square feet; and two-story residences no less
than a total of 2,000 square feet in each instance excluding garages, unheated porches,
and accessory structures thereto.
ARTICLE I V
ARCHTTECmuRAL COMMITTEE
Section 1: Member~hip: An architectural committee is hereby established for the
purpose of carrying out the provisions of these covenants. condltions, and restrictions,
and the enforcement or compliance therewith to consist of Douglas Pietsch and Kurt
Larson, or their nominees until the last lot in the development is conveyed in fee to a
third party.
Section II: Vacancy: In the event ofa resignation, or if any member of the
committee is unable to continue serving as such, or for the purpose of increasing the
number of members on the committee, the remaining member or members shall appoint
or elect such replacement or additional member.
Section ffi: Varlances: the architectural couuninee shall be entitled to grant
variances as to any requirement of these covenants if in thelr opinlon the variance has
sufficient architectural and esthetlc merit to be approved or would cause an undue
hardship if not granted. No application to the City of Prior Lake for any variance from
city zoning ordinances shall be filed without first obtaining the approval of the
archi tectural com m i nee.
ARTICLE V
FUNCTIONS OF ARCHITECTURAL COMMITTEE
Section 1: Plans and Specifications: Prior to the application for building permits
and commencement of construction, two complete sets of plans and specifications for the
construction of any residence or other building. or a swimming pool. wall. fence, mailbox
or storage structure shall be submitted to the arclritectural committee and no work
,. t.
In \\imess whereof, the undersigned. being the Declarant herein. has caused this
Declaration of Covenants, Conditions and Restrictions to be executed in its name by its
duly authorized person on the day and year first above written.
Pietsch Builders, Inc.
Douglas Pietsch
President
Sl4te of Minnesota
Dakota County
On this day of ,19, before me, a notary Public Wltnm and
- -
for said County, personally appeared Douglas Pletsch, President of Pietsch Builders, Inc.,
a corporation named in the foregoing instrument on behalf of said corporation and
acknowledged this instrument to be the free act and deed of said corporation.
Notary Public,
County
My Commission Expires
preparatory to construction thereof shall be commenced until the same are approved in
writing by the committee:
(a) The committee shall take action upon the application for approval thereof
within 14 days from receipt thereof and if disapproved the committee shan
advise the applicant of the reason for disapproval and what changes it deems
necessary for compliance with the covenants.
(b) If the committee fails to take action upon an application within 14 days the
plans and specifications shall be deemed approved and shall be strictly
followed in constructioD.
(e) The decision of the architectural committee in these matters shall be final.
No member of the conunittee shall be subject to any penalty. or hable for any
damages by reason of any action they may take. or failure to act, or error in
judgment, negligence or nonfeasance, in actions of the committee Of in
serving as a member thereof
ARTTCLE Vl
TERM AND ENFORCEMENT
. Section J- life of Covenants: These covenants and restrictions shall run with the
land and all conveyances shall be subject thereto. whether specifically so stated in the
conveyance or not, and shall be binding upon aU persons and partics owning any interest
in any lot in this development, and upon all occupants thereof. for a period of20 years
from the date hereof. after which time they shall be automatically extended for
successive periods of 10 years, unless the owners oftwo~third.s of the lots in this
development agTee or vote to terminate them, or to alter or amend them in whole or in
part.
Section II: Invalidation: Invalidation of any portion ofthese covenants and
restrictions, by judgment, court order or otherwise, shaU not affect any other provision,
all of whIch shall remain in full force and effect.
Section TTT: Enforcement: Any person, or combination of persons having any
o\\'T1ership interest in any Jot in this development shall be entitled to enforce these
covenants and restrictions in any legal manner including proce.edings ~ law or in equity
to restrain violations thereof or to recover damages sustained by reason of violations
thereof
Section TV: Amendments: The architectural committee is hereby empowered to
amend any portion of the Declaration that may be objectionable or in conflict with rules
and regulation of the Federal Housing Authority or the Veterans Administration, or
necessary to qualify tor mongage financing.
Section V: City Ordinances: In addition to this Declaration of Covenants,
Conditions and Restrictions, all ordinances ofthl;: City of Prior lake, Minnesota, shall be
bmding on all lot owners.
