HomeMy WebLinkAbout10A - Windsor Estates Prelim Pl
MEETING DATE:
AGENDA ITEM:
SUBJECT:
PREPARED BY:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
MAY 21,2033
10A
CONSIDER APPROVAL OF A RESOLUTION APPROVING THE
PRELIMINARY PLAT FOR WINDSOR ESTATES OF PRIOR LAKE
CYNTHIA KIRCHOFF, AICP, PLANNER
INTRODUCTION:
Windsor Development is requesting preliminary plat approval to subdivide
10 acres into 22 lots on property located at 5980 140th Street NE (CSAH
42), just west of the Prior Lake-Savage municipal boundary for a
development to be known as Windsor Estates of Prior Lake.
CURRENT CIRCUMSTANCES:
On March 24, 2003, the Planning Commission held a public hearing on
this development and continued the preliminary plat based upon staff's
recommendation due to issues with proposed street grade and storm
water ponding within Savage's portion of the overall Windsor Estates
development. On April 7, 2003, the City Council approved the rezoning of
this property from A to R-1. The Planning Commission reviewed the
preliminary plat request again on April 28, 2003, and recommended
approval of the preliminary plat with 13 conditions by a unanimous vote.
One Commissioner expressed concern with the lack of imagination in the
design, but conceded that the street configuration was ultimately
dedicated by the Scott County Highway Department and the narrowness
of the lot. The access for the development is via CSAH 42. There was
also concern about the tree loss due to the mass grading.
In conjunction with the subject proposal, the applicant is proposing to
develop the 10 acre parcel to the east located in the City of Savage for
single family dwellings. The two subdivisions will be connected via the
extension of 1415t Street and a shared storm water pond. On May 5,
2003, the Savage City Council approved the preliminary plat.
PHYSICAL SITE CHARACTERISTICS:
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Area: The property is 10 acres in area. The net area of this site, less
dedicated County Road 42 right-of-way, is 9.09 acres.
Existina Conditions: A single family dwelling with two detached
accessory structures are present on the site. A motocross track altered
the northern one-half of the property. Significant vegetation is present in
the southern one-half of the site.
Topoaraphv: Site topography ranges frorn 1046' MSL to 998' MSL, and
slopes to the north. The higher point of the site is due to the rnounds
created for the recreational use located in the northwest corner of the site.
Veaetation: Significant vegetation overlays the southern one-half of the
property, with some trees located adjacent to the east property line in the
northern one-half. Identified species include Basswood, Bitternut Hickory,
Green Ash, Red Oak, Bur Oak, Hackberry, and Sugar Maple.
The project is subject to the Tree Preservation requirements of the Zoning
Ordinance. The tree inventory submitted with the preliminary plat
identifies 5,046 caliper inches of significant trees (or 383 trees) are
present on the property.
Wetlands: Wetlands are not present on the site.
Access: Access to the site is from CSAH 42 to the south and 1415t
Street to the east, once the property to the east is developed.
2020 Comprehensive Plan Desianation: This property is designated for
Urban Low to Medium Density Residential uses on the 2020
Comprehensive Plan Land Use Map, which provides for densities up to
10 units per acre. Zoning associated with this land use designation
includes R-1 (Low Density Residential).
MUSA: The entire site is located within the current MUSA boundary.
Zonina: The site is zoned R-1. Single family dwellings are a permitted
used with the R-1 Use District. Based upon the minimum lot area, the R-1
district permits a maximum density of 3.6 units per acre.
Adiacent Land Use Desianation and Zonina:
North: R-UMD; A (Agricultural)
South: R-UMD; R-1 (Low Density Residential)
East: (City of Savage) Low Density Residential; R-1 (Low Density
Residential)
West: R-UMD; A (Agricultural)
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PROPOSAL:
Lots: The preliminary plat consists of 22 single family lots. In the R-1
Use District, the minimum lot area is 12,000 square feet and the minimum
lot width is 86 feet measured at the 25 foot front yard setback. All interior
lots comply with minimum area and width.
Corner lots are required to be 20 percent larger in area and width, so the
minimum lot area is 14,400 square feet and minimum lot width is 103 feet.
Furthermore, the Subdivision Ordinance requires an additional 10 feet of
width for lots abutting arterial streets to establish a buffer along the lot
line. Lot 3, Block 3, which is located at the intersection of Meadow
Avenue and CSAH 42, is 113 feet in width, and is in compliance. Lot 1,
Block 4 is awkwardly designed with frontage on three streets. Staff
suggests that this lot be platted as an outlot at this time and platted into a
lot in conjunction with the property to the west. The Planning Commission
did not concur with this suggestion.
Densitv: The plan proposes 22 units on a total of 10 acres. Density is
based on the buildable acres (net acreage) of the site, or in this case on
9.09 net acres, less the CSAH right-of-way dedication. The overall
density proposed in this plan is 2.42 units per acre. The proposed density
is consistent with the comprehensive plan and the R-1 Use District.
Setbacks: In the R-1 Use District, the minimum front and rear yard
setbacks are 25 feet. Side yard setbacks are required to be a minimum of
1 0 feet.
Lot Coveraae: The R-1 district allows a maximum building coverage of
30 percent. This bulk standard will be examined at the time of building
permit review for each individual single family dwelling.
