HomeMy WebLinkAbout9A - Fountain Hills 2nd Addn.
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
APRIL 1, 2002
9A
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING A
PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN,
AND APPROVAL OF A RESOLUTION APPROVING A
PRELIMINARY PLAT TO BE KNOWN AS FOUNTAIN HILLS
2ND ADDITION
History: Wensmann Realty, Inc., has applied for approval of a
development to be known as Fountain Hills 2nd Addition on the
property located on the west side of Pike Lake Trail, approximately
1/8 mile south ofCSAH 42, and directly south of Fountain Hills Drive.
The application includes the following requests:
· Approve a Planned Unit Development Preliminary Plan;
. . Approve a Preliminary Plat.
While the total site area is 23.08 acres, the PUD plan encompasses
10.16 acres of the site. The PUD development consists of a total of 64
dwelling units on 7 .17 net acres, for a total density of 8.92 units per
acre. The remaining area of the development will consist of two
commercial lots, 7.01 acres and 4.67 acres in size.
The site in question was originally platted in 1999 as Outlot A,
Fountain Hills Addition. The road alignment and utility extensions
were established with that plat. Also in 1999, when the City adopted
the 2020 Comprehensive Plan, the 10.16 acres area that encompasses
the PUD was designated for High Density Residential (R-HD) uses.
The City Council approved the rezoning of this 10.16 acre area to the
R-4 district on March 18, 2002.
Current Circumstances: On March 11, 2002, the Planning
Commission held a public hearing to consider these applications. The
Planning Commission recommended approval of the preliminary PUD
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (%2) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
plan and the preliminary plat. The draft minutes of the March 11,
2002 Planning Commission meeting are attached to this report.
Total Site Area: The total site consists of23.08 acres. The net area
of this site, less wetlands, is approximately 20 acres.
Topo2raphy: This site has a varied topography, with elevations
ranging from 850' MSL on the north end of the site to 900' MSL on
the south end of the site. The site has slopes ranging from 3% to 30
percent. The steepest slopes are located along the west side of Lot 1,
Block 1, and on the south side of Lot 11, Block 2.
Ve2etation: A portion of the site is pasture or grassland, with several
clumps of wooded areas. Development on this site is subject to the
Tree Preservation requirements of the Zoning Ordinance.
Wetlands: There is one 2.99 acre wetland located on the east side of
this site. There are also two smaller wetlands located on the west side
of this site. The plans do not include filling in any of these wetlands.
Access: Access to the site is from Fountain Hills Drive, located on the
north side of the site, and from Fountain Hills Court, which provides
access to the southern side of the site. No additional access will be
provided from Pike Lake Trail.
2020 Comprehensive Plan Desi2nation: This property is designated
as C-CC (Community Retail Shopping) and as R-HD (High Density
Residential) on the 2020 Comprehensive Plan Land Use Map. The
entire site is located within the current MUSA boundary.
Zonin2: The City Council recently approved a rezoning to the R-4
district on 10.14 acres of this site. The remaining property is zoned C-
4.
PROPOSED PLAN:
The proposed PUD portion of the site applies to 10.16 acres on the
southeast side of the property. The remaining acres will be developed
under the conventional C-4 district standards.
Streets: This plan proposes a combination of public and private
streets.
Public Streets: There is one new public streets proposed in this
development. This street is an extension of Fountain Hills Drive about
670' to the west boundary of the plat, which will allow for a future
connection to the property to the west. Fountain Hills Drive is
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designed as a collector street with a 80' wide right-of-way, a 44' wide
surface and sidewalk along the north side of the street.
Private Streets: There is one private street designed to serve the
townhouse portion of the development. The private street is a loop
street off of Fountain Hills Court. It is designed with a 28' wide
surface. There are also 2 remaining private streets, shown as Street
"A" and Street "B," which function more as driveways providing
access to 5 of the buildings. These are designed with a 20' wide
surface.
Section 1004.415 lists the design criteria for private streets as follows:
Private streets shall only be permitted in Planned Unit Developments,
which have homeowner associations approved by the City. Private
streets shall be platted as outlots, and shall be designed and
constructed in the same manner as public streets; provided, the street
pavement may be contained within the outlot and the balance of the
street right-of-way may be contained within adjacent easements,
provided that the combined width of outlots and easements shall not be
less than the right-of-way, pavement width and easement requirements
for public streets.
The preliminary plat does not identify easements; however, at the
public hearing the developer's engineer testified that there is adequate
room to meet this requirement.
SidewalkslTrails: The plan proposes a sidewalk on the north side of
Fountain Hills Drive. The applicant is also proposing a trail around
the wetland on the east side of the site as part of the common open
space for the townhouse development. This trail connects to the
existing sidewalk along the east side of Fountain Hills Court.
Parks: This plan does not include any parkland dedication. A cash
dedication, in lieu of land, was made at the time the first plat, Fountain
Hills Addition, was completed.
Sanitary Sewer: Sanitary sewer will be extended from the existing
utilities located in CSAH 42. The sewer line is extended from the
north through the commercial lots to the townhouse lots. An easement
across Lot 1, Block 1, Fountain Hills Addition will be required for the
extension of the sewer line. In addition, the sewer should be extended
to the south property boundary to provide a future service to this site.
Water Main: Water mains will be extended from the existing line in
Pike Lake Trail to serve this site. The water main has been extended
to the west property boundary for a future service to the property to the
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west. This line should also be extended to the to the south boundary to
serve the property to the south.
Storm Sewer: The plan proposes a series of storm sewers to handle
the storm water runoff from this site. The system will direct runoff to
the north to the existing NURP ponds on the south side of Fountain
Hills Drive and on the north side of CSAH 42. These ponds were
designed to manage the runoff from this site.
Residential Density: The plan proposes 64 units on a total of 10.16
acres. Density is based on the buildable acres of the site, or in this
case on 7.17 net acres. The overall density proposed in this plan is
8.92 units per acre.