Memorandum
DATE:
May 29, 1997
Jane Kansier \ ~ -$
Sue MCDermo0v- 'il o/",rvy-Q
Northwood Oaks - Project #97-42
TO:
FROM:
RE:
The Engineering Department has reviewed the preliminary plans for the subject project
and have the following comments:
1. Address utility easements along the north property line where sanitary sewer IS
proposed.
2. Provide storm sewer calculations for drainage, NURP ponds, etc.
3. Include a project location map on sheet 1.
4. Label street names on the site plan.
5. Show all easements and direction of sanitary sewer flow on the site plan.
6. The details are at a scale that is too small for half-size plans.
7. All grading must occur within the parcel boundary unless easements are obtained.
Proposed contours are shown to the centerline of Northwood Road. Match grade at
back of existing sidewalk.
8. Show all drainage and utility easements, right-of-way lines, existing street names,
proposed street names, a legend and existing contours and features 200 feet beyond
property lines. Identify the plat to the east. The grading plan is hard to follow
without a legend. Contours must be connected on the grading plan (i.e. Northwood
Road).
9. Show contours representing swales from front to rear of all side lot easements.
Maintain all drainage within easements. Show drainage arrows.
10. Show NWL, HWL, and contours of the NURP ponds. A skimmer is required at the
outlet of the NURP pond.
11. Use different line types on the drainage/erosion control sheet so it is easier to read.
Some of the sheets have fonts that are too small to read (sheet 8), notes are upside
down on sheet 14. In general, too much information is provided on some sheets, not
enough in others.
12. On the sanitary sewer and water plans, use different line types to distinguish sewer
(arrows) and water (dashed). Length and type of pipe need only be shown in profile.
Show more detail where connections to existing utilities are made. All sanitary sewer
pipe between 16 feet to 26 feet deep must be SDR 26. Round pipe lengths to the
nearest foot. It appears that the sewer could be shallower in areas if minimum slope
is used ( between MH 11 and 16) or outside drop manholes (MH 23). Insulate
sanitary sewer at depths less than 8 feet.
13. On the storm sewer sheets, show existing storm sewer, sanitary sewer and watermain
in the profile view. Show all storm sewer easements. Drainage at the west end of the
north through street must be addressed.
14. Show spot elevations on the cul-de-sacs (street plans) with drainage arrows. Show
valley gutter at all Northwood Road connections. Provide pedestrian ramps at allocorners.
g:\projects\ 1997\42nowdok\prelrev .doc
2
PLANNING COMMISSION MINUTES
JUNE 9, 1997
1. Call to Order:
The June 9, 1 97, Planning Commission meeting was called to order by Chairman Criego
at 6:30 p.m. se present were Commissioners Criego, ykendall, Stamson, Wuellner
and V oOOof, Dire tor of Planning Don Rye, Planning ordinator Jane Kansier, Assistant
City Engineer Sue cDermott and Recording Secre Connie Carlson.
2. Roll Call:
V oOOof
Stamson
Kuykendall
Criego
Wuellner
Absent
Present
Present
Present
Present
Commissioner V oOOof arr'
3.
4.
1k
A. Case #97-042 Consider a preliminary plat for the project known as
"Northwood Oaks Estates", consisting of34.15 acres to be subdivided into 47
lots for single family residential dwellings.
Commissioner Criego read a public hearing statement and opened the meeting to the
public. A sign-up sheet was circulated to the public in attendance.
Planning Coordinator Jane Kansier presented the Staff Report.
Applicants Kurt Larson and Douglas Pietsch are applying for a preliminary plat for the
34.15 acre site located directly west of Northwood Road, south of Arctic Lake, and east
of Spring Lake Regional Park. The preliminary plat is to be known as "Northwood Oaks
Estates" .
The preliminary plat identified 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 the undeveloped site.
MN060997.DOC
The proposed preliminary plat meets most of the standards of the Subdivision Ordinance
and Zoning Ordinance. There are some engineering and ordinance requirements which
still must be addressed prior to approval of this preliminary plat. One of the outstanding
issues which must be addressed is the disturbance of the slopes on this site. This plat has
several locations in which slopes of 20% or greater are disturbed, either for the placement
of roads and utilities or the placement of homes. It may be possible to minimize this
disturbance by redesigning the plat in some way or a different type of development on
this site may be possible i.e., a townhouse style of development could utilize the flatter
portions of the site and still minimize the impact on the slopes. In its recommendation to
the Council, the Planning Commission should address the impact of the development on
the natural features of the site.
