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4646 Dakota Street SE
Prior Lake. MN 55372
CITY COUNCIL AGENDA REPORT
MEETING DATE: June 6, 2011
AGENDA #: 10F
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTER: JEFF MATZKE
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A MAJOR
AMENDMENT TO A PLANNED UNIT DEVELOPMENT PLAN KNOWN AS
JEFFERS POND AND A RESOLUTION APPROVING A PRELIMINARY
PLAT TO BE KNOWN AS JEFFERS POND 4 ADDITION
DISCUSSION: Introduction
Ryland Homes has applied for approval of a major amendment to the Planned
Unit Development (PUD) known as Jeffers Pond and approval of a Preliminary
Plat to be known as Jeffers Pond 4th Addition. The area of consideration for
the major PUD Amendment and Preliminary Plat applies to the area of Jeffers
Pond known as The Pointe. The site is located on the north side of Wilds
Ridge, east of McKenna Road, and ' /Z mile west of CSAH 21. The applications
include the following requests:
Approve a major Amendment to the Jeffers Pond Planned Unit
Development
Approve a Preliminary Plat to be known as Jeffers Pond 4th Addition
Hi story
In 2005, the City Council approved a PUD for the approximately 336 acre
Jeffers Pond mixed use development including the following elements:
• Mix of land uses including commercial retail and office; low, medium,
and high density residential; and public institutional and municipal sites
• Up to 693 total residential units.
• An active park of at least 4.6 acres (Jeffers Pond Park)
• An fire station site (Prior Lake Station #2)
• An elementary school site (Jeffers Pond Elementary School)
• Public parkland and trails (over 145 acres of parkland has beer
created)
Four phases within the PUD development have been platted including sites for
119 single family homes, 165 townhomes, Jeffers Pond Elementary School,
and Prior Lake Fire Station #2.
The Planning Commission held a public hearing for the PUD Amendment and
Preliminary Plat on May 9, 2011 (see attached minutes) and recommended
approval of the land use requests.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Current Circumstances
The current proposal calls for 38 single - family detached home lots on a public
street. The original preliminary plat and PUD proposed designated the area for
56 attached townhome units on a private street.
The following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site area consists of 13.58 (gross) acres.
Topography: This site has varied topography, with elevations ranging from
940' MSL at the southeast entrance to the property to 984' MSL at the north -
central portion of the project site.
Vegetation: Some of the natural vegetation on the site was cleared after the
original preliminary/final plat was approved for the area. The project is subject
to the Tree Preservation requirements of the Zoning Ordinance.
Wetlands: The project site does not contain any wetland areas.
Access: Access to the site is from the local street, Wilds Ridge.
2030 Comprehensive Plan Designation: This property is designated for Low
Density Residential uses on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site presently within the Jeffers Pond PUD (Planned Unit
Development). The originally approved density (net) of this area is 6.26 units
per acre. The density for the proposed plat is 4.2 units per acre.
PROPOSED PLAN
Lots: The preliminary plat consists of 38 lots for single family dwellings and
three outlots. The lots range in size from 7,842 square feet to 15,753 square
feet with an average lot size of 10,292 square feet. The originally platted
attached twinhome lots ranged in size from 5,960 square feet to 10,590 square
feet.
Setbacks: The typical residential required and proposed setbacks for the
development are shown on the following table:
Structure Setbacks
Typical
Requirement
Originally
Approved
Proposed
Front
25'
25'
25'
Interior Side
10'
0'
7.5'
Building to Building
NA
25'
15'
Rear
25'
0'
10'
Bluff
25'
25'
25
Cantilever /Eves /Egress
Pit Setback
Encroachments
2'
2.5
2.5' maximum
2
Streets: The preliminary plat proposes a public street to known as Pointe
Pass with a 50 foot wide right -of -way. This street was previously platted as a
private street with the same 50 foot right -of -way width.
Impervious Surface: The originally approved impervious surface for the 56
twinhome development was 227,958 square feet. The proposed impervious
surface for the 38 single family lots is 142,169 square feet. The developer has
provided a table listing the maximum impervious surface per lot which will
enable City Staff to track the impervious surface as each lot is constructed.
The overall impervious surface for the Jeffers Pond Development would
decrease under the current proposal from 25.5% to 24.5% of the total
development area.
Parks: In 2005, the Jeffers Pond Development was created with over 145
acres of dedicated natural public parkland. This original park dedication
satisfies the total parkland requirement for all phases of the Jeffers Pond
Development including The Pointe.
Sanitary Sewer/Water Mains: Sanitary sewer and water mains are currently
in place along the eastern portion of Point Pass.
Tree Replacement: The applicant has submitted an inventory identifying
72,376 caliper inches of significant trees on the overall Jeffers Pond
Development. The Zoning Ordinance allows up to 35% of the significant
caliper inches to be removed. This plan proposes to remove 13.4% of the
caliper inches.
Landscape Plan: The Subdivision Ordinance requires two front yard
subdivision trees per lot. The landscape plan proposes 119 trees including the
rain garden feature. The originally approved Pointe Development also
proposed 119 trees within the development. The plan also proposes a
monument to match the thematic character of other signage within the Jeffers
Pond Development.
Phasina: The developer plans to complete the Pointe Development in two
phases, platting the first phase in 2011 and the second phase in 2012 or 2013.
