HomeMy WebLinkAbout02-44 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 02-44
RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
TO BE KNOWN AS FOUNTAIN HILLS 2"D ADDITION
MOTION BY: ZIESKA SECOND BY: PETERSEN
WHEREAS: Wensmann Realty, Inc. has submitted an application for a Planned Unit Development
Preliminary Plan to be known as Fountain Hills 2"d Addition; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development Preliminary Plan at a public hearing on March 11, 2002; and
WHEREAS: Notice of the public hearing on said PUD Preliminary Plan has been duly published in
accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the Fountain Hills 2nd Addition PUD Preliminary Plan; and
WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for Fountain
Hills 2nd Addition on April 1, 2002; and
WHEREAS: The City Council finds the PUD Preliminary Plan consistent with the Comprehensive Plan
and the Zoning Ordinance; and
WHEREAS: The City Council finds the PUD Preliminary Plan is compatible with the stated purposes
and intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA:
1. The above recitals are herein fully incorporated herein as set forth above.
2. It hereby adopts the following findings:
a) Greater utilization of new technologies in building design, materials, construction and land
development.
The developer has attempted to design the buildings so they fit the land, rather than force the
land to fit the building design. The row houses along the outer ring of the development
take advantage of the natural grade.
b) Higher standards of site and building design.
The density of this site is clustered on the west side of the site to avoid the wetland and the trees
on the east end of the site. The units have also been placed as far north as possible to
preserve the trees on the south boundary of the site. The utilization of private streets in
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16200 Ea§le Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAl_ OPPORTUNITY EMPLOYER
the townhouse portion of the development allows the preservation of the wetlands and
some of the slopes and trees on this site.
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
Maintenance of private streets, including plowing and future repairs, is done by the homeowners
association. This reduces City costs in providing services to these homes.
d) £nhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than would
otherwise be provided under conventional development procedures.
As proposed, the developer provides a trail around the wetland. This trail will connect to the
existing sidewalk on Fountain Hills Court and Fountain Hills Drive.
e) Provides a flexible approach to development which allows modifications to the strict
application of regulations within the various Use Districts that are in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
The density and variety of housing units is consistent with the Comprehensive Plan goals to
provide a variety of housing styles.
f) Encourages a more creative and efficient use of land.
The PUD allows the higher density areas to be clustered, and preserves open space.
g) Preserves and enhances desirable site characteristics including flora and fauna, scenic
views, screening and buffering, and access.
The townhouse units are sited to take advantage of the natural terrain.
h) Allows the development to operate in concert with a Redevelopment Plan in certain areas
of the City and to insure the redevelopment goals and objectives within the
Redevelopment District will be achieved.
This criteria is not applicable.
i) Provides for flexibility in design and construction of the development in cases where large
tracts of land are under single ownership or control and where the use(s) has the potential
to significantly affect adjacent or nearby properties.
The use of the PUD allows the clustering of the homes and the use of private streets.
j) Encourages the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other parts of the site.
There is no additional parkland dedication with this plan.
k) The design shall consider the whole of the project and shall create a unified environment
within the boundaries of the project by insuring architectural compatibility of all structures,
efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site
features, and efficient use and design of utilities.
The design creates a unified environment. The extension of the existing streets and provision of
trails and sidewalks allows for efficient movement of traffic. Revision of the landscaping
plan to meet the requirements of the Zoning Ordinance will also enhance this area.
I) The design of a PUD shall optimize compatibility between the project and surrounding
land uses, both existing and proposed and shall minimize the potential adverse impacts of
the PUD on surrounding land uses and the potential adverse effects of the surrounding
land uses on the PUD.
The use of the PUD will allow the clustering of the townhouse units and provide a transition from
the commercial area on the west to the single family area on the east side of Pike Lake
Trail.
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the townhouse portion of the development allows the preservation of the wetlands and
some of the slopes and trees on this site.
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
Maintenance of private streets, including plowing and future repairs, is done by the homeowners
association. This reduces City costs in providing services to these homes.
d) Enhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than would
otherwise be provided under conventional development procedures.
As proposed, the developer provides a trail around the wetland. This trail will connect to the
existing sidewalk on Fountain Hills Court and Fountain Hills Drive.
e) Provides a flexible approach to development which allows modifications to the strict
application of regulations within the various Use Districts that are in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
The density and variety of housing units is consistent with the Comprehensive Plan goals to
provide a variety of housing styles.
f) Encourages a more creative and efficient use of land.
The PUD allows the higher density areas to be clustered, and preserves open space.
g) Preserves and enhances desirable site characteristics including flora and fauna, scenic
views, screening and buffering, and access.
The townhouse units are sited to take advantage of the natural terrain.
h) Allows the development to operate in concert with a Redevelopment Plan in certain areas
of the City and to insure the redevelopment goals and objectives within the
Redevelopment District will be achieved.
This criteria is not applicable.
i) Provides for flexibility in design and construction of the development in cases where large
tracts of land are under single ownership or control and where the use(s) has the potential
to significantly affect adjacent or nearby properties.
