HomeMy WebLinkAbout02-148 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 02-148
RESOLUTION APPROVING THE TIMBER CREST PARK PLANNED UNIT DEVELOPMENT
MOTION BY: Petersen SECOND BY: LeMair
WHEREAS: Ray Brandt has submitted an application for a Planned Unit Development Preliminary Plan to be
known as Timber Crest Park; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit Development
Preliminary Plan at a public hearing on June 24, 2002, on July 8, 2002 and on August 12, 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 PUD
Preliminary Plan; and
WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for Timber Crest
Park on September 3, 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 incorporated herein as if fully set forth.
2. It hereby adopts the following findings:
a) Greater utilization of new technologies in building design, materials, construction and land
development.
The developer is utilizing standard construction and design practices for the townhomes. The
lookout style of the buildings in some areas utilizes the natural grades of the site where possible. A
similar development, without the private streets and setback modifications, is possible as is a
conventional development in the R-4 district; however, a PUD of this type results in less density
than may be otherwise permitted in the R-4 district.
b) Higher standards of site and building design.
Same as above.
r:\resoluti\planres~2002\02-148.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
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.
The common open space on the site will be available to all residents of the development
as passive open space. The same amount of common open space is required as part of a
conventional development.
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.
99 Encourages a more creative and efficient use of land.
The use of the private streets allows for fewer driveway openings on the public streets.
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 views of the wetlands. The plan
provides screening from the adjacent County road.
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 park dedication or open space dedication over and above that required under
conventional procedures. The developer is maximizing the use of the wetland area by
providing walking trails around the wetland that eventually connect to the public sidewalk
along CSAH 21.
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 in that all of the buildings will be constructed of
similar materials. The extension of the existing private street allows for efficient movement
of traffic. The landscaping plan will also enhance this area.
l) 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.
rSresoluti\planresX2002\02-148.doc PAGE 2
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.
This project will be constructed in a single phase.
n) Approval ora 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 200feet 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 orS0' and a 28' to 32' wide surface. The developer is requesting a 32'
wide private street. The additional 18' of right-of-way would be accommodated by the use of
easements adjacent to the private road.
· Reduced setbacks between buildings. The required separation between buildings under the
PUD provisions is ½ the sum of the heights of the buildings, or 29' and 35' in this case. The
developer is requesting a 25' separation between the buildings.
These modifications are permitted under the PUD provisions at the discretion of the Council. The
City Council found this modification to be consistent with the goals and intent of the PUD criteria
in that it allowed the clustering of the townhouses to preserve the natural terrain.
3. The Timber Crest Park Planned Unit Development Preliminary Plan is hereby approved subject to the
following conditions
a) Outlot B must be designated as "Park" on the final plat. This park must be rough graded to City
specifications.
b) The developer must address the ownership and maintenance of Outlot C.
c) The developer must provide scaled plans for the building exteriors. The exterior materials of all
buildings with more than 4-units must consist of at least 60% Class I materials.
d) The developer must address all of the issues in the memorandum from Larry Poppler, Assistant
City Engineer, dated August 6, 2002.
Passed and adopted this 3rd day of September, 2002.
YES NO
Haugen X Haugen
Gundlach X Gundlach
LeMair X LeMair
Petersen X Petersen
Zieska X ~leska/~ .~ [
{Seal} Fralk B'~oyles, C~i~ MZger
r:Xresoluti\planresX2002\02-148.doc PAGE 3