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Home My WebLink About10C - Stemmer Concept Plan MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: CITY COUNCIL AGENDA REPORT MAY 19, 2003 10 C JANE KANSIER, PLANNING COORDINATOR DISCUSSION OF CONCEPT PLANS FOR DEVELOPMENT OF STEMMER PROPERTY Historv: Arcon Development is considering development of the Stemmer property, which consists of approximately 77 acres of property located on the north side of Shoreline Drive (CSAH 12), north of Spring Lake and west of Spring Lake Regional Park. This property is presently vacant land designated for Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. The developers have submitted a concept plan for the development of this site, which subdivides the property into 113 lots for single family homes, for a gross density of 1.47 units per acre. The concept plan does not include any parkland, although it does include an outlot along Spring Lake that may be intended as a homeowners association lot. On April 28, 2003, the developers presented the concept plan to the Planning Commission. The details of this presentation are included in the draft minutes of the Planning Commission meeting attached to this report. The Issues: The staff has not reviewed the specifics of this plan. The issues pertaining to this concept plan are broader and more policy related. For discussion purposes, the staff has identified the following issues: . The realignment of CSAH 12 is currently scheduled for 2006 in the CIP. Sewer and water services are expected to be extended to this site as part of that project. The cost of extension of these services prior to the scheduled project would be the responsibility of the developer. 1:\03 files\03 concept plans\arcon\cc report.doc Page 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER . There is no parkland identified on this site. The City would require a land dedication for a neighborhood park somewhere on the west side of the property. . The north-south street through this development will be a collector street. Driveway openings onto this street must be minimized. The alignment of this street is also the likely location of the sewer and water pipes that will serve the annexation area to the west of the Stemmer property. . If the outlot shown along Spring Lake is intended to function as a common area with boat slips, the size of the area must meet the requirements of the Shoreland Ordinance to determine the number of boat slips allowed. Also attached to this report are comments from the Scott County Highway Department pertaining to this site. The Council may wish to share its thoughts about any of the above issues or additional issues to guide the developer in design of this development. The Council's comments will not be binding and the developer should not rely on any statements made by individual Council members. Conclusion: The purpose of this item is to discuss the concept development of the site, and to allow the Council to voice any particular concerns or ideas about the proposed development. This discussion is for informational purposes only. Any future plans must be processed with the appropriate hearings and public participation. REVIEWED BY: Frank Bo 1:\03 files\03 concept plans\arcon\cc report.doc Page 2 Stemmer Ridge Concept Plan Location Map ~ ~ \ / , "-- \ ~ Stemmer Pro ~'" Sprin Lake Park '\ ~ ) / /' '-------,' "'---- ,~' ~ ~ ~' //~" '~~~ ----=- '//- ! J/ <'~:'-J; /' /1/1 /' j/~ " I I .... L./ i "':/ I I Spring Lake .. 1000 I o 1000 Feet N + ARCON " '...~~' ~ " .~,;" , -} 'l-~ DEVELOPMENT, INC. 762~ METRO BLVD. · SUITE 350 · EDINAt MINNESOTA 55439 · PHONE 952/835-4981 · FAX 952/835-0069 E-mail: arcon@arcondevelopment.com · www.arcondevelopment.com STEMMER RIDGE STEMMER RIDGE is a single-family residential development proposed on the Stemmer family property in the City of Prior Lake. The property lies directly north of and adjacent to Spring Lake and west of and adjacent to the future Spring Lake Regional Park. County Road #12 runs along the shore of Spring Lake and separates Stemmer Ridge from Spring Lake. The property has been in the Stemmer family for over 80 years and two of the three present owners, along with two additional family members, will remain living on the propertyt on separate parcels, after Stemmer Ridge is developed. The site is gently rolling with approximately three fourths of the property draining in a northerly direction and approximately one quarter of the property draining to the south. There is a wetland located in the southeast comer of the site and a small wetland/lake located in the northeast comer of the property. Both of these natural features will be preserved in the development plan along with a majority of