Another issue which must be addressed is the length of the Oakcrest Circle cul-de-sac.
The maximum length of a cul-de-sac is 500', based on the requirements of Section 6-6-2
E of the Subdivision Ordinance. A variance to this provision may be granted, according
to the criteria listed in Section 6-9-1 of the Subdivision Ordinance. The Planning
Commission must review the length of this cul-de-sac, and make a determination about
whether or not it meets the criteria. The Commission's recommendation to the Council
must include a statement of its findings based on these criteria.
If the preliminary plat is to proceed, it should be subject to the following conditions:
1. The lot area and frontages on Lots 6, 7, 8 and 10, Block 2, and on Lots 2,3,4,5, 10,
12, 13, and 15, Block 3, must be revised to meet the Zoning Ordinance requirements.
2. If the Council does not approve a variance to the length of the cul-de-sac, the length
of Oakcrest Circle must be reduced to 500' or less.
3. A revised tree preservation showing the changes and additions outlined in this report
must be submitted. If necessary, a replacement plan must be submitted and approved
prior to final plat approval.
4. A revised landscaping plan showing the changes outlined in this report must be
submitted.
5. The name of Pond View Lane must be changed to a name which is unique to the
street naming system in the City of Prior Lake. There is already a Pond View Trail
located in the City.
6. A pedestrian trail along Pond View Lane must be provided. The width of the right-
of-way must be revised to accommodate this trail.
7. The developer must dedicate drainage and utility easements over all the wetlands,
stormwater ponds, and all sewer, water and storm sewer lines located outside ofthe
MN060997.DOC
2
dedicated right-of-ways. The developer must also obtain easements for all utilities
located outside of the boundaries of the plat.
8. The issues outlined in the memo from Sue McDermott, dated May 29, 1997, must be
addressed in the final plat.
Comments from the public:
Applicant, Kurt Larson, 14500 Kipling Avenue, Savage, stated they put together the plat
based on a number of factors. After meeting with some of the neighbors and looking at
the surrounding lake neighborhoods they felt the best use of the property was for single
family homes and proceeded along those lines. The cul-de-sac design eliminates frontage
along Northwood Road and provides nice housing sites. The size of the lots can be
adjusted. The 575 foot length culdesac is critical for the number and quality of the lots.
He understands they would have to apply for a variance. Mr. Larson felt the other
conditions can be met. He felt it would be a nice quality home sites with price ranges of
$200,000 to $275,000, which is consistent with the neighboring homes.
Andy Buesgens, 15995 Fremont Avenue, feels there is a problem with traffic and the
construction trucks in the area. Mr. Buesgens explained an accident which occurred the
day he received his notice. He would like to see stop signs or speed bumps to prevent
some of the speed.
Roberta McDonald, 16207 Northwood Road, would not like townhomes in the area and
would prefer single family homes. She is concerned with the snow removal and having
to pay for someone to come and remove the city's snow. She also felt the police will
have to patrol the area more often.
Joe Passafaro, 16077 Northwood Road, would rather see the single family homes than the
townhomes. He is concerned with the traffic. There are many children in the area and
agrees with the neighbors testifying to the speed. Mr. Passafaro feels there should be an
adult and/or young adult park in the development. There is a tot lot and a few small parks
that are not maintained. There is no place to play ball or tennis in close proximity. This is
the last chance to get any kind of park and he strongly recommends a facility for the
young adults. In his opinion he does not feel it is very good park management.
There has been no petition to the City requesting speed bumps or other traffic control.
John Tielborg, 14358 Rutgers Street stated he owns approximately 15 acres of property
north of the development. His first concern was for tree removal at 8 or 9 percent. He felt
there were many significant trees and there would be maybe 30 to 40 percent removal.
His other concern is with the 20% grade and major erosion and runoff toward Arctic
Lake. He suggested putting in a right turn lane to help with traffic.
MN060997.DOC
3
Bruce Myrvold, 16618 Northwood Road stated he and his neighbors are opposed to
multiple development.
Stacey Spencer, 15880 Arctic Circle, questioned rezoning. Her concern is for the 10 acre
lots. She spoke on the preservation of the wildlife and wetlands. She would prefer 10
acre parcels. Trespassing and destruction of property has been a problem.
Jeanne Kane, 16286 Northwood Road, had concerns for the cul-de-sac and the snow
removal. She would like to make sure the snow does not end up in her property. Mrs.
