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HomeMy WebLinkAbout00-07 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN RESOLUTION 00-07 RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN TO BE KNOWN AS DEERFIELD MOTION BY: Schenck SECOND BY: Petersen WHEREAS: D.R. Horton has submitted an application for a Planned Unit Development Preliminary Plan to be known as Deer'field; and WHEREAS: The Prior Lake Planning Commission considered the proposed amendment at a public hearing on November 8, 1999 and on December 13, 1999; 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 Deerfield PUD Preliminary Plan; and WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for on January 18, 2000; 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. it hereby adopts the following findings: a) Greater utilization of new technologies in building design, materials, construction and land development. According to the narrative, the developer utilizes the most recent building technologies. The plan has also been revised to utilize the use of Class I materials on the buildings with greater than 4 units. The general design of the PUD does allow the clustering of the units, which helps to preserve the wetlands and some of the wooded areas. b) Higher standards of site and building design. The use of curvilinear streets will slow traffic through the neighborhood. In addition, the creation of a private trail system through the common area, eventually connecting to the public system, creates an integrated system. The layout and design of the villa units has 1:9 ub iv\ rel, im~,deerfl~\Rudre.~doc ¥~lSS~a~e ~°~eK ~ve. ~.r~., ~rior Lake, Minnesota 55372-1714 / Ph. (612)447-4230 P/AC~Eax1 (612)447-4245 AN EQUAL OPPORTUNITY EMPLOYER been revised to meet this criteria. The pattern provides less density, more curvilinear streets and also preserves the natural site features. 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. The private open space also functions as parkland, without the City cost of maintenance. 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 dedication of the park and the creation of the public trail system around the pond provides an amenity which can be utilized by both the future and the existing neighborhood. The creation of the private trail system allows some flexibility in the location of the trails, to preserve trees and wetlands, and provides a link to the public park system. 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 use of the PUD allows the higher density to be clustered on the east side of Fish Point Road, and to utilize the property on the west side of Fish Point Road for single family homes. The density and variety of housing units is consistent with the Comprehensive Plan goals to provide a variety of housing styles. In addition, approximately 230 lots could be developed in the R-1 district, and 308 lots could be developed in the R-2 district, a total of 538 lots. The proposed PUD includes 540 units, and also utilizes a cluster pattern, which the single family development would not. f) Encourages a more creative and efficient use of land. As noted above, the PUD allows the higher density areas to be clustered, and preserves open space. The density is also consistent with a single family density, and preserves more of the natural area. g) Preserves and enhances desirable site characteristics including f/ora and fauna, scenic views, screening and buffering, and access. Clustering the units allows the preservation of some of the wooded areas on the site. The units also are sited to offer views of the adjacent wetlands. 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. l:\99files\99subdiv\99prelim\deerfld\pudres.doc PAGE 2 Although the plan proposes a private trail system, the developer has not provided any dedication over and above the requirements. The private open space and trails, however, function as parkland, without the cost to the City for maintenance and development. 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 does create a unified environment. The extension of the existing streets and provision of trails and sidewalks allows for efficient movement of traffic. As noted earlier, the design of the villa homes has been modified to create a more pleasing pattern. The landscaping plan has also been revised to meet the requirements of the Zoning Ordinance and will also enhance this area. Additional landscaping along Fish Point Road will provide screening. Enhancement of the landscaping along the north property boundary will also protect the adjacent residents from the noise and other impacts of the adjacent business park. 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 extension of the single family homes adjacent to the existing residences, and the clustering of the townhouse units. Additional landscaping along Fish Point Road and along the north boundary will minimize the visual impact of this development. 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. Each of the individual phases includes landscaping and road extensions. n) 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-I" 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 proposal meets the above requirements with the exception of the modifications requested by the developer, which include the following: 1) The use of private streets; and 2) Allowing up to 10 units per building rather than 4 units per building All of these modifications are permitted under the PUD provisions at the discretion of the Council. 2. The Planned Unit Development Preliminary Plan is hereby approved subject to the following conditions a) The access easement and indemnification agreements must be signed prior to final plat approval. l:\99files\99subdiv\99prelim\deerfld\pudres.doc PAGE 3 b) Revise the grading plan to identify the required 30' setback from the 100 year flood elevation for all wetlands and NURP ponds. This required setback must also be included on the PUD site plan. c) Identify the 28' wide streets on the preliminary plat. In addition, these streets should be named using a name unique to the Prior lake area. d) All public utilities must be designed in accordance with the Public Works Design Manual. The proper plans must be provided to allow staff to review this design. e) Loop the watermain through Wilderness Trail in Phase I of the development. f) Provide greater detail on the size and location of the proposed signs. 3. Application for approval of a PUD Final Plan must be submitted within 90 days of the date of approval of this resolution, or by April 18, 2000, unless written request for an extension of time is approved by the City Council. 4. The recitals set forth above are incorporated herein. Passed and adopted this 18th day of January, 2000. YES NO Mader X Mader Ericson X Ericson Gundlach X Gundlach Petersen X Petersen Schenck X Schenck ~f {Seal} Frank ~~~ger l:\99files\99subdiv\99prelim\deerfld\pudres.doc PAGE 4