Lots: The preliminary plat consists of a total of 12 lots. There are 2
lots for the commercial development and 10 lots for the townhouse
units and the common open space. There is also one outlot, which will
be the private streets for the townhouse development.
The minimum lot area and frontage requirements for a lot in the C-4
district are 1 acre with 150' of frontage. Both of the proposed lots
exceed this minimum requirement. The townhouse lots are "envelope"
lots, which will accommodate the buildings.
Buildin2 Styles: The proposed PUD plan calls for a townhouse style
development consisting of 4-, 6- and 10-unit buildings.
There are two different building styles proposed. The first style is a 2-
story, row house style with tuck under garages. These buildings are
located on the outer ring of the site, to take advantage of the natural
grade. The plan includes 34 units in one 4-unit building and five 6-
unit buildings. Each of the units in these buildings includes a 2-car
garage, rear yard decks, and approximately 1,768 square feet of living
space on the upper levels. The buildings are 35' high at the front, with
vinyl siding exteriors and brick face and vinyl shakes for accents.
The second building style is a 3-story, back-to-back townhouse
building. There are 30 units in three, 10-unit buildings. These
buildings consist of a lower level, 2-car garage and 1,188 square feet
ofliving space in the upper levels. These buildings are also 35' high,
with vinyl siding exteriors and brick face and vinyl shakes for accents.
Building elevations and sample floor plans for each of these buildings
are attached to this report.
Setbacks: The plan proposes the following setbacks:
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Proposed Minimum
Front (foundation to back of 22' 30'
curb) on row houses
Front (deck to back of curb) on 14' 30'
10-unit buildings
Rear (to property line) 30' minimum 25'
Side (between buildings) 25' 35' (12 sum of the
building heights)
Wetland (lOO-year flood 30' 30'
elevation)
The developer is requesting a modification to the required setbacks as
part of the PUD plan. The developer must verify whether or not the
proposed 30' setback from the wetland is measured from the 100 year
flood elevation.
Lot Covera2e: The R-4 district allows a maximum ground floor area
of 0.35. The ground floor area proposed in this plan is 0.21.
Useable Open Space: The R-4 district also requires 600 square feet
of useable open space per unit for cluster developments. Although this
proposal is a PUD, it must also comply with that requirement. The
required open space for this development is 38,400 square feet; the
plan indicates a total of 40,874 square feet.
Parkin2: The proposal provides at least 2 parking spaces per dwelling
unit, which is consistent with the minimum Zoning Ordinance
requirements. Each the units have two car garages, which provide the
minimum parking requirement. The plan also provides 30 off-street
parking spaces in the townhouse area for guest parking. The proposed
private streets will not provide anyon-street parking.
Landscapin2: Section 1107.1900 lists the landscaping requirements
that this development must comply with. Perimeter landscaping is
required for the townhouse portion of the development with buildings
consisting of 3 or more units at a rate of 1 tree per unit or I tree per 40'
feet of perimeter, whichever is greater. Our calculations indicate a
total of 64 trees are required for this site.
The developer has submitted a landscaping plan that identifies the
required perimeter landscaping. However, the plan is not consistent
with ordinance requirements for size and species of the plantings. The
ordinance requires at least 25% of the trees must be deciduous and
25% coniferous to maintain a mix of plant types. The ordinance also
requires at least 20% of the plants must exceed the minimum sizes of2
1/2 caliper inches for deciduous and 6' for coniferous. This requires
deciduous trees be at least 3 1/2 caliper inches and coniferous trees be
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at least 8' high. The plan also does not indicate whether an irrigation
system will be provided.
Tree Replacement: The applicant has submitted an inventory
identifying 1,159 caliper inches of significant trees on the site. The
Zoning Ordinance allows up to 25% of the significant caliper inches to
be removed for road and utility purposes, and up to 25% for building
pads and driveways. In this case, the proposal removes 23.04% for
road and utility purposes and 3.6% for building pads and driveways.
Therefore, no tree replacement is required.
Si2ns: There are no project monument signs identified on this plan.
Li2htin2: Street lights will be provided on the public streets. The
developer also plans to provide street lights on the private streets.
Traffic Impact Report: The developer has submitted an elementary
traffic study for this development. This study indicates the proposed
development will add a total of 375 daily trips to Fountain Hills Court.
A copy of the TIR is attached to this report.
Phasin2: No phasing plan has been submitted for this project.
THE ISSUES:
There are two separate applications included in this proposal.
PUD PRELIMINARY PLAN: The PUD must be reviewed based on the
criteria found in Section 1106.100 and 1106.300 of the Zoning
Ordinance. Section 1106.100 discusses the purpose ofa PUD. These
criteria are discussed below.
(1) 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 row
houses along the outer ring of the development take advantage of
the natural grade.
(2) Higher standards of site and building design.
The density of this site is clustered on the west side ofthe site to
avoid the wetland and the trees on the east end of the site. The
units have also been placed as far north as possible to preserve the
trees on the south boundary of the site. The utilization of private
streets in the townhouse portion of the development allows the
preservation of the wetlands and some of the slopes and trees on
this site.
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(3) 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.
(4) 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.
As proposed, the developer provides a trail around the wetland.
This trail will connect to the existing sidewalk on Fountain Hills
Court and Fountain Hills Drive.
(5) 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.
(6) Encourages a more creative and efficient use of land.
The PUD allows the higher density areas to be clustered, and
preserves open space.
(7) 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
terrain.
(8) 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.
(9) 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 users) 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 0) 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.
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There is no additional parkland dedication with this plan.
Section 1106.300 states the quality of building and site design
proposed by the PUD will enhance the aesthetics of the site and
implement relevant goals and policies of the Comprehensive Plan. In
addition, the following criteria shall be satisfied:
(1) 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. The extension of the
existing streets and provision of trails and sidewalks allows for
efficient movement of traffic. Revision of the landscaping plan to
meet the requirements of the Zoning Ordinance will also enhance
this area.
