HomeMy WebLinkAbout02-108 PLANNED UNIT DEVELOPMENT FINAL PLAN
RESOLUTION 02-108
RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT FINAL PLAN
TO BE KNOWN AS FOUNTAIN HILLS 2MD ADDITION
MOTION BY: ZIESKA SECOND BY: PETERSEN
WHEREAS: Wensmann Realty, Inc. has submitted an application for a Planned Unit Development
Final Plan to be known as Fountain Hills 2nd Addition; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Final PUD Plan on May
28, 2002; and
WHEREAS, the Planning Commission found the Final PUD Plan to be in substantial compliance with
the approved preliminary plan and recommended approval of the Final PUD Plan; and
WHEREAS: The Prior Lake City Council considered the proposed Final PUD Plan on June 24, 2002;
and
WHEREAS: the City Council finds the Final PUD Plan in substantial compliance with the approved
Preliminary PUD Plan; and
WHEREAS: the City Council finds the PUD Final 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 recitals set forth above are incorporated herein as if fully setforth.
2. The City Zoning Ordinance specifies certain criteria be considered as part of evaluating a Planned
Unit Development application.
3. The City Council 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
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
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streets in 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 criterion 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
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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.
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 fo/lowing 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.
4. The Planned Unit Development Final Plan is hereby approved subject to the following conditions
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a) The Final Plat and Development Contract must be approved by the City Council.
b) The Final PUD Plan and PUD Development Contract must be approved by the City
Council.
c) The developer must continue to work with the City to develop street names for the private
streets.
d) Upon final approval, the developer must submit two complete sets of full-scale final plans
and reductions of each sheet. These plans will be stamped with the final approval
information. One set will be maintained as the official PUD record. The second set will be
returned to the developer for their files.
5. The Mayor and City Manager are hereby authorized to execute the PUD Development Contract
on behalf of the City.
Passed and adopted this 24th day of June, 2002.
YES NO
I Haugen taugen
Gundlach
LeMair
Petersen
Zieska ka
{Seal} Frank Bo
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