Streets: Two local streets are proposed to be constructed in conjunction
with this development: the extension of 1415t Street from the City of
Savage to the west property line and a north-south street (Meadow
Avenue), which provides a "right in/right out" connection to CSAH 42.
Meadow Avenue is located in approximately the same location as the
existing driveway. This street must be constructed to meet Scott County
requirements.
Both streets are designed with a 60 foot right-of-way and 32 foot wide
road surface. Meadow Avenue is proposed to provide access for all 22
lots, and intends to provide future access for the Marshall property to the
north. The preliminary plat extends 1415t Street from Savage to the
western property line. (Note: The preliminary plat changes the street
name to 139th Street.) In order to inform future homeowners, staff
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suggests that signage be installed with the barricades denoting that both
streets will be extended in the future.
CSAH 42: As part of the plat process, Scott County is requiring the
dedication of 100 feet of right-of-way from the centerline of CSAH 42.
The proposed preliminary plat shows 118 feet of right-of-way to be
dedicated but it is measured from the south line of Section 24, not the
centerline of the existing roadway.
Access to the property from CSAH 42 shall be a right in/right out only.
This will require the applicant to close the open median on CSAH 42.
Construction of the restricted access is the responsibility of the applicant.
A permit from Scott County will be required for the construction of the new
access and the median construction. Also, the grade of Meadow Avenue
at CSAH 42 must meet Scott County standards.
Access to Adiacent Property: The applicant has prepared a preliminary
grading plan depicting a connection to the west (Gregory property).
Construction of the future street must comply with the maximum 8 percent
street grade standard as specified in the Public Works Design Manual.
Street construction should also consider maximum driveway slope of 10
percent.
Street Names: The plat indicates the north-south street is to be named
Meadow Avenue and the east-west street is to be 139th Street. If the
existing 141 st Street is not changed to 139th Street in Savage, Meadow
Avenue shall be changed to another name as to not create confusion for
emergency services. (Note: In Prior Lake, CSAH 42 is 140th Street.)
Gradina: To accommodate the proposed street connections, the site is
to be mass graded. Proposed street grades comply with the maximum 8
percent slope as specified in the Public Works Design Manual, however,
the driveways on Lots 6-8, Block 1 and Lots 6-8, Block 2 are at or close to
the maximum slope of 10 percent as specified by the zoning ordinance.
A retaining wall is proposed in the rear yard of Lots 7-9, Block 2. Any
walls over 4 feet in height must receive a building permit and be designed
by a licensed engineer.
The proposed grading plan indicates that the 139th Street elevation is
considerably lower than the existing grades on the property to the west.
As requested, the applicant prepared a concept grading plan for a portion
of the property to the west. The plan depicts how the future development
of the Gregory property will blend in with the proposed grades of 139th
Street. The street connection must comply with the maximum 8 percent
street grade and all driveways cannot exceed the 10 percent slope, as
permitted in the zoning ordinance.
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Sanitary Sewer: Sanitary sewer will be extended from the existing
utilities located in CSAH 42, and will be extended to the north and west
property boundaries.
Water Main: Water service will be extended from the existing line in
CSAH 42 to serve this site, and will be extended to the north and west
property boundaries.
Storm Sewer: The proposed storm sewer system will direct runoff to a
NURP pond located in the development to the east within the City of
Savage. Since the pond is located off-site, the City of Prior Lake and City
of Savage will have to enter into a joint powers or cooperative agreement.
This agreement must be executed prior to the approval of the final plat.
Staff recommends that the storm sewer be extended to the adjacent
property to the north in anticipation of future development.
Tree Preservation/Mitiaation: The applicant has submitted an inventory
identifying 5,046 caliper inches of significant trees on the site. Section
1107.2100 of the Zoning Ordinance allows up to 25 percent of the
significant caliper inches to be removed for road and utility purposes, and
up to 25 percent for building pads and driveways. In this case, the
proposed subdivision removes 36.5 percent (or 1,843 caliper inches) for
road and utility purposes and 32.2 percent (or 1,627 caliper inches) for
building pads and driveways. The proposal exceeds removal limits by
948 caliper inches, thus 190 caliper inches of replacement trees are
required to be planted on the site. The landscape/tree mitigation plan
indicates that 195 trees are proposed to satisfy the reforestation
requirement of the zoning ordinance. The developer will be required to
provide security (e.g., letter of credit) for replacement trees as part of the
development contract.
Given the impacts of the development on the existing features of the site,
staff would like to see as many trees preserved as possible, but the tree
preservation plan is not a true reflection of the impact of future house
locations. Specifically, trees 1820,1831,1844,1845,1848, and 1849 are
located within the buildable area of Lots 2 and 3, Block 3, and are shown
as saved. Staff is not questioning the applicant's intent in preserving the
trees, but is mentioning the likely removal to ensure adequate mitigation.
Landscapina: Section 1005.1000 of the Subdivision Ordinance requires
landscaping for all new subdivisions. Specifically, one street tree and one
front yard tree, or two total, are required to be planted on each lot per
street frontage. Corner lots are required to have two trees on each
frontage, or four trees total. Thus, 54 trees, 2.5 inches in diameter
measured at the ground level are required for this subdivision. The
landscape plan proposes 44 trees to satisfy this requirement. The plan
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should be revised to include 54 trees as required in the subdivision
ordinance. The landscape plan proposes a mix of 2.5 inch deciduous and
6 foot coniferous plantings to satisfy this requirement.