Fees and Assessments: This development will be subject to the standard
development fees including park dedication, trunk street and utility service
charges, and utility connection charges. The majority of these fees for Phase 1
of The Pointe were paid in 2005 with the original plat. Any remaining fees as a
result of the proposed increase in platted acreage for Phase 1 as well as the
fees for Phase 2 will be collected with the corresponding final plats.
ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and
standards allowed under a PUD. The PUD provisions offer maximum flexibility
in many areas, some of which include such aspects as setbacks, building
heights, and densities. The developer is requesting modifications to the
minimum lot areas for the single family lots, as well as building setbacks for the
proposed single family lots.
Ryland Homes has met with City staff to address the proposed changes to the
PUD and ways to maintain the core of the originally approved plan of the
Jeffers Pond Development. The detached single family design will reduce the
3
overall impervious surface of this area by over 37 %. The landscape features
and proposed number of trees within the original development are not only
maintained but enhanced with the addition of a rain garden area in place of a
previously approved storm water pond. Staff also recognizes that the changes
made between 2005 and today in relation to the City's storm water
requirements for platting do have a direct impact on the overall lot number and
lot sizes of the original proposal.
As noted in the attached staff memorandums from the Engineering
Department, the developer must refine the plans to assure compliance with the
Public Work Design Manual requirements. However, none of these revisions
will likely impact the general design of the proposed plat. If any significant
modifications to the plat are necessary, the developer will be required to
resubmit for Preliminary Plat consideration and a new public hearing will be
held before the Planning Commission.
FINANCIAL Approval of this major amendment will assist in facilitating the construction of
IMPACT: 38 single family lots which will contribute to the City's tax base.
ALTERNATIVES: The City Council has the following alternatives:
1. Adopt a resolution with conditions approving the major PUD Amendment
for Jeffers Pond and adopt a resolution approving the Preliminary Plat to be
known as Jeffers Pond 4th Addition.
2. Deny the PUD Amendment and the Final Plat on the basis they are
inconsistent with the purpose and intent of the Zoning and Subdivision
Ordinances and /or the Comprehensive Plan. In this case, the Council
should direct the staff to prepare a resolution with findings of fact based in
the record for the denial of these requests.
3. Defer consideration of these items and provide staff with specific direction.
RECOMMENDED Two separate motions are required:
MOTION:
1. A motion and second to adopt a resolution approving a major amendment
to the final PUD Plan for Jeffers Pond, subject to the listed conditions.
2. A motion and second adopting a resolution approving a Preliminary Plat
known as Jeffers Pond 4th Addition, subject to the listed conditions.
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4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 11 -XXX
A RESOLUTION TO APPROVE AN AMENDMENT TO THE PLANNED UNIT DEVELOPMENT (PUD)
FINAL PLAN KNOWN AS JEFFERS POND
Motion By: Second By:
WHEREAS, Ryland Homes has submitted an application for an amendment to the Planned Unit
Development Final Plan known as Jeffers Pond; and
WHEREAS, The proposed amendment is a "major amendment" for administrative and procedural
purposes; and
WHEREAS, The Prior Lake Planning Commission considered the proposed amendment to the Final
PUD Plan on May 9, 2011; and
WHEREAS, The Planning Commission found the amendment to the Final PUD Plan to be consistent
with the purpose of a PUD and 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 6, 2011;
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 as follows:
1. The recitals set forth above are incorporated herein.
2. The Amended Planned Unit Development Final Plan is hereby approved subject to the following
conditions:
a. The developer must obtain the required permits from any other state or local agency prior
to any work on the site.
b. Revise the plans to address all of the Engineering comments in the City Engineering
Department Memorandum dated May 5, 2011. All grading, hydrology and storm water
issues must be addressed prior to any grading on the site.
PASSED AND ADOPTED THIS 6th DAY OF June, 2011.
YES NO
ser
Myser
Erickson
Erickson
Hedberg
Hedber
Keene
— Keeney
Souku
Souku
Frank Boyles, City Manager
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4646 Dakota Street SE
7 so` 1, Prior Lake, MN 55372
RESOLUTION 11 -xxx
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "JEFFERS POND 4T" ADDITION' SUBJECT TO
THE CONDITIONS OUTLINED HEREIN.
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 9, 2011 to consider an
application from Ryland Homes for the preliminary plat of Jeffers Pond 4th Addition; and
WHEREAS, Notice of the public hearing on said preliminary plat has been duly published and posted in
accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and
WHEREAS, All persons interested in the proposed amendment to the preliminary plat were afforded the
opportunity to present their views and objections related to the preliminary plat of "Jeffers Pond 4th
Addition" for the record at the public hearing conducted by the Planning Commission; and
WHEREAS, The Planning Commission and City Council have reviewed the preliminary plat according to the
applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said
preliminary plat to be consistent with the provisions of said ordinances; and
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of Jeffers Pond
4th Addition on June 6, 2011; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a preliminary plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as
follows:
1. The recitals set forth above are incorporated herein.
2. The Preliminary Plat is hereby approved subject to the following conditions:
a. The developer must obtain the required permits from any other state or local agency prior to any work on
the site.
b. Revise the plans to address all of the Engineering comments in the City Engineering Department
Memorandum dated May 5, 2011. All grading, hydrology and storm water issues must be
addressed prior to any grading on the site.
PASSED AND ADOPTED THIS 6th DAY OF JUNE, 2011.
YES NO
M ser
Myser
Erickson
Erickson
Hedberg
Hedber
Keeney
Keene
- Soukup
Souku
Frank Boyles, City Manager