(2) 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 and provide a transition from the commercial area on the
west to the single family area on the east side of Pike Lake Trail.
(3) 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 completed in one phase.
(4) Approval of a PUD may permit the placement of more than one
building on a lot.
This is not applicable.
(5) 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.
a. The tract of land for which a project is proposed shall have
not less than 200 feet offrontage on a public right-of-way.
b. 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.
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c. No building within the project shall be nearer to another
building than Yz the sum of the building heights of the two
buildings, except for parking ramps which may be directly
connected to another building.
d. 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' wide private street. The additional 22' 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 30' 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, and a 14' front yard setback, measured from
the second-floor deck to the curb of the private street.
· Reduced setbacks between buildings. The required
separation between buildings under the PUD provisions is
Y:z the sum ofthe heights ofthe buildings, or 35' in this
case. The developer is requesting a 25' separation
between the buildings.
· Exterior building materials. The Zoning Ordinance
normally requires Class I building materials on buildings
with more than 4 units. Class I materials primarily consist
of brick, marble, granite, textured cement stucco and glass.
On buildings with 4 or fewer dwelling units, vinyl siding is
a Class I material.
These modifications are permitted under the PUD provisions
at the discretion of the Council. The Planning Commission
found these modifications to be consistent with the goals and
intent of the PUD criteria in that they allowed the clustering of
the townhouses to preserve the natural terrain. The Planning
Commission also found the modification to the exterior
materials appropriate since it is consistent with the goals of the
Comprehensive Plan to provide a variety of housing styles.
PRELIMINARY PLAT: The preliminary plat generally meets the
requirements of the Zoning and Subdivision Ordinances. The major
issue is the use of private streets, which is permitted as part of the PUD
plan. If the PUD plan is approved, the preliminary plat may also be
approved. There are also some Engineering issues, including the
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extension of sanitary sewer, water main and storm sewer, that must be
addressed. These are basically design issues that can be addressed at
the final plat stage.
CONCLUSION:
The Planning Commission and staff recommended approval of both
the preliminary PUD plan and the preliminary plat, subject to the
following conditions.
1. The private streets must be designed so that the sum of the width of
the outlot and the adjacent easements is equal to 50 feet.
2. Extend sanitary sewer and water main to the south property
boundary.
3. Provide a drainage easement and storm sewer pipe from the south
side of the wetland on the east side of the property to the south
property line for the future use of the property to the south.
4. Provide a drainage and utility easement on Lot 1, Block 1,
Fountain Hills Addition, for the sanitary sewer pipe located within
this lot.
5. Provide the information necessary to show how the drainage will
work behind Unit #4 to achieve a 2% swale.
6. Provide retaining wall profiles and design by a registered engineer.
7. Revise the landscaping plan to include the required number of
oversized trees.
8. Verify that the setback between the buildings and the wetland is
30' to the 100-year flood elevation of the wetland.
9. Indicate whether signs will be provided for the townhouse
development. If so, provide sign elevations and greater detail on
the location of the proposed monument signs.
10. Provide a lighting plan identifying the footcandles at the south
property line that are a result of the wall lighting on the south side
of the units.
11. Provide a phasing plan for the project.
12. Provide an irrigation plan.
13. Provide street names for the private streets.
14. Ensure that the tie-ins to the existing 8" water main valve on Pike
Lake Trail will be acceptable for hook-ups and testing.
15. Provide a concrete entrance to the easterly entrance to the new
sidewalk. The westerly entrance will require a valley-gutter where
needed.
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FISCAL IMP ACT:
AL TERNA TIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
RlJIlgpf Tmpa('f' There is no budget impact as a result of this action.
Approval of the project will facilitate the development of the area and
increase the City tax base.
The City Council has three alternatives:
1. Adopt a resolution approving the PUD Preliminary Plan subject to
the listed conditions, and adopt a resolution approving the
Preliminary Plat for this development subject to the listed
conditions, with the finding that the preliminary plat is consistent
with the intent and purpose of the Comprehensive Plan and the
Zoning and Subdivision Ordinances.
2. Deny the PUD Preliminary Plan, and the Preliminary 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 this item and provide staff with specific
direction.
The staff recommends Alternative # 1. This action requires the
following motions:
1. A motion and second adopting a resolution approving a Planned
Unit Development Preliminary Plan to be known as Fountain Hills
2nd Addition subject to the listed conditions;
2. A motion and second adopting a resolution approvmg a
Preliminary PIa to be known as Fountain Hills 2nd Addition,
ubject t he Ii ed conditions.
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PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 02~ <N
RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
TO BE KNOWN AS FOUNTAIN HILLS 2ND ADDITION
MOTION BY:
Jf
SECOND BY:
JP
WHEREAS: Wensmann Realty, Inc. has submitted an application for a Planned Unit Development
Preliminary Plan to be known as Fountain Hills 2nd Addition; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit
Development Preliminary Plan at a public hearing on March 11, 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 Fountain Hills2nd Addition PUD Preliminary Plan; and
WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for Fountain
Hills 2nd Addition on April 1, 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 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 row houses along the outer ring of the development
take advantage of the natural grade.
b) Higher standards of site and building design.
The density of this site is clustered on the west side of the site to avoid the wetland and the trees
on the east end of the site. The units have also been placed as far north as possible to
preserve the trees on the south boundary of the site. The utilization of private streets in
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16200 Eagle Creek Ave. ~.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
the townhouse portion of the development allows the preservation of the wetlands and
some of the slopes and trees on this site.
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.
As proposed, the developer provides a trail around the wetland. This trail will connect to the
existing sidewalk on Fountain Hills Court and Fountain Hills Drive.
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 flora and fauna, scenic
views, screening and buffering, and access.
The townhouse units are sited to take advantage of the natural terrain.
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 cOl1struction of the development in cases where large
tracts of land are under single ownership or control and where the users) 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 additional parkland dedication with this plan.