Roadwav Noise Attenuation: The subdivision ordinance requires a buffer
be constructed on single family residential lots that abut arterial streets.
CSAH 42 is classified as a "Principal Arterial" roadway. Scott County has
noted that noise issues will arise as traffic levels increase on CSAH 42,
because there is a potential for this road to be expanded to a 6-lane
design in this area.
The landscape/tree mitigation plan for Lot 3, Block 3, appears to be
sufficient to comply with the intent of the requirement. The developer will
be required to provide security (e.g., letter of credit) for all landscaping as
part of the development contract.
Parks: Section 1004.1000 of the Subdivision Ordinance requires 10
percent of the net area of the site to be dedicated for parkland. The plans
do not propose to dedicate parkland and the City does not anticipate a
park within this development, so the developer will be required to pay a
park dedication fee, which is currently set at $2,670.00 per unit. The fee
schedule was amended on April 7, 2003. Since the preliminary plat was
not approved prior to that date, the new fees will apply.
Sidewalks/Trails: The revised plan indicates a 5 foot wide sidewalk is
proposed along the west side of Meadow Avenue and the north side of
139th Street. A 5 foot sidewalk is also shown on the north side of CSAH
42.
Sians: A signage plan was not submitted with the application. For
residential subdivision identification, the Zoning Ordinance permits a
maximum of two signs, not to exceed 50 square feet of sign area per side
with a maximum of two sides, at each principle entrance to the
development. Any signage will require a sign permit.
Liahtina: A street lighting plan was not submitted with the application.
Phasina: A phasing plan was not been submitted for this project.
ANALYSIS:
Preliminary Plat: The preliminary plat proposes to subdivide the
property into 22 lots for single family dwellings. The proposed lots comply
with the zoning ordinance requirements for properties zoned R-1, in terms
of area and width. Also, the proposed 2.42 units per acre density is less
than the maximum density of 3.63 units per acre permitted for
development in the R-1 use district.
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FISCAL IMPACT:
ALTERNATIVES:
The overall layout of the plat is appropriate given the required location of
access to CSAH 42 and the existing location of 141 st Street; however,
staff would like to mention two issues:
~ Lot 1, Block 4 is awkwardly shaped. It has frontage on three
streets. A three-sided lot is not typical. Staff recommends that it be
platted as an outlot and be incorporated with the plat when the property to
the west develops.
~ The tree preservation plan indicates that trees are to be
preserved within the buildable area of Lots 2 and 3, Block 2. Staff
recommends the plan be revised to denote that these trees are to be
removed, and the tree mitigation should be revised accordingly.
The plat extends both streets to the north and west property lines for
future access. The applicant prepared a connection concept plan for the
property to the west. If the property to the west develops, the street shall
be required to comply with the Public Works Design Manual.
Since the property abuts a county road, Scott County has jurisdiction over
the access and any roadway improvements. As a result of the plat, the
applicant will be required to close the median and dedicate 100 feet of
right-of-way for future improvements to CSAH 42.
Conclusion: Overall, the preliminary plat complies with relevant
ordinance provisions and City standards, if the conditions of approval are
met. One of the major issues pertaining to this development is how the
property to the north and west will develop if the preliminary plat is
approved as submitted, so the applicant prepared a concept grading plan
for a street connection to the west. Proposed tree removal exceeds
maximum limits, so 190 trees are required for reforestation purposes.
Staff recommends the preservation plan be reconsidered on Lots 2-3,
Block 3 to determine the feasibility of preserving trees within the buildable
area of the lot. Most important, since the subject plat connects with a plat
in the City of Savage, the applicant shall gain all necessary approvals
from Savage prior to the City approving Windsor Estates of Prior Lake.
Budaet Im"act: The construction of new dwellings will provide additional
tax base to the City.
The City Council has three alternatives:
1. Adopt a resolution approving the preliminary plat for this development
subject to the listed conditions with the finding that the preliminary
plat is consistent with the intent and purpose of the zoning and
subdivision ordinances.
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RECOMMENDATION:
RECOMMENDED
MOTION:
2. Deny the preliminary plat on the basis it is inconsistent with the
purpose and intent of the zoning and subdivision ordinances. In this
case, the Council should direct the staff to prepare a resolution with
findings of fact for the denial of this request.
3. Defer consideration of this item for specific reasons.
The Planning staff recommends Alternative #1, subject to the following
conditions:
1. The applicant shall obtain both preliminary and final plat approval for
Windsor Estates of Savage from the City of Savage.
2. The applicant shall obtain a permit from Prior Lake-Spring Lake
Watershed District prior to approval of a grading permit for the property.
3. All comments identified in the memorandum from the City Engineer
dated April 17, 2003, shall be addressed.
4. The applicant shall enter into a development contract with the City.
5. Scott County is requiring the dedication of 100 feet of right-of-way for
CSAH 42 from the centerline of the road.
6. The applicant shall obtain permits from Scott County for access and
median construction.
7. The tree preservation plan shall be revised to indicate existing
significant trees to be preserved in proposed house pads are to be
removed. The tree mitigation plan should be revised accordingly.
8. The landscape plan shall be revised to include 4 trees per corner lot.
9. The development shall be subject to park dedication fees of
$2,670.00 per unit to be paid with the development contract.