The use of the PUD allows the clustering of the homes and the use of private streets.
j) Encourages the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other parts of the site.
There is no additional parkland dedication with this plan.
k) The design shall consider the whole of the project and shall create a unified environment
within the boundaries of the project by insuring architectural compatibility of all structures,
efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and Site
features, and efficient use and design of utilities.
The design creates a unified environment. The extension of the existing streets and provision of
trails and sidewalks allows for efficient movement of traffic. Revision of the landscaping
plan to meet the requirements of the Zoning Ordinance will also enhance this area.
I) The design of a PUD shall optimize compatibility between the project and surrounding
land uses, both existing and proposed and shall minimize the potential adverse impacts of
the PUD on surrounding land uses and the potential adverse effects of the surrounding
land uses on the PUD.
The use of the PUD will allow the clustering of the townhouse units and provide a transition from
the commercial area on the west to the single family area on the east side of Pike Lake
Trail.
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m) If a project for which PUD treatment has been requested involves construction over a
period of time in two or more phases, the applicant shall demonstrate that each phase is
capable of addressing and meeting each of the criteria independent of the other phases.
The PUD will be completed in one phase.
n) Approval of a PUD may permit the placement of more than one building on a lot.
This is not applicable.
o) A PUD in a Residential Use District shall conform to the requirements of that Use District
unless modified by the following or other provisions of this Ordinance. 1) The tract of land
for which a project is proposed shall have not less than 200 feet of frontage on a public
right-of-way; 2) No building shall be nearer than its building height to any property line
when the property abutting the subject property is in an "R-1" or "R-2" Use District; 3) No
building within the project shall be nearer to another building than ~ the sum of the
building heights of the two buildings, except for parking ramps which may be directly
connected to another building; and 4) Private roadways within the project site may not be
used in calculating required off-street parking spaces.
The modifications requested by the developer include the following:
· The use of private streets. Normally, a development of this type would require a
minimum right-of-way width of 50' and a 28' to 30' wide surface. The developer is
requesting a 28' wide private street. The additional 22' of right-of-way would be
accommodated by the use of easements adjacent to the private road. The use of
private streets in this case
· Reduced front yard setbacks on the private streets. The conventional setback
requirement is 30' from the right-of-way line. The developer is requesting a 22' front
yard setback, measured from the building face to the curb of the private street, and a
14' front yard setback, measured from the second-floor deck to the curb of the private
street.
· Reduced setbacks between buildings. The required separation between buildings
under the PUD provisions is ~ the sum of the heights of the buildings, or 35' in this '
case. The developer is requesting a 25' separation between the buildings.
· Exterior building materials. The Zoning Ordinance normally requires Class I building
materials on buildings with more than 4 units. Class I materials primarily consist of
brick, marble, granite, textured cement stucco and glass. On buildings with 4 or fewer
dwelling units, vinyl siding is a Class I material.
These modifications are permitted under the PUD provisions at the discretion of the
Council. The City Council found these modifications to be consistent with the goals and
intent of the PUD criteria in that they allowed the clustering of the townhouses to preserve
the natural terrain. The City Council also found the modification to the exterior materials
appropriate since it is consistent with the goals of the Comprehensive Plan to provide a
variety of housing styles.
3. The Planned Unit Development Preliminary Plan is hereby approved subject to the following
conditions
a) The private streets must be designed so that the sum of the width of the outlot and the
adjacent easements is equal to 50 feet.
b) Extend sanitary sewer and water main to the south property boundary.
c) Provide a drainage easement and storm sewer pipe from the south side of the wetland .on
the east side of the property to the south property line for the future use of the property to
the south.
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d) Provide a drainage and utility easement on Lot 1, Block 1, Fountain Hills Addition, for the
sanitary sewer pipe located within this lot.
e) Provide the information necessary to show how the drainage will work behind Unit #4 to
achieve a 2% swale.
f) Provide retaining wall profiles and design by a registered engineer.
g) Revise the landscaping plan to include the required number of oversized trees.
h) Verify that the setback between the buildings and the wetland is 30' to the 100-year flood
elevation of the wetland.
i) Indicate whether signs will be provided for the townhouse development. If so, provide
sign elevations and greater detail on the location of the proposed monument signs.
j) Provide a lighting plan identifying the footcandles at the south property line that are a
result of the wall lighting on the south side of the units.
k) Provide a phasing plan for the project.
I) Provide an irrigation plan.
m) Provide street names for the private streets.
n) Ensure that the tie-ins to the existing 8" water main valve on Pike Lake Trail will be
acceptable for hook-ups and testing.
o) Proved a concrete entrance to the easterly entrance to the new sidewalk. The westerly
entrance will require a valley-gutter where needed.
4. Application for approval of a PUD Final Plan must be submitted within 90 days of the date of
approval of this resolution, or by July 1, 2002, unless written request for an extension of time is
approved by the City Council.
Passed and adopted this 1st day of April, 2002.
YES NO
Haugen X Haugen
Vacant Vacant
Gundlach Absent Gundlach Absent
Petersen X Petersen
Zieska X Zieska
{Seal} Frank B~ity.~anager
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