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. The extension of the existing streets and provision of
trails and sidewalks allows for efficient movement of traffic. Revision of the landscaping
plan to meet the requirements of the Zoning Ordinance 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 and provide a transition from
the commercial area on the west to the single family area on the east side of Pike Lake
Trail.
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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.
The PUD will be completed in one phase.
n) Approval of a PUD may permit the placement of more than one building on a lot.
This is not applicable.
0) 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 :u 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' wide private street. The additional 22' of right-of-way would be
accommodated by the use of easements adjacent to the private road. The use of
private streets in this case
· Reduced front yard setbacks on the private streets. The conventional setback
requirement is 30' 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, and a
14' front yard setback, measured from the second-floor deck to the curb of the private
street.
· Reduced setbacks between buildings. The required separation between buildings
under the PUD provisions is ~ the sum of the heights of the buildings, or 35' in this
case. The developer is requesting a 25' separation between the buildings.
· Exterior building materials. The Zoning Ordinance normally requires Class I building
materials on buildings with more than 4 units. Class I materials primarily consist of
brick, marble, granite, textured cement stucco and glass. On buildings with 4 or fewer
dwelling units, vinyl siding is a Class I material.
These modifications are permitted under the PUD provisions at the discretion of the
Council. The City Council found these modifications to be consistent with the goals and
intent of the PUD criteria in that they allowed the clustering of the townhouses to preserve
the natural terrain. The City Council also found the modification to the exterior materials
appropriate since it is consistent with the goals of the Comprehensive Plan to provide a
variety of housing styles.
3. The Planned Unit Development Preliminary Plan is hereby approved subject to the following
conditions
a) The private streets must be designed so that the sum of the width of the outlot and the
adjacent easements is equal to 50 feet.
b) Extend sanitary sewer and water main to the south property boundary.
c) Provide a drainage easement and storm sewer pipe from the south side of the wetland on
the east side of the property to the south property line for the future use of the property to
the south.
1:\02files\02subdivisions\02prelim plats\fountain hills 2nd\pudres.doc
PAGE 3
d) Provide a drainage and utility easement on Lot 1, Block 1, Fountain Hills Addition, for the
sanitary sewer pipe located within this lot.
e) Provide the information necessary to show how the drainage will work behind Unit #4 to
achieve a 2% swale.
f) Provide retaining wall profiles and design by a registered engineer.
g) Revise the landscaping plan to include the required number of oversized trees.
h) Verify that the setback between the buildings and the wetland is 30' to the 1 OO-year flood
elevation of the wetland.
i) Indicate whether signs will be provided for the townhouse development. If 50, provide
sign elevations and greater detail on the location of the proposed monument signs.
j) Provide a lighting plan identifying the footcandles at the south property line that are a
result of the wall lighting on the south side of the units.
k) Provide a phasing plan for the project.
I) Provide an irrigation plan.
m) Provide street names for the private streets.
n) Ensure that the tie-ins to the existing 8" water main valve on Pike Lake Trail will be
acceptable for hook-ups and testing.
0) Proved a concrete entrance to the easterly entrance to the new sidewalk. The westerly
entrance will require a valley-gutter where needed.
4. Application for approval of a PUD Final Plan must be submitted within 90 days of the date of
approval of this resolution, or by July 1, 2002, unless written request for an extension of time is
approved by the City Council.
Passed and adopted this 151 day of April, 2002.
YES
NO
Haugen Haugen
Vacant Vacant
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
1:\02fi1es\02subdivisions\02prelim plats\fountain hills 2nd\pudres.doc
PAGE 4
PRELIMINARY PLAT ~ JIr
RESOLUTION 02-_ ~
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"FOUNTAIN HILLS 2ND ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
Jf
SECOND BY:
J~
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on March 11, 2002 to
consider an application from Wensmann Realty, Inc., for the preliminary plat of Fountain
Hills 2nd 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 this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of Fountain Hills 2nd 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
Fountain Hills 2nd Addition on April 1, 2002; and
WHEREAS: The City Council finds the preliminary plat of Fountain Hills 2nd Addition to be consistent
with the 2020 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR
LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat of Fountain Hills 2nd Addition is approved subject to the following conditions:
1) The private streets must be designed so that the sum of the width of the outlot and the adjacent
easements is equal to 50 feet.
2) Extend sanitary sewer and water main to the south property boundary.
3) Provide a drainage easement and storm sewer pipe from the south side of the wetland on the
east side of the property to the south property line for the future use of the property to the south.
4) Provide a drainage and utility easement on Lot 1, Block 1, Fountain Hills Addition, for the sanitary
sewer pipe located within this lot.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
1:\02fi1es\02subdivisions\02prelim plats\fountai~~~~p~~Rf~d9<t:MPLOYER Page 1
5) Provide the information necessary to show how the drainage will work behind Unit #4 to achieve
a 2% swale.
6) Provide retaining wall profiles and design by a registered engineer.
7) Revise the landscaping plan to include the required number of oversized trees.
8) Verify that the setback between the buildings and the wetland is 30' to the 100-year flood
elevation of the wetland.
9) Indicate whether signs will be provided for the townhouse development. If so, provide sign
elevations and greater detail on the location of the proposed monument signs.
10) Provide a lighting plan identifying the footcandles at the south property line that are a result of the
wall lighting on the south side of the units.
11) Provide a phasing plan for the project.
12) Provide an irrigation plan.
13) Provide street names for the private streets.
14) Ensure that the tie-ins to the existing 8" water main valve on Pike Lake Trail will be acceptable for
hook-ups and testing.
15) Proved a concrete entrance to the easterly entrance to the new sidewalk. The westerly entrance
will require a valley-gutter where needed.
Passed and adopted this 151 day of April. 2002.