10. A demolition permit shall be required prior to the demolition of the
existing structures on the site.
11. All signage shall be consistent with the zoning and subdivision
ordinances and require a sign permit.
12. The applicant shall obtain required permits from all applicable
governmental agencies prior to final plat approval.
13. The final plat shall be submitted within 12 months of City Council
approval.
A motion and second recommending approval of the following request:
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8
1. Approval of a Preliminary Plat to subdivide 10 acres into 22 lots for
single family dwellings for Windsor Estates of Prior Lake, subject to
the above conditions.
EXHIBITS:
REVIEWED BY:
1. Resolution
2. Location Map
3. Aerial Photo
4. Revised Preliminary Plat and Plans
5. Engineering Department Memorandum dated April 17, 2003
6. Finance Director Memorandum dated April 11 , 2003
7. Scott County Public Works letter dated March 19,2002
8. Scott County Public Works letter dated April 23, 2003
9. Letter from City of S age resident dated April 16, 2003
10. MiU Ih R' 28,2003, Planning Commission meeting
Frank Boy
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9
RESOLUTION 03-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"WINDSOR ESTATES OF PRIOR LAKE" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
SECOND BY:
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on March 24, 2003, to
consider an application from Windsor Development for the preliminary plat of Windsor
Estates of Prior Lake; 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 Windsor Estates of Prior Lake for the
record at the public hearing conducted by the Planning Commission; 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
Windsor Estates of Prior Lake on May 19, 2003; and
WHEREAS: The City Council has the authority to impose reasonable conditions on a preliminary
plat.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR
LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat of The Wilds 6th Addition is approved subject to the following conditions:
1. The applicant shall obtain preliminary and final plat approval for Windsor Estates of Savage from the City of Savage.
2. The applicant shall obtain a permit from Prior Lake-Spring Lake Watershed District prior to approval of a grading
permit for the property.
3. All comments identified in the memorandum from the City Engineer dated April 17, 2003, attached hereto and
incorporated herein as Exhibit A, shall be addressed.
4. The applicant shall enter into a development contract with the City.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
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5. Scott County is requiring the dedication of 100 feet of right-of-way for CSAH 42 from the centerline of the road.
6. The applicant shall obtain permits from Scott County for access and median construction.
7. The tree preservation plan shall be revised to indicate existing significant trees to be preserved in proposed house
pads are to be removed. The tree mitigation plan should be revised accordingly.
8. The landscape plan shall be revised to include 4 trees per comer lot.
9. The development shall be subject to park dedication fees of $2,670.00 per unit to be paid with the development
contract.
10. A demolition permit shall be required prior to the demolition of the existing structures on the site.
11. All signage shall comply with the zoning and subdivision ordinances and require a sign permit.
12. The applicant shall obtain required permits from all applicable governmental agencies prior to final plat approval.
13. The final plat shall be submitted within 12 months of City Council approval.
Passed and adopted this 19th day of May, 2003.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
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Page 2
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EXHIBIT A
DATE:
TO:
FROM:
CC:
RE:
April 17,2003
Cindy Kirchoff, Planner
Jennifer Wittkopf, Civil Engineer ~
Bud Osmundson, Public Works Director
Windsor Estates (Project #03-32)
The Engineering Department has reviewed the Preliminary Plat (revised April 9, 2003)
for the subject project and has the following comments:
General
1. The final plat should follow the requirements of the City of Prior Lake Public
Works Design Manual.
Gradin!! and Erosion Control
1. The erosion control notes should be changed to show that all areas that have
slopes greater than or equal to 4: 1 shall have an erosion control blanket installed
immediately after finished grading.
2. Details for all retaining walls should be included on the plans. Any walls over 4
feet in height are to be designed by a licensed engineer.
3. Ma.ximum driveway slope is 10%. In addition to the correcting the driveways in
this plat, please verify that driveways on 139th Street to the west will not exceed
10% slope.
4. Washed rock should be used for inlet protection for rear yard CB' s.
5. Show comer lot elevations and bench mark utilized.
6. Show all drainage and utility easements on the grading plan.
Storm Sewer
1. Is the pond overflow draining to a drainage and utility easement?
2. A note regarding the use of N1nDOT seed mix 25B in all storm water ponds and
infiltration areas should be added to the Preliminary Detail Plan.
3. A skimmer structure should be used at the outlet of the treatment pond that is
located in the City of Savage.
.
G:\PROJECTS\20031J2 Winsor Estates\Windsor Review 3 041703.doc
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4. Environmental 3' sumps shall be used at the last structure prior to storm water
discharging into any body of water.
5. Extend the storm sewer to the property boundary to service future development.
6. Show the infiltration trench on the plan sheets and include a detail.
Streets
1. The grade of Meadow Avenue at the intersection of CSAH 42 must meet Scott
County requirements.
G:\PROJECTS\2003\32 Winsor Estates\Windsor Review 3 Q41703.doc
2
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WSB
ci Associates, Jrrc.
Memorandum
To:
Jennifer Wzttkopf
City of Prior Lake
From:
John l'rfackiewicz, Water Resource Specialist
WSB & Associates, Inc.