Kane suggested an environmental impact study.
Richard Lindman, 15880 Arctic Circle, questioned what would serve the community
better, another housing development or a park?
John Tetzloff, 16337 Northwood Road, wanted to reiterate the speeding problem, the
multiple family dwelling and parks. He questioned sidewalks in the development.
Dan Westergren of Westergren and Associates, prepared the plans and addressed some of
the concerns. The applicant has worked with staff to preserve many of the trees. He
explained lots with the steep slopes and preserving the woods. The development will
remove 9 percent of the trees when the allowance is 25 percent. They want to bring in
quality homes and preserve the wilderness as do the neighbors. He feels the snow
removal will not be a problem. Mr. Westergren met with the Park Department and
followed their recommendation.
Roberta McDonald, 16270 Northwood Road, questioned the safety with the traffic flow
on the intersection of North wood Road and their private driveway. She would like to see
where the road is being removed and reconstructed.
John Champine, 3192 Butternut Circle, stated his concerns for parking on Northwood
Road for the new development. The sidewalks and median are not clearly shown on the
map. Another concern was for the assessments made to the developer for last year's
street improvements. Mr. Champine questioned how the developer was going to proceed
with the house building. The neighbors would like to get a sense of the development.
Mr. Larson said the time table for the project is about 2 and one-half years, with 4 to 6
builders and the market value of lots would be $40,000 to $60,000.
Jeanne Kane 16286 Northwood Road, questioned the road to Bud Cooks' 20 acres.
Kansier explained the property is in Spring Lake Township and the City does not regulate
development in the township.
John Sweeney, 16109 Northwood Road wondered if there was any additional access to
the lake.
MN060997.DOC
4
.. ,
Rye said no.
Mr. Larson commented the additional traffic would be a city issue rather than a developer
issue. There is an unresolved issue with the cul-de-sac and asked if the commissioners
would table that matter to give them time to review.
Joe Passafaro, 16077 Northwood Road, said it was prudent for the quality of life for the
people who live in the development and the existing residents to provide a park. This is
the last chance to have a park.
The public hearing was closed at 7:35 p.m.
Comments by the Commissioners:
Stamson:
. The Parks Advisory Council mapped out a park plan and this property was not
designated as a need at this time. Spring Lake Park is next to the development.
. The snow removal should not be a problem. The City would be responsible.
. The slopes might be a problem. Would prefer to see lower density. There is a pay
off, preserve slopes or lower density?
. The variance will be addressed.
. The 12 lots will be modified to meet the ordinance.
Wuellner:
. The general layout of the property is difficult. Six cul-de-sacs is not a good plan.
The road is too narrow for the traffic and safety vehicles.
. Sympathetic to the neighbors concerned with the park. Would like to see the issue
addressed.
. Overall the treatment of trails and park, street length issue, slopes and tree inventory
is not complete. He would rather see it go back to the drawing board.
V onhof:
. How many ADT's (Average Daily Trips) would 47 families affect the development.
Kansier said the maximum would be 14 trips per day per home.
. The traffic issue is an off site problem.
. Agreed with Commissioner Wuellner with an inadequate tree survey.
. Would favor custom grading over 20%.
. Overall is against streets which do not end in cul-de-sacs. Maintenance would be
difficult. The City should not have to pay to have trucks drive back and forth down a
stubbed street.
. There are problems with stubbed off streets. Not in favor.
. The good thing is there is no housing fronting Northwood Road.
. Will not support a variance on the culdesac length.
MN060997.DOC
5
. Concern for drainage to the wetlands.
. Sidewalks and trail ways are absent. Provisions should be made to the County park.
Does not feel anyone should walk on the street.
. Would like to see more of an explanation from the Park Department. There are no
other parks serving this area. You cannot count a County park.
Kuykendall:
. Concurred with the Commissioners.
. Would like to see larger scale plans.
. The snow removal should have a bump out area in the cul-de-sac.
. Concern for the length of the culdesac. Looks like a through street. It is a negative.
. Many issues are dealing with traffic engineering which is not the developer's
responsbility.
. It is important to have sidewalks.
. The park is not totally the responsibility of the developer.
. The alternative of not wanting single family homes could be townhouses. There are
trade offs.
. Stop signs and clear vision design will be addressed.
. It may be appropriate to table the matter.
. Staff should raise the traffic enforcement and park issues and respond. Most issues
have been addressed. Compromises are to be made.