YES
NO
Haugen Haugen
Vacant Vacant
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles. City Manager
1:\02files\02subdivisions\02prelim plats\fountain hills 2nd\plat res.doc
Page 2
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Preliminary Plat/ PUD/Re-Zoning
Fountain Hills 2nd Addition
Prior lake, Minnesota
January 10,2002
APPLICANT:
Wensmann Realty, Ine
1895 Plaza Drive, Suite 200
Eagan,MN 55122
651-406-4400
651-905-3678 (fax)
Contact:
Kelly Murray
Terry Wensmann
Engineer
Pioneer Engineering Surveyor
Nick Polta
2422 Enterprise Drive
Mendota Heights, MN 56120
651-681-1914
651-681-9488 (fax)
Pioneer Engineering
John Larson
Reg No. 19828
2422 Enterprise Dr.
Mendota Heights, MN
651-681-1914
651-681-9488 (fax)
I. Proposed Subdivision
Located South of County Road 42 and west of Pike Lake Trail, Fountain Hills 2nd Addition is the fmal
phase of the Fountain Hills preliminary plat originaIly reviewed in May 1999. This proposal consists
of nine condominium building lots, and one outlot for the townhome association private street. This
request for approval will also require the re-zoning of approximately 7 acres from B-P to R-4. The
balance of the property has the correct zoning and was previously approved. Gross area is 23.66
acres.
2. History
The Fountain Hills Addition received preliminary plat approval and re-zoning for 6 commercial lots on
May 3, 1999 from B-P (Business Park) to C-4 (General Business) for approximately 33 acres of the
site. The remaining 7 acres remained B-P while the City of Prior Lake reviewed amending the
comprehensive guide plan to High Density Residential. The south 7 acres was designated as High
Density in the most recent comprehensive guide plan update completed in 2000 but is still currently
zoned BP. The original concept was to construct a Senior Condominium, however, with the recent
applications and other developments within the City of Prior Lake in the planning stages, we feel that
there are other locations in the community that the senior market may prefer.
3. Purpose of the PUD Request
During the planning phase, we determined early on, that this proposed development could not be
achieved without the PUD process. Many different versions were reviewed and designed until we
came up with a product mix that would work. However, tvey do have some variances from the
current zoning ordinance. Therefore, we feel the PUD process can achieve the added benefits to the
development. These benefits and variances are described below.
a. Site Design
The proposed subdivision completes the 6 commercial lots that were previously approved
along with the right-of way to the west property line for Fountain Hills Drive. In addition, 64
rowand/or back-to-back townhomes have been designed for the R-3 land use area. An interior
private street for the townhomes is currently being proposed. This design allows for off-street
parking stalls for guest parking, maintained by the Association, not by public works. Funds
to maintain the private street are included in the association. They are built to city
construction standards however, with a narrower street width. Not only will the street
department not be required to plow these areas, public works will not be responsible for street
repairs either. Funds for future repairs are included in the association dues. There will be no
parking on the private street. Community monuments, cul-de-sac location and private street
signage will deter through traffic.
b. Architectural Design
Townhomes within the development will consist of two-story row townhomes and two-story
back to back designs. The orientation and location of the buildings were designed to
minimize the impact to the trees on the south property line, and the wetlands to the east.
Where grade dictates, a tuck-under design will minimize the use of retaining walls, therefore
saving trees. The proposed townhomes will be for sale, marketing in the range of $150,000 -
$170,000. Creating a sense of community through monuments, uniform building materials
and unifonn mailboxes will distinguish this area from the rest of the commercial
development. Cedar framed, rural mailboxes will be clustered in groups of four or eight, with
newspaper boxes to maintain a unifonn appearance. The PUD as designed is utilizing a
variance to the setback requirement as set forth in chapter 1102.703 of the R-4 Zoning
ordinance. Paragraph E. has buildings set back "a minimum of 15 feet from the back of the
curb line of internal private roadways or parking lots". As designed, the setback at ground
level is 22'. However, at the deck level, which is approximately 8-9' above the elevation of
the driveway we are only 14' (refer to building plans/elevations). This design will allow a
full-sized sport utility vehicle to drive, or park under the overhang. It also gives dimension to
the front of the building, and minimizes the height of the front elevation. Varying the
materials used on the front elevation also creates additional dimension to the front elevation.
Again, without compromising parking, or required setbacks between buildings just measuring
the setback from the private street to the building at ground level, rather than the overhangs 8'
above the ground we feel we meet the intent of the zoning ordinance as currently written. If
this l' variance is not allowed, we begin to impact slopes and treed areas even more. Adding
an addition l' setback across the development impacts the wooded areas and pushes us closer
to the wetlands even more. Setbacks between the buildings are met. The maximum height of
our buildings is 43' to the peak, and 28' to the soffit.
c. Efficient Street Use.
Without compromising design standards, private streets could be owned and maintained by a
homeowners association. Nonnal street widths within the City of Prior Lake are 28-32 feet.
Our request is for a 28' street, with no parking on the private street. In addition to the two
stalls in the garage of each unit, two stalls are allowed for in each driveway, with an
additional 27 stalls in the off street parking bays for a total of 286 parking spaces for the
proposed 64 units. We are able to create "bump out" guest parking stalls utilizing the private
street design.
.,
d. Recreation Aspects
FountC1:.. Hills Court has sidewalks along the east side, with a connection to the sidewalk on
the south side of Fountain Hills Drive. This connects with a trail along Pike Lake Trail on the
west side going south. We are proposing to construct a connection along the south end of the
wetland to both Fountain Hills Court sidewalk and Pike Lake Trail bituminous path. This will
facilitate a "loop" for the residents who wish to enjoy the large wetland. Cash dedication will
be contributed for the project. No land is being dedicated.
e. Site Amenities
The site has a large wetland bordering the east, and a very nice tree line to the south. We
have positioned the buildings to minimize the impact to the trees. In addition, a retaining wall
along some of the south lots will be constructed rather than removing additional trees to slope
the grade. Of all the trees removed, only 10 qualified as "significant trees" under the tree
preservation plan. We are saving 41 that qualify and stay well below the removal allowance
for grading and building pads.
f. Street Lights
The site plan shows the proposed street light locations. Any changes or additions staff
recommends will be accepted. Street light usage costs, within the private streets, will be paid
by the homeowners association (refer to proposed budget). Final plans will be provided by
Minnesota Valley Electric for staff review at final plat stage.
g. Land Use
The development has been designed to minimize the impact to the natural features, yet
allowing for a viable project.