Date:
April 16, 2003
Re:
Review of Windsor Estates Plan
WSB Project No. 1430-28
As requested, I have completed the water resource review of the Windsor Estates Plans
dated April 9, 2003. Based on the review, the following comments are offered:
Hvdrolo1!iclHvdraulic. Water Quality. and Gradin2: Comments
1. Item 1.24 in the City of Prior Lake Public Works Design Manual specifies that slopes
greater than 4: 1 shall have erosion control blanket installed immediately after finished
grading. Please change the erosion control notes to reflect this.
2. A detail should be included for the inlet protection structures that will be placed at
storm sewer inlets within street right of way during construction.
3. A detail of the treatment pond outlet should be included with the plans.
4. Environmental 3' sumps shall be used at the last street accessible structure prior to
storm water discharging into any body of water.
5. Tne City should also examine whether it wants to extend storm sewer to the property
boundary to service future development.
6. All retaining walls over 4 ft in height shall have a fence and be designed by a
registered engineer. A detail for the retaining walls should be included with the
plans.
..
i. It appears that offsite grading will occur where 139th Street meets the western
boundary of the development. The offsite grading should be shown on the plan.
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Jennifer W"lttlcopf
City of Prior Lake
April 16, 2003
Page 2
8. The floor elevation for block 4 lot 1 should be clarified and a spot elevation should be
shown behind house to better define the rear yard drainage in this area.
9. The maximum slope for all driveways shall be 10%.
10. The grading plan should follow the Minnesota Pollution Control Agency's BMP's for
Lot Benching. The BMP's state that the lots should be graded so that runoff flows
towords the cut slope of the lot located on the uphill side of the lot. This prevents
runoff from being directed over a steep slope to a lower lot.
This concludes the review of these plans. If you have any questions or need additional
information, please call me at (763)287-7194.
c. Dave Hutton, P .E., WSB
.
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Location Map for EXHIBIT 2
Windsor Estates of Prior Lake
Oty of Shakopee
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Preliminary Plat
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Prior Lake
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Aerial Photo for EXHIBIT 3
Windsor Estates of Prior lake
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EXHIBIT 5
DATE: April 17, 2003
FROM:
Cindy Kirchoff, Planner
Jennifer Wittkopf, Civil Engineer
~
TO:
cc: Bud Osmundson, Public Works Director
RE: Windsor Estates (Project #03-32)
The Engineering Department has reviewed the Preliminary Plat (revised April 9, 2003)
for the subject project and has the following comments:
General
1. The final plat should follow the requirements of the City of Prior Lake Public
Works Design Manual.
Gradine: and Erosion Control
1. The erosion control notes should be changed to show that all areas that have
slopes greater than or equal to 4: 1 shall have an erosion control blanket installed
immediately after finished grading.
2. Details for all retaining walls should be included on the plans. Any walls over 4
feet in height are to be designed by a licensed engineer.
3. Maximum driveway slope is 10%. In addition to the correcting the driveways in
this plat, please verify that driveways on 139th Street to the west will not exceed
10% slope.
4. Washed rock should be used for inlet protection for rear yard CB' s.
5. Show comer lot elevations and bench mark utilized.
6. Show all drainage and utility easements on the grading plan.
Storm Sewer
1. Is the pond overflow draining to a drainage and utility easement?
2. A note regarding the use of MnDOT seed mix 25B in all storm water ponds and
infiltration areas should be added to the Preliminary Detail Plan.
3. A skimmer structure should be used at the outlet of the treatment pond that is
located in the City of Savage. ·
.
G:\PROJECTS\20031J2 Winsor Estates\Windsor Review 3 041703.doc
4. Environmental 3' sumps shall be used at the last structure prior to storm water
discharging into any body of water.
5. Extend the storm sewer to the property boundary to service future development.
6. Show the infiltration trench on the plan sheets and include a detail.
Streets
1. The grade of Meadow Avenue at the intersection of CSAH 42 must meet Scott
County requirements.
-
G:\PROJECTS\2003\32 Winsor Estates\ Windsor Review 3 041703.doc
2
"':'. .
~
WSB
&; A.rsociates, .Inc.
Memorandum
To:
Jennifer Wittkopf
City of Prior Lake
From:
John Mackiewicz, Water Resource Specialist
WSB & Associates, Inc.
Date:
April 16, 2003
Re:
Review of Windsor Estates Plan
WSB Project No. 1430-28
As requested, I have completed the water resource review of the Windsor Estates Plans
dated April 9, 2003. Based on the review, the following comments are offered:
Hvdrolo~!:ic/Hvdraulic. Water Quality. and Gradin2: Comments
1. Item 1.24 in the City of Prior Lake Public Works Design Manual specifies that slopes
greater than 4: I shall have erosion control blanket installed immediately after finished
grading. Please change the erosion control notes to reflect this.
2. A detail should be included for the inlet protection structures that will be placed at
storm sewer inlets within street right of way during construction.
3. A detail of the treatment pond outlet should be included with the plans.
4. Environmental 3' sumps shall be used at the last street accessible structure prior to
storm water discharging into any body of water.
5. The City should also examine whether it wants to extend storm sewer to the property
boundary to service future development.
6. All retaining walls over 4 ft in height shall have a fence and be designed by a
registered engineer. A detail for the retaining walls should be included with the
plans.
7. It appears that offsite grading will occur where 139th Street meets the western
boundary of the development. The offsite grading should be shown on the plan.