Criego:
. Agreed with the Commissioners.
. This is the type of development the City would like to see. The following issues have
to be addressed:
. The Engineering Department should come forward and tell what can be done relating
to some of the speeding.
. Would like to hear from the Parks Department regarding this development.
. The cul-de-sac is too long. It is a fire hazard. It is a problem for fire trucks.
. Engineering should come up with a recommendation for turn-arounds for City trucks.
. What is the impact to a new developer with the assessments from last year's
improvement?
. Concern for slopes and maintaining the wooded area. He would like a general idea of
what the developer will take out with those lots.
. Take a better look at the sidewalks and trails.
Developer, Kurt Larson requested a continuation of the hearing.
MOTION BY KUYKENDALL, SECOND BY VONHOF, TO CONTINUE THE
HEARING TO THE JUNE 23, 1997 MEETING.
V ote taken signified ayes by all.
MN060997.DOC
6
PLANNING COMMISSION MINUTES
June 23, 1997
Criego:
. 54% impervio s surface is a real problem.
. The City's stan d is 30% the DNR's 25%.
probably not goin 0 happen.
. Suggested not to exc d 30% impervious s face.
. The one foot driveway etback has to be oked at.
Sandy Mattson, 16575 lnguado a BeaClt, said they have looked at many designs. She is
concerned for the suggested d sign whic' would totally cut off the front entrance. There
would be no real exit out oyhe house exce~ for the garage. It would also eliminate
many of the windows. F those reasons thcll.[elt building in the back yard would be
appropnate. \
\
MOTION BY WU LNER, SECOND BY STA~ON, TO CONTINUE THE
,
E JULY 28, 1997 PLANNING ~ETING.
MOTION CARRlED\
Tovar suggested a driveway easem t (5 feet) with the neighbor for snow storage.
5.
~ A. Case #97- Continuation of Northwood Oaks Estates Preliminary Plat.
Planning Coordinator Jane Kansier presented the staff report reviewing the preliminary
plat hearing from the June 9, 1997 meeting.
The revised plans addressed some of the questions asked by the Planning Commission.
The staff also reviewed the plans with respect to the conditions listed in the Planning
Report dated June 9, 1997. The revisions have addressed some, but not all. of the
proposed conditions. Specifically, the revisions did not reduce the length of the cul-de-
sac, did not include revisions to the tree preservation or landscaping plans, and did not
address the issues outlined in the memorandum from the Assistant City Engineer. The
revised plans did change the name of Pond View Lane to Lakeview Circle: however,
there is already a Lakeview Circle in the City.
The Prior Lake Police surveyed Northwood Road traffic for three days and gave out one
citation for speed and one warning. The average speed was 32.5 mph.
The outstanding issue in this preliminary plat is still the disturbance of the slopes on this
site. This plat has several locations in which slopes of 20% or greater are disturbed,
either for the placement of roads and utilities or the placement of homes. While the
MN062397.DOC
5
Subdivision Ordinance does not specifically prohibit the disturbance of these slopes, it
does state that, whenever possible, these slopes should not be disturbed.
The general grading information submitted by the developer indicated the greatest impact
on these slopes occurs in the area of Lots 8, 16 and 19. The house locations on these lots
are almost entirely within the areas of20% to 30% slopes. The cul-de-sac for Oakcrest
Circle is also within an area with 20% slopes.
It may be possible to minimize this disturbance by shortening the cul-de-sac. This would
result in a different lot configuration, and might provide alternative house locations on
the lots with the steepest slopes. In its recommendation to the Council, the Planning
Commission should address the impact of the development on the natural features of the
site.
Comments from the public:
Dan Westergren, Westergren & Associates, explained how they originally tried to extend
the cul-de-sac which would lessen the disturbance of the environment. Mr. Westergren
went on to discuss the grading and elevations. He feels the custom home designs in this
area will fit into the slopes and went on to explain the City acquired the 16 foot easement
for sidewalk and utilities.
Comments from the Commissioners:
Wuellner:
. The cul-de-sac is roughly around 550 feet.
. Not clear how the developer can bring back the cul-de-sac by 50 feet. Westergren
explained the grading. If they extend the cul-de-sac further down the slope it would
preserve more of the environment.
. Mr. Westergren agreed with staff s recommendation.
. Steep slopes and long cul-de-sacs are not what the City needs.
