HomeMy WebLinkAbout9A - Regal Crest CUP Amend
MEETING DATE:
AGENDA #:
PREP ARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
AUGUST 20, 2001
9A
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION AMENDING
THE REGAL CREST CONDITIONAL USE PERMIT TO
ALLOW REDUCED FLOOR AREA AND TWO ENTRY
MONUMENT SIGNS
History: On April 16, 2001, the City Council approved a Conditional Use
Permit for Regal Crest. The approved plan calls for 74 townhouse units on
25.58 acres. The plan calls for a townhouse style development
consisting of 2-, 3- and 4-unit buildings. The plan includes 5 two-unit
buildings, 16 three-unit buildings and 4 four-unit buildings. The
townhouses are designed as 1,600 to 2, I 00 square foot ramblers with
walkout basements, although the narrative suggests there may be some
I Y2 story buildings as well. All of the units have either double or
triple car attached garages. The exterior materials are brick and steel
siding.
Current Circumstances: Pavek Family Investment Company, the
original developer, has sold the subject property. Wensmann Realty,
the new owner and developer, has submitted a request for a minor
amendment to the approved CUP plan. This amendment involves a
change in the size of the proposed townhomes. It also includes the
addition of two entry monument signs. The attached letter from the
applicant explains the rationale for this amendment. The attached site
plan overlays the proposed building pads (bold outline) on the
approved building pads (shaded area), and also identifies the sign
locations. The attached drawings show the both the approved and the
proposed building elevations.
The Zoning Ordinance allows the City Council to approve minor
amendments to an approved CUP plan by resolution. A minor
amendment includes changes or modifications that do not affect
required parking, required yards, floor area ratios, ground floor area
ratios, signage, building height, density, covenants or other agreements
required as part of the approved plan. In this case, the proposed
1:\01 files\O 1 cup\regal crest-wensmann amend\cc report. doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
-. T
7
FISCAL IMPACT:
ALTERNATIVES:
amendment does not change the density or setbacks of the buildings.
The total floor area of the buildings is slightly reduced, from 4.07
acres to 4.06 acres. The floor area ratio remains at 0.17. The major
affect of this amendment is in the height of the buildings. The original
plan included more 1 Y2 and 2-story buildings; the proposed plan
includes rambler walkout units, which are not as tall as the original
units. Increases in the height of the proposed units would be
considered a major amendment; however, decreases in the height will
actually reduce the impact of the use on the adjacent properties, and
can therefore be considered a minor amendment.
The proposed monument signs are located at the CSAH 21 entrance
and at the Jeffers Pass entrance. The sign structures are a brick
gatepost design with the name of the development. The attached plan
illustrates the monuments.
The Issues: There are two issues: the criteria for minor amendments
and whether or not the proposed amendment will change the character
of the approved plan. The proposed amendment does not affect the
density or the layout of the approved CUP. The sizes of the units have
been reduced from the original 1,600-2, I 00 square feet to 1,443-1,700
square feet. The exterior materials will still be brick and vinyl siding.
The proposed units also include deck and porch options. The proposed
monument signs are also consistent with the Zoning Ordinance
provisions for subdivision signs. The amendment will not affect the
parking spaces, the setbacks or other ordinance requirements. As a
condition of approval of this amendment, the developer will be
required to meet all of the original conditions of approval listed in
Resolution #01-47.
Conclusion: The proposed amendment is minor, and will not alter the
character of the approved plan.
Bud~et Impact: There is no immediate budget impact as a result of
this request. The construction of new dwellings will provide
additional tax base to the City.
The City Council has three alternatives:
I. Adopt a resolution approving the minor amendment to the Regal
Crest CUP as proposed.
2. Deny the proposed amendment. In this case, the Council should
direct the staff to prepare a resolution with findings of fact for the
denial of these requests.
3. Defer consideration of this item for specific reasons.
]:\01 files\O 1 cup\regal crest-wensmann amend\cc report.doc
Page 2
RECOMMENDED
MOTION:
REVIEWED BY:
Staff recommends alternative # 1. A motion and second adopting a
resolution approving the minor amendment to the Regal Crest CUP is
appropriate.