the existing vegetation that is on the site. The proposed site plan shows the main access to Stemmer Ridge off the proposed new alignment of County Road #12 along the south boundary of the property. This main north/south road will extend through the property to the north. In addition, streets will be stubbed to adjacent properties to the west. An Outlot will be designated adjacent to Spring Lake for the residents of Stemmer Ridge; this Outlot will provide access to Spring Lake for all residents of the development. . WE DO MORE THAN DEVELOP lAND.... WE CREA TE NEIGHBORHOODS DEVELOPERS - PLANNERS - CONTRACTORS .. SCOTTT COUNTY PUBLIC WORKS DIVISION 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 15, 2003 Jane Kansier City of Prior Lake 16200 Eagle Creek Avenue Prior Lake, MN 55372 RE: Concept Plan Stemmer Ridge - CSAH 12 Dear Jane: We have reviewed the concept plan and offer the following comments: . The concept plan does not match the CSAH 12 right-of-way width identified by the alignment study through Spring Lake Regional Park. The plan for the realignment of CSAH 12 shows 100 feet in right-of-way at the proposed collector road to accommodate turn lanes on CSAH 12. The concept plan's right-of-way width should match the CSAH 12 plan. . It appears that Lots 10 and 11 of Block 8 only have access to CSAH 12. We do not support creating new direct driveway access to a County road through the platting process. All access to a County road should be from a local street. We recommend no newly created lots have direct access to CSAH 12. The developer should revise the concept plan to reflect no new driveway access to CSAH 12. . The function of a collector road is to provide equal emphasis to mobility and land access. Direct land access is predominantly to development concentrations. The plat that is proposed appears to have more emphasis on direct access over mobility. This could create traffic-related issues with this neighborhood in the future. . Pedestrians crossing CSAH 12 to access the proposed boat slips is a concern. The County will not stripe or sign pedestrian crossings at uncontrolled intersections. For the regional park east of this development we are planning to have pedestrians cross CSAH 12 via a pedestrian underpass. The developer should propose a plan to address pedestrians crossing CSAH 12 before this plat moves forward. . Parking along CSAH 12 is not currently being proposed. Cars stopping along CSAH 12 or the city collector road to access the proposed outlot is also a concern. The developer should propose a plan to address this issue. C:\Documents and Settings\Jane\Local Settings\Temporary Internet Files\OLK4\PLstemmer.doc . We highly encourage the proposed neighborhood interconnectivity between the proposed development and 165th Street (Autumn Acres). In past discussions there had been a suggestion to close 165th Street at CSAH 17 in the future and allow traffic to access CSAH 17 through the property north of Autumn Acres when that property develops. We would like to work with both the City and Township to discuss the issues related to CSAH 17 access and formulate a plan to address the issues. Thank you for the opportunity to comment. If you have any questions, please feel free to contact me. Sincerely, Craig Jenson Transportation Planner Email: Greg Illka, Assistant County Engineer Gina Mitchell, County Senior Planner Sue McDerm()tt, City of Prior Lake Bud Osmundson, City of Prior Lake . ~ ... fUf dU ~!rll. !i l ~ ii ~ ~. ~ ~ e ;;; i. ~ 5' ~ ...... ..... \,;;'i'''::Fr:'''~ - :-~i-t" zs.-r--- t:K' i ~ " I · I .,in L1 ! I~:."" \ I ~ : ~ . L-=-__~.. l '-. WETLAND r IIi rj. j ,II ,If rf' Li1 f Hi j. ill ." \.., ~..~-" L::-, ~ ii~ ~~ ~~~ ~ (' S~86j2a ~h~; ~Ii n~ ~ n ~~i"~ ~~~h ~ ~~E 0( f~ ~ ~ ~r ~ .. ~ !;." ~ ! . ~ ~ 81: ;;~ l!l' c:~ ~~ ~~ ~ ~ =.=. - =. ~ ii ":i !oO!A !f: :"':'1 ..,. m\ -- " 'C. ." ":-:. i ~, ~r n g f ~ Ii ~ 10 L Ifl (. I~ ~ [' ~ l :>.~ ''0 0 B l l:I '< \:::::-_:- , g? i ~m I ~ ~ ')""'" <"'\..','-. t... ~~ ',~).. ~ --:.:'':- "~;'~J ~~.\ ,-'j\ "'-...-:").. '~<),'1.- it i ~: r ~ - I & q - l ~ i ---.