Jennifer Wittkopf
City of Prior Lake
April 16, 2003
Page 2
8. The floor elevation for block 4 lot 1 should be clarified and a spot elevation should be
shown behind house to better define the rear yard drainage in this area.
9. The maximum slope for all driveways shall be 10%.
10. The grading plan should follow the Minnesota Pollution Control Agency's BMP's for
Lot Benching. The BMP's state that the lots should be graded so that runoff flows
towords the cut slope of the lot located on the uphill side of the lot. This prevents
runoff from being directed over a steep slope to a lower lot.
This concludes the review of these plans. If you have any questions or need additional
information, please call me at (763)287-7194.
c. Dave Hutton, P.E., WSB
-
C:\WINDOWSlTemporary Internet Fi/esIOLKC292\041603JWwe.doc
EXHIBIT 6
mTEROFmCEMEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING/ENGINEERING
Ralph Teschner, Finance Director
WINDSOR ESTATES - preliminary plat
(assessment/fee review)
April 11, 2003
A 10 acre parcel in 24-115-22 is proposed to be developed as Windsor Estates. The property
currently is NOT served with municipal sewer and water utilities.
At the time municipal utilities become available the subdivision will be subject to the following
City charges:
Park Dedication
Collector Street Fee
Stormwater Management Fee
Trunk Sewer & Water Fee
$2670.00/unit
$1500.00/acre
$2943.00/acre
$3500.00/acre
The application of applicable City development charges would generate the following costs to
the developer based upon a net lot area calculation of 9.09 acres of single family as provided
within the site data summary sheet.
Cash Park Dedication:
22 units @ $2670.00/unit = $58,740.00
Collector Street Fee:
9.09 acres @ $1500.00/ac = $13,635.00
Storm Water Mana2ement Fee:
9.09 acres @ $2943/ac = $26,752.00
Trunk Sewer & Water Char2e:
9.09 acres @ $3500.00/ac = $31,815.00
Assuming the initial net lot area of the preliminary plat does not change, the above referenced
storm water, collector street, and trunk 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.
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
H:\SPLITS\Wi"dsor <St"tes.DOC
AN EQUAL OPPORTUNITY EMPLOYER
..
scorn COUNTY PUBLIC WORKS DIVIUMIBIT 7
HIGHW A Y DEPARTMENT. 600 COUNTRY TRAIL EAST. JORDAN. MN 55352-9339
(952) 496-8346, Fax: (952) 496-8365 . www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
BRADLEY J. LARSON
COUNTY HIGHWAY ENGINEER
March 19,2003
Cynthia Kirchoff
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat, Windsor Estates of Prior Lake (CSAH 42, East of CSAH 18)
Dear Cynthia:
We have reviewed the preliminary plat and have offer the following comments:
. There is a potential for a future 6-lane design on CSAH 42 in this area. To accommodate a 6-lane design, we
have requested 100 feet from centerline. The applicant is showing right-of-way dedication of 100 feet, but this
is from the section line and not the centerline. This leaves a dedication of only 80 feet from centerline, which is
20 feet short of what we requested. We reiterate our request for 100 feet of right-of-way dedication from
centerline for CSAH 42. We have informed the developer and his engineer of this issue.
. The access to the property from CSAH 42 shall be a right in/right out only. This will require the developer to
close the open median on CSAH 42. The developer shall be responsible for the construction of the restricted
access. The new access and the median reconstruction shall require an access permit.
. Noise issues will arise as traffic levels increase on CSAH 42. Lot 3, Block 3 has no buffering from the impacts
of CSAH 42, especially considering the potential for future road expansion. Noise attenuation is the
responsibility of the City and developer.
. Any change in drainage entering the County right-of-way shall require detailed drainage calculations to be
submitted to the County Engineer for review and approval.
. No berming, landscaping, ponding, or signage shall be permitted in the County right-of-way.
. Any work within the County right-of-way shall require a utility permit.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
Brian K. Sorenson, PE
Transportation Engineer
Email: Craig Jenson, Transportation Planner
Sue McDermott, City Engineer
Barry Stock, Savage Community Development Director
C:\WINDOWS\Temporary Internet Files\OLK6IFl \PLwindsor.doc
..
I
..
SCOTTT COUNTY PUBLIC WORKS DIVEXHBIT 8
HIGHW A Y DEPARTMENT' 600 COUNTRY TRAIL EAST, JORDAN, MN 55352-9339
(952) 496-8346. Fax: (952) 496-8365, www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
BRADLEY J. LARSON
COUNTY HIGHWAY ENGINEER
April 23, 2003
Cynthia Krichoff
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Revised Preliminary Plat
Windsor Development
Dear Cynthia:
We have reviewed the preliminary plat for Windsor Estates and offer the following comments:
. The access to the property from CSAH 42 shall be a right in/right out only. This will require the developer to
close the open median on CSAH 42. The developer shall be responsible for the construction of the restricted
access. The new access and the median reconstruction shall require an access permit. As to date, we have not
received an access permit application or seen construction plans for the road improvements.