In closing, we feel that by utilizing the PUD process, the benefits achieved will enhance and preserve
many of the natural features of the development, creating lasting value for the future homeowners of
Fountain Hills.
'-."
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I have reviewed the attached proposed request (Fountain Hills 2nd Addition - Revised
Plans) for the following:
"1- Water City Code Grading
)(. Sewer Storm Water x Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation:
Approval
Denial
Conditional Approval
Comments:
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Please return any comments by Thursdav. February 28, 2002, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9812
Fax: ('952) 447-4245
1:\02fi1es\02subdivisions\02prelim plats\fountain hills 2nd\referraI2.doc
Page 2
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I have reviewed the attached proposed request (Fountain Hills 2nd Addition) for the
following:
V Water City Code v" Grading
/' Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric / Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
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Recommendation:
Approval
Denial
Conditional Approval
Comments:
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Please return any comments by Thursday. February 7. 2002, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9812
Fax: (952) 447-4245
.
1:\02fileS\02subdivisions\02prelim plats\fountain hills 2nd\referral.doc
Page 2
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SCOTT COUNTY PUBLIC WORKS DIVISION
HIGHWAY DEPARTMENT. 600 COUNTRY TRAIL EAST. JORDAN, MN 55352-9339
(952) 496-8346 . Fax: (952) 496-8365 . WWW.CO.scott.mn.us
BRADLEY J. LARSON
PUBLIC WORKS DIREGORI
COUNTY HIGHWAY ENGINEER
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February 13,2002
Jane Kansier
City OfPriOl Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat, Fountain Hills 2nd Addition
CSAH 42 - East of CSAH 21
Dear Jane:
We have reviewed the preliminary plat as it relates to Highway Department issues and
offer the following comments or concerns:
. There appears to be a 20 foot notch in the right-of-way at the northwest corner of the
property. We recommend that additional right-of-way be dedicated to be consistent
with what was dedicated with the 1st Addition.
. Any change in drainage entering the County right-of-way shall require detailed
drainage calculations to be submitted to the County Engineer for review and
approval.
Thank you for the opportunity to comment. If you have any questions, please feel free to
contact me.
Craig J on
Transportation Planner
~
An Equal Opportunity/Safety Aware Employer
INTEROFFICE MEMORANDUM
TO:
FROM:
RE:
DATE:
PLANNING/ENGINEERING
Ralph Teschner, Finance Director
Fountain Hills 2nd Addition- Preliminmy
(assessment/fee review)
February 15,2002
Outlot A Fountain Hills (PIN #25 363 004 0) is proposed to be developed as Fountain Hills Addition 2nd
Addition. The remaining balance of current special assessments are detailed as follows:
Le2al Description
Outlot A Fountain Hills
PIN Number
25 363 004 0
Code
92
93
~
Paving
S&W
Amount
$48,536.20
$19,092.90
Since utilities are available to the property site, the cost for the extension of services internally will be the
responsibility of the developer. In addition to these improvement costs, the subdivision will be subject to
the following City charges:
Collector Street Fee
Stormwater Management Fee
Trunk Sewer & Water Fee
$ 1500.00/acre
$2943.00/ac (residential) $6092.00/ac (commercial)
$35 00. OO/acre
The application of these City charges would generate the following costs to the developer based upon a net
lot area calculation of 16.90 acres of commercial and residential lots as provided within the site data
summary sheet of the preliminary plat description:
Collector Street Fee:
16.90 acres @ $ 1500.00/ac = $25,350.00
Storm Water Mana2ement Fee:
7.17 acres @ $2943/ac = $21,101.00
9.73 acres @$6092/ac = $59,275.00
Trunk Sewer & Water Char2e:
16.90 acres @ $3500.00/ac = $59,150.00
Assessment Balance:
$67,629.10
Assuming the initial net lot area of the plat does not change, the above referenced storm water, collector
street, trunk sewer and water charges would be detern1ined and collected within the context of a
developer's agreement for the construction of utility improvements at the time of final plat approval.
There are no other outstanding special assessments currently certified against the property. Also, the tax
status of the property is current with no outstanding delinquencies.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
H: ISPLITSIFounUlinhills2nd.DOC
Trip Generation
for
Fountain Hills 2nd Addition
Lots 1-11, Block 2
in
City of Prior Lake
The following information is from Trip Generation ~h Addition, Institute of Transportation
Engineers.
Assumptions:
64 Townhome Units
Traffic generation considers the P. U.D. for Fountain Hills 2nd Addition, consisting of Lots I-
11, Block 2 independent of the rest of Fountain Hills.
1. Average Daily Trips
5.86 trips per townhome unit per day
64*5.86 = 375 trips per day attributed to the development
Disbursement
50% trips in = 187.5 trips per day
50% trips out = 187.5 trips per day
2. Peak Hour Morning Traffic - 7-9 A.M.
0.44 trips per townhome unit
64*0.44 = 28.16 trips in peak A.M.
Disbursement
Townhome - 18 % trips in, 82 % trips out
28~ 16 * 0.18 = 5.07 trips in
28.16 * 0.82 = 23.09 trips out
3. Peak Hour Evening Traffic - 4-6 P.M.
0.54 trips per townhome unit
64*0.54 = 34.56 trips in peak PM.
Disbursement
Townhome - 65 % trips in, 35 % trips out
34.56 * 0.65 = 22.46 trips in
34.56 * 0.35 = 12.10 trips out
Sent By: PRIMERA CORP;
4756905;
Mar-11-02 4:05PM;
Page 1/1
Kevin Ulland
4560 Embassy Cir. NE
Prior Lake, MN 55372
952-496-0336
Dear Planning Commission:
I am sorry I could not make it to the meeting on March 11, 2002. I am very concerned
about the proposed town home development, and I would like to voice my concern.