1:\01 files\O 1 cup\regal crest-wensmann amend\cc report. doc
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Page 3
100
RESOLUTION 01'
RESOLUTION APPROVING A MINOR AMENDMENT TO THE REGAL CREST CONDITIONAL USE
PERMIT TO REDUCE THE FLOOR AREA OF THE UNITS AND TO ALLOW ENTRY MONUMENT
SIGNS
MOTION BY:
J€
SECOND BY:
JP
WHEREAS: the Prior Lake City Council considered the proposed minor amendment to the approved
Conditional Use Permit for the Regal Crest townhouse development on August 20,
2001; and
WHEREAS: The amendment is a minor amendment in that it does not affect the required parking,
required yards, floor area ratio, ground floor area ratio, signage, building height, density,
covenants or other agreements required by the original plan; and
WHEREAS: the City Council finds the minor amendment to the Regal Crest CUP consistent with
certain elements of the Comprehensive Plan and the Zoning Ordinance, including the
goal of providing a variety of affordable, high quality housing; and
WHEREAS: the City Council finds the minor amendment is in harmony with both existing and
proposed development in the area; and
WHEREAS: the City Council finds the amendment would result in an opportunity to address the full
range of the marketplace; and
WHEREAS: the City Council finds the minor amendment is compatible with the stated purposes and
intent of the Section 1108.200 (Conditional Use Permits) of the Zoning Ordinance in
that it does not increase the approved density of the site; and
WHEREAS: the City Council finds the proposed minor amendment adequately provides for internal
organization, uses, circulation, public facilities, recreation areas and open space.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA:
1. The recitals set forth above are incorporated herein.
2. The Regal Crest Conditional Use Permit is amended to allow the building styles and the monument
signs as shown on Exhibit A to this resolution, subject to the following conditions:
a) All of the conditions of Resolution #01-47 approving the original Regal Crest Conditional Use
Permit must be complied with.
Passed and adopted this 20th day of August, 2001.
1 :\0 1 files\O 1 cup\regaJ crest-wensmann amend\cc reso.doc PAGE 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
YES NO
Mader Mader
Ericson Ericson
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
1:\01 files\O 1 cup\regal crest-wensmann amend\cc reso.doc PAGE 2
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AUG - I 2001
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Regal Crest
CUP Amendment Request
July 31, 2001
Request:
Revised the approved Conditional Use Permit to allow for minor changes as shown in the revised
building plans and elevations and approval of two entry monuments.
Background:
Wensmann Realty, Inc, purchased the property known as Regal Crest in May 2001 from College City
Homes. Wensmann Homes, Inc. along with College City Homes will be constructing the homes within the
Regal Crest Development. The existing Conditional Use Permit would not allow for the construction of the
homes using our revised building plans. Our experience in townhome developments and housing trends is
the driving force to make these revisions. Wensmann Homes will generally be building the units located
within Block I and Block 4, with College City Homes Block 2 and Block 3.
General Information:
As in the original CUP and Preliminary Plat Approval, there will be a single homeowners association
known as Regal Crest Association that will take care of the exterior maintenance and common areas.
We would like to construct monuments at the two entrances to the development in common area lots.
Monument plans have been submitted for your approval.
Density - The revised CUP would not change density. The plan stays the same with 74 units and the same
configuration as the previous plan. It consists of 5 two-unit buildings, 16 three-unit buildings and 4 four-
unit buildings. Ground floor area does not increase. It remains at 17%. Ground floor coverage areas
have been calculated to allow for additional extension to decks, porches and main floor additions to prevent
another CUP revision. See attached Chart.
Design - The townhouses are designed as both ramblers and two-stories. The front elevation suggests that
the two-stories appear as story and one-half, however, from the rear elevation you can see that they are a
full two-story. The units range from 1443 square feet on the main floor (not including garage) on a middle
unit rambler to 1700 square feet on the main floor of the end-unit ramblers.
Building Materials - Both the Wensmann Homes, Inc units and the College City Homes units will have
the same exterior building materials and colors. This is controlled by the developer and the Association
Declarant, Wensmann Realty, Inc as part of the architectural control review for the homeowners
association. Maintenance free Hardie Plank lap siding and shakes (a fiber cement product) with brick
facing will be used on the exteriors.
Setbacks - the request will not change any of the setbacks as previously approved.
Useable Open Space - The request does not change any of the open space previously approved.
Entry Monuments - We have included as part of this request our proposed entry monuments, the locations
of which are noted on the plan. They will be located within the common area lots of the association and
maintained by the association. We are requesting two monuments, one at each entrance location.
NJG - \ 2001
.~.-- ---' ~~-
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..-.----.-
REGAL CREST
GROUND FLOOR AREA CALCULATIONS
Revised Conditional Use Permit
Total Square Most Possible
# Units Feet Ground Area
Coverage
Middle Units (incl Garages) 24 2046 49104 sq ft
(main floor area plus 10%)
End Units (inc!. Garages) 50 2563 128150sqft
(Largest Main Floor plus 10%)
Total Ground Area Max Coverage 177254
Net Buildable Area 1037463.6 (23.81 acres)
Ground Floor Area Coverage 17%
An assumption could be made that one-half of the units will be smaller rather than larger, however we felt
it was necessary to allow for future possible additions and porch/deck extensions where possible for
customization and it does not change the ratio even using the larger number.
-i