Kuykendall:
. The cul-de-sac is as much a visual design. Drivers will assume it is a through-street.
Whether it is 600 or 500 feet it is confusing. It misleads the motoring public.
. Not in favor of cul-de-sacs that long. There are other alternative designs. It is a
matter of choice. If the developer cannot get that many lots in, maybe they will have
to go with less lots. Follow subdivision standards.
. Prefer a re-design of the plan.
. Does not favor granting a change in the subdivision standard for a cul-de-sac.
Stamson:
. Custom grading lots are approved by the engineering department.
. Overall, is agreeable with the issues addressed.
MN062397.DOC
6
. Custom grading seems to be the best way to deal with the slopes.
. Agreed with Kuykendall on the vision problem with a 500 foot cul-de-sac. In this
case a longer cul-de-sac would fit in okay.
Criego:
. Sue McDermott explained the speeding problem is an enforcement issue not
engineering's.
. There are two parks within a half mile of the development.
. The developer will have to pay for assessments.
. Main concern is to reduce the impact of cutting down trees and getting slopes
removed. Would like to keep it as natural as possible.
. Having a longer cul-de-sac would reduce the impact on the development. Kansier
explained the trade otIs between the long and short cul-de-sacs. No variance has been
requested by the applicant.
. The cul-de-sac should be longer and preserve the slopes.
. Agreed with staff on the other issues.
. Recommends granting a 600 foot cul-de-sac variance.
Open discussion:
Kuykendall suggested eliminating the dog-leg design and visually drivers would be able
to see it is a cul-de-sac.
Mr. Westergren explained the standards are met for the east side (lake side) of North wood
Road. As developers they are locked into the grades.
Applicant Kurt Larson, 1450 Killing Ave, Savage, said by pulling the cul-de-sac back it
would cut down a number of lots and still be in the steep slope area.
Criego's main concern was preserving the slope and preserving the trees. He agreed with
staff s recommendations.
StarllSon said the trail on Lakeview Circle is on the north side of the street. Park Director
Paul Hokeness suggested it should be on the south.
Kuykendall stated the City has to stay with its standards. It is up to the developer to re-
design the plan not the Commissioners. Kuykendall also felt the developers should show
design alternatives. He suggested to continue or deny the extension of the cul-de-sac.
Wuellner agreed with Kuykendall. The best alternative is to go back to the drawing
board and find a plan that fits everyone's goal.
Rye said the end of the cul-de-sac would be 30 feet below the street elevation.
MN062397.DOC
7
MOTION BY CRlEGO, SECOND BY KUYKENDALL, RECOMMENDING
APPROV AL OF THE PRELIMINARY PLAT OF NORTHWOOD OAKS ESTATES
WITH CONDITIONS TWO THROUGH SEVEN OUTLINED IN THE STAFF
REPORT WITH AN ADDITIONAL EIGHTH CONDITION PLACING THE
SIDEWALK ON THE SOUTH SIDE OF THE STREET SHOWN AS LAKEVIEW
CIRCLE. ALSO, RECOMMEND THE CITY COUNCIL APPROVE A V ARlANCE
TO ALLOW A CUL-DE-SAC MORE THAN 500 FEET AS PROPOSED.
Open Discussion:
Wuellner stated he was generally against cul-de-sacs. To move it either way out of the
slopes is a better plan.
Criego felt it was a good development with preservation of the trees.
Vote taken signified ayes by all. MOTION CARRIED.
This item should go to City Council on July 21, 1997.
A recess was called at 8: 17 p.m. The meeting reconvened at 8:22 p.m.
B. Review outstanding Zoning Ordinance i ues - Open Discussion.
Discussion on e Zoning Ordinance issue included the following:
. Language on fl or ratio and boat s rage.
. Lighting
. Noise issue - PCA as adopte tate rules. Who is going to enforce it? Boat noise is
extremely loud. Noi from reen Heights after 10:00 p.m. is a problem. Urban
noise is a big issue.
. Home occupation has to e reviewed. What can be stored with home occupations?
Deliveries to homes. G vehicle weight.
. Shore land Ordinance r se ack issues.
. Common ownership f lots i the Shoreland District.
Set up two special zo mg meetings.
talked to regarding the image of Prior Lake.
Boat tour set for L esday, August 12.
Criego:
. "Pri Lake - Intown retreat"
. "S all town with a lot to do"
MN062397.DOC
8