As you consider the outcome of the proposed town home development behind the
Fountain Hills business park, I would ask that you please consider reducing the
number of townhomes allowed on this property. Sixty five townhomes on seven acres
is just too much.
We do not want lower priced townhomes in the immediate area to negatively impact
the price of our homes -- who would want this? By having such a price difference
!here is a high likelihood of negative impact on home prices. I ask you to please make
1e developer reduce the number of townhomes allowed to keep our home prices
Intact.
Also, I feel that this is just too many townhomes in a small area and would create a lot
of traffic noise and congestion. All traffic would come onto Pike Lake Trail very near to
County Road 42, which is not an ideal situation.
Sincerely,
Kevin Ulland
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Planning Commission Meeting
March 11. 2002
V ote taken indicated ayes by Atwood, Criego, Lemke & Ringstad, nay by Stamson.
MOTION CARRIED.
Stamson explained the appeal process.
~
B. Case files #02-09 and 02-010 Wensmann Homes is requesting a Preliminary
Planned Unit Development and a Preliminary Plat consisting of 23.66 acres to be
subdivided into 2 lots for commercial development and 10 lots for 64 townhouse
units to be known as Fountain Hills 2nd Addition located south of County Road 42
and west of Pike Lake Trail.
Planning Coordinator Jane Kansier presented the Staff Report dated March 11,2002 on
file in the office of the Planning Department.
Wensmann Realty, Inc., has applied for approval of a development to be known as
Fountain Hills 2nd Addition on the property located on the west side of Pike Lake Trail,
approximately 1/8 mile south ofCSAH 42 and directly south of Fountain Hills Drive.
The application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
While the total site area is 23.08 acres, the PUD plan encompasses 10.16 acres of the site.
The PUD development consists of a total of 64 dwelling units on 7.17 net acres, for a
total density of 8.92 units per acre. The remaining area of the development will consist
of two commercial lots, 7.01 acres and 4.67 acres in size.
The major issue that must be addressed is the easements adjacent to the private streets.
There is some redesign required to address this issue; however, this could occur at the
final plan stage. The staff recommended approval, subject to the following conditions:
1. The private streets must be designed so that the sum of the width of the outlot and the
adjacent easements is equal to 50 feet.
2. Extend sanitary sewer and water main to the south property boundary.
3. Provide a drainage easement and storm sewer pipe from the south side of the wetland on the
east side of the property to the south property line for the future use of the property to the
south.
4. Provide a drainage and utility easement on Lot 1, Block 1, Fountain Hills Addition, for the
sanitary sewer pipe located within this lot.
5. Provide the information necessary to show how the drainage will work behind Unit #4 to
achieve a 2% swale.
6. Provide retaining wall profiles and design by a registered engineer.
7. Revise the landscaping plan to include the required number of oversized trees.
L:\02FILES\02planning comm\02pcminutes\MN0311 02.doc 4
Planning Commission Meeting
March 11. 2002
8. Verify that the setback between the buildings and the wetland is 30' to the lOO-year flood
elevation of the wetland.
9. Indicate whether signs will be provided for the townhouse development. If so, provide sign
elevations and greater detail on the location of the proposed monument signs.
10. Provide a lighting plan identifying the foot-candles at the south property line that are a result
of the wall lighting on the south side of the units.
I 1. Provide a phasing plan for the project.
12. Provide an irrigation plan.
13. Provide street names for the private streets.
14. Ensure that the tie-ins to the existing 8" water main valve on Pike Lake Trail will be
acceptable for hook-ups and testing.
15. Proved a concrete entrance to the easterly entrance to the new sidewalk. The westerly
entrance will require a valley-gutter where needed.
Questions from the Commissioners:
Stamson:
· Questioned staff if the easement would only be 49 feet, could the Commission
recommend approval? Kansier said they could approve it. One foot would not make
a difference.
· Questioned if the only real problem with the setbacks is snow storage. Kansier
responded it was the major problem. But it also has some effect on smaller utilities.
It limits the placement of gas and electricity lines.
Comments from the public:
Terry Wensmann from Wensmann Realty explained the townhouse development
consisting of 64 units. All the townhomes will be owner-occupied. There will be no
rentals. He also explained the different townhome elevations and the least amount of
impa~t on the wetlands and slopes. They are saving as many of the significant trees as
possible with this plan. Wensmann briefly described the benefits ofthe PUD and private
streets and landscaping. They will provide the 50-foot easement that staffwas
concerned with. There will also be a development monument at the end of Fountain Hills
Court. Nick Polta, the engineer from Pioneer Engineering was also available for
questions.
Criego:
· Questioned reducing the lots and driveways. Wensmann responded it is an outlot
maintained by the townhome association. It is not a problem. The easements would
go across the driveway like any other single-family development.
Ed Vierling, 14310 Pike Lake Trail, said his concerns were the cost ofthe townhomes,
runoff and traffic. His family owns land south and west of the development, has no
desire of developing and want to continue farming. His other concern is for tree
L:\02FILES\02planning comm\02pcminutes\MN0311 02.doc 5
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Planning Commission Meeting
March 11, 2002
preservation. He questioned if the private streets would be able to support emergency
vehicles.
Atwood:
. Asked the applicant to address the purchase price. Wensmann said the price range
would be starting at $150,000 to $200,000 the average being around $170,000 to
$180,000. He also addressed Mr. Vierling's concern that the retaining wall would not
be visible.
Comments from the Commissioners:
Criego:
. Questioned Wensmann why he did not elect to use Class I materials. Wensmann
responded because of the affordability - making it as maintenance-free as possible to
keep the association fees down.
. This is the right use of the property but concerned the number of units is stacked in.
. It seems to have a lot of units in a small area. Understand it is substantially less with
8 units per acre. Somehow the structuring of the units and the way it is designed is
not beneficial to the City.