. Other comments we have previously submitted still apply to this proposed plat.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
~~
Craig Jenson
Transportation Planner
C:\WINDOWS\Ternporary Internet Files\OLK6IFl\PLwindsor2.doc
EXHIBIT 9
April 16, 2003
To: City of Savage Planning Commission
From: Dave and Kim Evenson
9226 W. 141st Street
Savage,~ 55378
We would like to submit the following concerns and suggestions regarding the Windsor Estates:
Traffic flow concerns:
1) Within the next 4 months, the 6 Savage homes currently on 141 st street will have
7 children under the age of 4. We are apprehensive about the plans to make 141 st
street a frontage road for county road 42. Weare worried that the plans to direct
traffic from the Windsor estates and future developments accessing eastbound
county road 42 at Heatherton Ridge will significantly increase traffic on 141 st
street. Weare concerned that this will create an unsafe environment for
pedestrians, since there are no sidewalks on 141 st street. The intersection of 141 st
street and county road 42 is dangerous. There has already been one fatal accident
at that intersection, and we are concerned that increasing traffic flow to this
intersection is unwise.
2) Construction traffic
We are concerned about large numbers of heavy construction vehicles driving in
front of our houses in order to access the Windsor Estates.
Traffic flow ideas and solutions:
1) Would it be possible to create a temporary access for heavy construction vehicles
to the development from county road 42, so that the trucks and equipment do not
need to drive on 141 st street to access the Windsor Estates construction site?
2) Would it be possible to have the proposed 141 st street end at Windsor court?
Residents on Meadow drive could have a full access intersection to county road
42 at Meadow drive. This would minimize traffic accessing eastbound county
road 42 at Heatherton Ridge drive, and decrease the traffic in front of our houses
on 141st street.
3) The city of Savage could work with Scott County to develop a short-term traffic
plan that complements their long term County Rd 42 Corridor Study. Propose
that the Windsor Estates continue to have full access to County Rd 42 until the
land west of Windsor Estates is developed creating another access point. This
short-term plan could be a bridge that reduces traffic on 141 st street until
additional western access points to 42 are created.
Reforestation concern and suggestion:
1) Since Reforestation will be required after the development is completed due to the
large percentage of mature trees that will be cut down, we would like to request
more trees be planted on the new lots, between 9226 W. 141 st street and the plots
on Block 1, lots 1 and 2.
a. We request these trees be planted along the eastern boundary of Block
1, lots 1 and 2 to maximize privacy to the existing homes of 141 st
street and to the backs of the new walk-outs in Windsor Estates.
.
Planning Commission Meeting
April 28, 2003
EXHIBIT 10
· It appears this change is better than the original usage. The Commission struggles
any time commercial designations are moved out of the City, when some people
feel there is not enough to begin with.
· Support the change because the high density and the type of units built will make
sense in this area.
Criego:
· Agreed with Ringstad, it fits better with the community and the surrounding
projects.
. Agreed with staff s recommendation.
Lemke:
· Agreed with Commissioners - it makes sense.
Stamson:
· Approve. It is an appropriate change for this particular piece of property.
MOTION BY RINGSTAD, SECOND BY ATWOOD, RECOMMENDING
APPROVAL OF THE COMPREHENSIVE PLAN AMENDMENT TO THE R-HD
DESIGNATION.
Vote taken indicated ayes by all. MOTION CARRIED.
This meeting will go before the City Council on May 19,2003.
-+ 6.
Old Business:
A. Case 03-03 Windsor Development is requesting to rezone 10 acres from A
(Agricultural) to R-l (Low Density Residential) and preliminary plat to create 23
lots and one outlot for detached single family dwellings. This property is located
directly north of CSAH 42 and east of CSAH 18, just west of the Prior Lake/Savage
municipal border.
Planner Cynthia Kirchoff presented the Planning Report dated April 28, 2003, on file in
the office of the City Planning Department.
Windsor Development has applied for approval of a development to be known as
Windsor Estates of Prior Lake on property located at 5980 140th Street NE (CSAH 42),
just west ofthe Prior Lake-Savage municipal boundary. The application includes the
following request:
1. A Preliminary Plat to subdivide 10 acres into 22 lots for single family dwellings.
On March 24, 2003, the Planning Commission held a public hearing on this development
and continued the preliminary plat based upon staffs recommendation due to issues with
proposed street grade and storm water ponding within Savage's portion of the overall
L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 3
Planning Commission Meeting
April 28, 2003
Windsor Estates development, however, the Commission recommended approval of the
rezoning of the property from A (Agriculture) to R-1 (Low Density Residential). On
April 7, 2003, the City Council approved the rezoning. The applicant submitted revised
plans on April 10, 2003.
Overall, the preliminary plat complies with relevant ordinance provisions and City
standards, if the conditions of approval are met. One of the major issues pertaining to
this development is how the property to the north and west will develop if the preliminary
plat is approved as submitted, so the applicant prepared a concept grading plan for a
street connection to the west. Proposed tree removal exceeds maximum limits, therefore
190 trees are required for reforestation purposes. Staff recommends the preservation plan
be reconsidered on Lots 2-3, Block 3 to determine the feasibility of preserving trees
within the buildable area of the lot. Most important, since the subject plat connects with
a plat in the City of Savage, the applicant shall gain all necessary approvals from Savage
prior to the City approving Windsor Estates of Prior Lake.
The Planning staff recommended approval, subject to the following conditions:
1. The applicant shall obtain plat approval for Windsor Estates of Savage from the City
of Savage.
2. The applicant shall obtain a permit from Prior Lake-Spring Lake Watershed District
prior to approval of a grading permit for the property.
3. All comments identified in the memorandum from the City Engineer dated April 17,
2003, shall be addressed.
