HomeMy WebLinkAbout03-185 16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 03-185
RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN TO BE
KNOWN AS WENSMANN 4TM ADDITION
MOTION BY: PETERSEN SECOND BY: ZIESKA
WHEREAS: Wensmann Realty, Inc. has submitted an application for Planned Unit Development
Preliminary Plan to be known as Wensmann 4th Addition; and
WHEREAS: The Prior Lake Planning Commission considered the proposed amendment to the
Planned Unit Development Plan at a public hearing on October 13, 2003; and
WHEREAS: Notice of the' public hearing on said amendment to the PUD 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 amendment to the PUD Plan; and
WHEREAS: The Prior Lake City Council considered the proposed amendment to the PUD Plan for on
November 3, 2003; and
WHEREAS: The City Council finds the amendment to the PUD Plan consistent with the Zoning
Ordinance; and
WHEREAS: The City Council finds the amendment PUD 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 6- and 8-unit buildings must be redesigned so as to
meet the minimum architectural standards (60% Class I materials).
b) Higher standards of site and building design.
The density of this development has been moved north to lessen the impact on the
existing trees and the proximity to Mystic Lake.
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Phone 952.447.4230 / Fax 952.447.4245
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
The homeowners association does maintenance of private streets, including plowing and
future repairs. 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 addition of parkland with this development will be utilized by both the future and the
existing neighborhood
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 f/ora and fauna, scenic
views, screening and buffering, and access.
The townhouse units are sited to take advantage of the natural views.
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.
The existing park and trail dedication will help facilitate the creation of a trail corridor along
the natural areas on this site and on adjacent sites.
k) The design shall consider the whole of the project and shaft 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. The landscaping
plan 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.
m) ff a project for which PUD treatment has been requested involves construction over a
period of time in two or more phases, the applicant shaft demonstrate that each phase is
capable of addressing and meeting each of the criteria independent of the other phases.
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There are no additional phases proposed.
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' to 24' wide private street. The additional 26' of right-of-way would be
accommodated by the use of easements adjacent to the private road.
· Reduced front yard setbacks on the private streets. The conventional setback
requirement is 25' 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.
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 Wensmann 4th Addition Planned Unit Development Preliminary Plan is hereby approved
subject to the following conditions
a) The proposed parkland dedication must be expanded as shown on the revised plan dated
November 3, 2003.
b) All structures must be located at least 25' from the rear lot line. This will require relocation
and/or removal of the units on Lots 13-16, Block 2.
c) All buildings with more than 4 units must be constructed so at least 60 percent of each
building face visible from off-site is constructed with Class I materials.
d) The private streets must be platted as outlots.
e) Provide elevations for the proposed monument signs.
f) Revise the landscaping plan to meet the Zoning Ordinance requirements.
g) The applicant must submit a petition to vacate the existing right-of-way and easements for
Wilds Drive. This vacation must be approved and recorded with the final plat.
h) No grading will be permitted until the following Engineering issues have been addressed:
Grading and Erosion Control
i) Grading appears to be shown beyond the property lines. Show the property lines
and construction limits. An agreement with the property owners must be in place
for this grading.
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ii) It appears there will be grading occurring within the County Road 83 right of way.
There also appears to be a drainage swale in this area exceeding the 300'
maximum specified in the city's design manual which outlets onto Wilds Path.
Please revise the grading plan in this area. Show the proposed contours on CSAH
83 right of way.
iii) The slope of the driveway for block 3 lot 51 is greater than 10%.
iv) The slope between many units exceeds the 4:1 maximum as specified in the
Public Works Design Manual.
v) Indicate the top and bottom elevations for all retaining walls. Walls exceeding 4 ft
should be designed by an engineer and have a fence in place.
vi) The emergency overflow elevation for the storm seweddrainage swale behind
block 2 lots 4-7 is 0.5 ft higher than the Iow opening for these homes. The building
pads should be raised or the overflow should be lowered.
vii) Show contour lines a minimum of 200' beyond the property lines.
viii) The erosion control plan will be reviewed when the final grading plan is submitted.
ix) Grading is shown outside the property lines. Provide construction easement
documentation.
x) The grades behind lots 25-28 block 3 drain directly to Wild's Parkway. Provide a
catch basin or re-grade this area.
Hydrologic/Hydraulic and Water Quality
xi) An updated drainage area map and HydroCAD model including 2, 10, and 100 yr
drainage calculations for all drainage areas should be included with the plans.
xii) Storm sewer design calculations and profiles should be included with the final plan.
xiii) Show emergency overflow locations and arrows indicating the flow direction.
xiv) Provide hydraulic calculations to verify that the pond at the intersection of CSAH
83 and Wild's Parkway is sized appropriately for this project.
i) Address the following Engineering issues in the final plans:
General
i) Show the City project # 03-45 on all plan sheets
ii) Show limits of construction.
iii) Add easement line type to the legend.
iv) The wetland delineation was field reviewed on September 17, 2003. We concur
with the findings in the wetland delineation report that no wetlands are present on
site. No wetland permitting is required as part of this development.
v) The Parkland was required as part of the Wild's North plat. The minimum park
area needed is 2 acres.
vi) Some of the building units appear to be located beyond the property lines.
Watermain
vii) Eliminate one of the hydrants at the end of DR-D.
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viii) Loop the watermain so that there are no dead end lines. Connect watermain
behind lots 64/57, 56/47, and 18/11 of block 1.
ix) Show gate valve locations
Sanitary Sewer
x) The sanitary sewer flowing from across CSAH 83 must be directed to the north to
connect with the Wild's North 2nd Addition sanitary sewer.
Storm Sewer
xi) The minimum pipe size shall be 15".
xii) Please verify the size of the pipe which the pipe referenced in item 3 ties into on
Wilds Parkway
xiii) The storm sewer pipe between block 3 lots 24 and 25 is over 12 ft deep. Provide
larger easement in this area.
Streets
xiv) Label the curb radii.
xv) No more than 2.00% grade is required at intersections.
xvi) The minimum grade of streets is to be 1.00%.
j) Sidewalks must be provided along one side of Wilds Drive.
Passed and adopted this 3r~ day of November, 2003.
YES NO
Haugen X Haugen
Blomberg X Blomberg
LeMair X LeMair
Petersen X Petersen
Zieska X Zieska
{Seal} Frank Boyles, City Manager
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