Atwood:
. Agreed with Criego. It is an appropriate use of the property. It is beautiful. The
higher density is appropriate.
. Happy the developer is Wensmann Homes, they speak for themselves. However, the
modifications are excessive. Would like to see one ofthe inner looped units dropped.
It could make it more interesting. There would be more open space.
. Love the trails around the pond and that they hook up with the other trails.
. Appreciate the concern for preserving the trees.
. Would like to see another monument.
. Support staff in removing one ofthe units.
Lemke:
. The issue of density is always tough. The applicant has taken the topography and
wetlands into account and tried to group the houses to maintain a significant portion
of open space.
. The concern in cutting the density is that it may force the units into the slopes and
other less desirable areas.
. Concern for traffic.
. If the right-of-way issue can be resolved, it seems like an appropriate use.
Ringstad:
. Staff addressed the question on the additional impervious ground cover and the
effects on the neighboring properties. Staff seemed satisfied there was existing
infrastructure that would be created to accommodate the development.
L:\02FILES\02planning comm\02pcminutes\MN0311 02.doc 6
Planning Commission Meeting
March 11, 2002
· In reading the report it makes sense for the density being requested subject to the 15
conditions staff is recommending. Will support the proposal.
Stamson:
· Have to agree with Lemke on the density issue. Keep in mind the property is zoned
R3 for high density. It is possible for 30 units per acre; the developer is well below
that.
· The issue of the buildings be packed in - it is a direct response to the topography of
the site. That is why we have a PUD. We are looking at trying to save hills and trees.
If this was a flat piece of land, the buildings could easily be spread out. The buildings
proposed gives more use of the land. In this case, preserve the trees and hillsides.
· The buildings were brought into a tighter configuration to do that. Support the
density the way it is.
· The development meets a price point needed in this City.
· The problem with the 50-foot total width for private streets appears to be a non-issue.
· The other conditions brought up from staff are largely details, record keeping and
adjustments are not a big issue
· This development will be a nice addition. It is a very appropriate use of the property.
OpeD Discussion:
· The Commissioners discussed the setbacks, modifications and density. The zoning
was discussed along with affordable housing. The whole idea behind a PUD is to
allow this type of modifications. If developers are not allowed to use them, do not
have PUDs in the Ordinance. Criego felt there are other ways to accommodate.
· Misunderstanding that the slopes were bluffs.
· Other discussions were the Class I materials. Atwood felt this plan could be achieved
with less density.
· Terry Wensmann responded explaining the private drives and setbacks similar to
Wensmann 15t Addition.
· Another issue brought up by Lemke is the affordability. The next generation cannot
afford $700,000 homes in The Wilds. It is an appropriate development for the City.
· Criego questioned city requirements for cul-de-sacs on private roads. Kansier
explained on short streets as proposed, the City does not require a cul-de-sac.
Emergency vehicles can just backup.
· The Commissioners questioned Class I materials. Kansier explained the material.
· Criego questioned the lack of sidewalks. Normally the Commission requires
sidewalks. The development has trails.
· Stamson would like to see the Class I materials used.
· Ringstad agreed with Lemke on the affordability for the City. The Commission
should be sensitive to this issue. Leave as proposed.
· Lemke asked Wensmann if he know the price change for Class I materials.
Wensmann responded he did not know at this time. It would depend on how much
was used on the building - the fronts, rear, and sides. Guessing around the entire
building at 60% it could add $3,000 to $4,000 to the cost, depending on the material.
L:\02FILES\02planning comm\02pcminutes\MN0311 02.doc 7
Planning Commission Meeting
March 11. 2002
MOTION BY LEMKE, SECOND BY RINGSTAD, TO APPROVE THE PLANNED
UNIT DEVELOPMENT PRELIMINARY PLAN TO BE KNOWN AS FOUNTAIN
HILLS 2ND ADDITION SUBJECT TO THE CONDITIONS IN THE STAFF REPORT.
Vote taken indicated ayes by Lemke, Ringstad and Stamson. Nays by Atwood and
Criego. MOTION CARRIED.
MOTION BY LEMKE, SECOND BY RINGSTAD, TO APPROVE THE
PRELIMINARY PLAT TO BE KNOWN AS FOUNTAIN HILLS 2ND ADDITION
SUBJECT TO THE CONDITIONS IN THE STAFF REPORT.
Vote taken indicated ayes by Lemke, Ringstad and Stamson; Nays by Atwood and
Criego. MOTION CARRIED.
This item will go to the City Council on April 1, 2002.
A recess was called at 8:02 p.m. The meeting reconvened at 8:07 p.m.
C. Case s 02-015 and 02-016 Tom Holme Constru on, Inc., is requesting an
Amendment to e Comprehensive Plan Map and a pI: osed Zone change request
to subdivide into ots for single-family homes at t property located on the
northeast side ofM htown Road, directly west Toronto Avenue and Overlook
Drive.
Planning Coordinator Jane ansier present the Staff Report dated March 11,2002 on
file in the office of the Plann' g Dep nt.
On February 4, 2002, the City II 11 adopted a resolution annexing 4.34 acres of land
located on the northeast side of htown Road, between Pondview Trail and Toronto
Avenue in Section 11, Spring e wnship. Since this property was not included on
the City plans, the Council a 0 initiate amendment to the City Comprehensive Plan
and Zoning Map to include is property. he proposed amendment designates this
property for Low to Me urn Density Reside ial uses on the 2020 Comprehensive Plan
Map and zones the pr perty as R-l (Low Densl Residential) on the City Zoning Map.
The Planning sta found the proposed R-L/MD desl ation consistent with the goals of
the Comprehe ive Plan. The proposed R-l district is 0 consistent with this
designation. he staff therefore recommended approval 0 this request.
Criego estioned how much land was annexed. Kansier said e applicant annexed the
entire
Comments from the public:
L:\02FILES\02planning comm\02pcminutes\MN03 I I02.doc 8