4. The applicant shall enter into a development contract with the City.
5. One hundred feet of right-of-way for CSAH 42 shall be dedicated from the centerline
of the road.
6. The applicant shall obtain permits from Scott County for access and median
construction.
7. The tree preservation plan shall be revised to indicate existing significant trees to be
preserved in proposed house pads are to be removed. The tree mitigation plan should
be revised accordingly.
8. The landscape plan shall be revised to include and 4 trees per comer lot.
9. The development shall be subject to park dedication fees of $2,670.00 per unit to be
paid with the development contract.
10. A permit shall be required prior to the demolition of the existing structures on the site.
11. All signage shall require a sign permit.
12. The applicant shall obtain required permits from all applicable governmental agencies
prior to final plat approval.
13. The final plat shall be submitted within 12 months of City Council approval.
Scott County has commented on this plat noting it will be a right-in, right-out access on
County Road 42. As part of the plat process, they will also be requesting 100 feet of
right-of-way from the center line of County Road 42.
This will go before City Council on May 19,2003.
L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 4
Planning Commission Meeting
April 28, 2003
Ringstad asked staff to explain Lot 1, Block 4, recommendation. Kirchoff explained the
lot is long and narrow and has 3 street frontages. It would make more sense to add it to
the development to the west. It was not included as a recommendation of approval.
Comments from the public:
Debbie Brodsho, the project landscape architect, stated they were in full agreement with
staff except for the tree and lot issues just brought up. They did look into the
recommendations and hoped to save those trees on Lot 1. There are several large trees
that cannot be saved although many would. Brodsho said they would propose a
compromise or letter of credit for the value of those trees to make sure they would be
saved. The Lot 1, Block 4 issue is an unusual situation. The lot has a hill and slope. Even
if the property was combined with an adjacent lot it would be a good buffer to County
Road 42. They could also change the lot configuration and still keep it an adequate lot
size. Did not want to lose the number of lots in the development.
Stamson asked staff if they could comment on the tree issue. Kansier said in situations
like this, staff assumes the trees will be removed. It doesn't mean they have to be
removed. The City gets a letter of credit indicating ifthe trees are still healthy after the
end of construction, the number of trees can be reduced from their tree loss. Staff is not
saying they have to be removed. Based on the location and the house pad, if they look
like they have to be removed we assume they will.
There were no comments from the public and the public hearing was closed.
Comments from the Commissioners:
Lemke:
. Asked for clarification on the Lot 1, Block 4 issue. Kirchoff explained it is a very
unusual shaped lot with 3 street frontages. It is not a typical situation. Staff only
brought it up as a suggestion to protect the future property owner from County
Road 42.
. Comfortable with the tree preservation plan. Would like to hear from the other
Commissioners.
Criego:
. We've seen this development before. Like the idea of adding the trails.
. Agree with staff s recommendations.
. Does not see a problem with Lot 1, Block 4 with the way it is. Why is there
concern for County Road 42? Kirchoff responded it was not a typical situation
with 3 street frontages and it was staff s suggestion, not a condition.
. Feel comfortable leaving it the way it is. It is an odd shape but plenty of room for
a house.
. Agreed with staff s recommendation.
L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 5
Planning Commission Meeting
April 28, 2003
Ringstad: ,
· Agreed with Commissioners and conditions.
. Leave Lot 1, Block 4 as is.
· Supported proposal.
Atwood:
. Agreed with Commissioners.
· Questioned the demolition of the existing structures. Kirchoff said they would be
removed.
. On behalf of the neighbors on 141 st Street, would like to see the construction
traffic routed away from the existing residential neighborhood. Kansier said part
of the Development Contract specifies where construction traffic should enter.
. The neighbors also questioned sidewalks on 141 st Street at the last meeting. Is it
overkill to suggest sidewalks? Kansier responded she recalled the neighbors did
not want them. Savage controls that area.
. Supported development with traffic concerns addressed.
Stamson:
· Agreed with staff and Commissioners. The development is not unique but given
the number of restrictions and conditions by the City and County, this is the best
we can get.
· Agreed with staffthat Lot 1, Block 4, is very unusual, but not sure it is not a
benefit that the house will be further from County Road 42. Comfortable the way
it is.
. Supported with staffs conditions.
MOTION BY ATWOOD, SECOND BY RINGSTAD, RECOMMENDING
APPROVAL OF THE PRELIMINARY PLAT TO SUBDIVIDE 10 ACRES INTO 22
LOTS FOR SINGLE FAMILY DWELLINGS FOR WINDSOR ESTATES OF PRIOR
LAKE, SUBJECT TO THE CONDITIONS LISTED IN THE STAFF REPORT.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before the City Council on May 19,2003.
B. Case #03-29 Consider an Amendment to Section 1104.303 (Bluff Impact
Zone) and Section 1104.304 (Bluff Setbacks) of the Zoning Ordinance.
Planning Coordinator Jane Kansier presented the Planning Report dated April 28, 2003,
on file in the office of the City Planning Department.
On April 14, 2003, the Planning Commission held a public hearing to consider an
amendment to the Zoning Ordinance pertaining to nonconforming structures in the Bluff
Impact Zone and in the Bluff Setback. The amendment would allow additions to
existing, nonconforming structures located within a bluff impact zoned and a bluff
setback
L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 6