( I J ~ , \ \ , I I .1 ,.. I / I I I I Planning Commission Meeting April 28, 2003 This can be a ealed within 5 calendar days. Criego suggeste workshop for the Commissioners on thi atter including the DNR. The commissioners Atwood did not disagree, ut felt the new langu Lemke felt if the surveyors c s called at 7:50 p.m. The meeting reco 7. New Business: ~ A. Case 03-28 Arcon Development will present a concept plan for development of the Stemmer Property located on the north side of Shoreline Drive and west of Spring Lake Regional Park. Planning Coordinator Jane Kansier presented the Planning Report dated April 28, 2003, on file in the office ofthe City Planning Department. Arcon Development is considering development ofthe Stemmer property, which consists of approximately 77 acres of property located on the north side of Shoreline Drive CCSAR 12), north of Spring Lake and west of Spring Lake Regional Park. This property is presently vacant land designated for Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. The developers have submitted a concept plan for the development of this site, which subdivides the property into 113 lots for single family homes, for a gross density of 1.47 units per acre. The concept plan does not include any parkland, although it does include an outlot along Spring Lake that may be intended as a homeowners association lot. Stamson asked for clarification on County Road 12. A proposed road realignment by Scott County was shown on the overhead. Criego questioned the annexation ofthe land going to the lake. Kansier explained the common neighborhood with the park and development. This is a large development and there are no parks. It may be a situation where the City takes a smaller fee with a park to the east. L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 13 Planning Commission Meeting April 28, 2003 Kansier said staffhas had a request to the north ofthis property for annexation. Criego asked ifthere was a better way to handle the streets that dead-end on the north and south properties. Kansier said they will probably have temporary cul-de-sacs. The idea of a sign noting that the street will be extended is just a "heads up". Lemke asked if there were different options on the collector streets. Kansier said how the City chooses the streets will affect the development. Kansier gave examples of existing collector streets. Comments from the Developer: Larry Frank, Landscape Architect and Project Manager for Arcon Development, pointed out this is a concept plan and they have some ofthe same concerns as staff noted in the Planning Report. They started this project about a year and a half ago with the property owners, Township, County, DNR and Park District to get everyone familiar with a potential development. It was important to get sewer around the lake. The issue with the park and the relocation of County Road 12 has been important. The main point of interest is for the Park District to receive grants from Metropolitan Council is by having shore land available for boats, picnicking areas and a beach. Arcon has been working with all entities, and this plan has the least affect on the wetlands. The parks plan calls for no access off County Road 12. There would be some kind of underpass so their vehicles would enter on the north side and County Road 81 would be blocked off on the south. Traffic will get moved away from the lake. Frank pointed out different ideas with the wetland, NURP pond and park area. They are going to look at some redesigning of the park area. Frank gave a brief background on Arcon Development and their development requirements. The issue of dockage came up many times at the township meetings. Frank said they have not really looked into that at this time. Atwood asked ifthis was going to be a phased project. Frank responded it would be phased in terms of additions. Typically the grading now is done at the same time to balance. It depends on the number of lots but the buildings would probably be done in two phases. Ringstad would like to see some sort of neighborhood park. There are many residents and it is important to have their own park where kids can safety get to. Ringstad also confirmed the development is open to several builders and Arcon approves the architectural designs on a one by one basis. Frank confirmed they did. Ringstad said he was familiar with the three developments in Savage and are all very attractive. L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 14 Planning Commission Meeting April 28, 2003 Criego asked Frank about the traffic pattern. Frank responded they would have traffic calming with street widths and curving. He also had suggestions on shared driveways, turnarounds and sidewalks. Criego questioned trails into the regional park. Frank said that is something they are ahead of the park district at this time and will be in contact with the district. Stamson's concern was the regional park as well. Comfortable with the concept. Would like to see the driveways minimized as well. Kansier said this will go before the City Council on May 19th with the Planning Commission's comments forwarded on. 8. Rye gave a brief overview 0 high density request. City COunCI unanimous vote. 9. Adjournment: The meeting adjo Don Rye Director of Community Development Connie Carlson Recording Secretary L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 15