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HomeMy WebLinkAbout10A Amendment to Hickory Shores 2nd AdditionU /� PRIp� ti U 4646 Dakota Street SE '�INxsso'V Prior Lake, NIN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: OCTOBER 17, 2011 AGENDA #: 10A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR AGENDA ITEM: CONSIDER APPROVAL OF RESOLUTIONS FOR AN AMENDMENT TO THE HICKORY SHORES PLANNED UNIT DEVELOPMENT FINAL PLAN AND CONSIDER APPROVAL OF A PRELIMINRY PLAT TO BE KNOWN AS HICKORY SHORES 2 "D ADDITION DISCUSSION: Introduction James Deanovic, owner of Wyatt the Pudel Pointer, LLC has applied to amend the original Planned Unit Development (PUD) and Preliminary Plat of Hickory Shores. The property is located at on the south side of TH 13 and north and west of Crystal Lake and Rice Lake. The original development plan calls for a residential development consisting of 79 single family homes and 38 townhouses, along with parks and trail on a total of 80 acres. The proposed plan changes would decrease the number of townhome lots to 37, while maintaining the 79 detached single family homes sites. Hi story Originally proposed for development by Tollefson Development, the City Council approved the Final Plat and Planned Unit Development for this subdivision on August 21, 2006. Since that time, the development has gone through foreclosure proceedings and is currently a bank -owned project. The PUD Amendment proposes a modification to the townhome design of the originally approved PUD. The Planning Commission held a public hearing for this item on September 26, 2011 and recommended approval of the PUD Amendment and Preliminary Plat requests. The meeting minutes from the public hearing area attached for your reference. Current Circumstances 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 as well as building setbacks. 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 consists of 80 acres. The net site area (gross land area less existing right -of -way, wetlands and bluffs) is 67.62 acres. Togouraphv: This site has a varied topography, with elevations ranging from 998' MSL at its highest point to 943' MSL at its lowest point. The site also includes 2.97 acres of bluffs. These steep slopes are located along the north shore of Rice Lake and the south shore of Crystal Lake. Venetation: Historically, much of the site has been used for agricultural purposes; however, the majority of the site is wooded. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: There are several wetlands on this site. Wetlands encompass approximately 9.12 acres of the site area. Access: Access to the site is from Village Lake Drive, off of State Truck Highway 13. 2030 Comprehensive Plan Desionation: This property is designated for Urban Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zonin : The site is presently zoned PUD (Planned Unit Development). Shoreland: This property is also located within the Shoreland District for Rice Lake and Crystal Lake, both Natural Environment Lakes. As such, the property is subject to the Shoreland PUD requirements listed in Section 1104 of the Zoning Ordinance. PROPOSED PLAN The developer is proposing modifications to the Approved Preliminary Plat and PUD within the proposed townhome area. Townhome Lots: Currently one 4 -unit attached townhome is constructed on Kennett Curve while the remaining 34 lots are vacant. The developer is proposing to replace the approved attached townhome design with a modified attached townhome model design on the remaining vacant lots. A reduction of 1 less townhome lot than previously approved (37 instead of 38) is proposed. The modified lot layout of the townhomes requires re- platting of the individual property lines since the lots would be smaller in size (approximately 2,850 — 3,050 sq. ft) than the original platted lots. The developer proposes separate driveways for the majority of the units (lots 30 -33 will require a shared driveway). 2 Townhome Setbacks: The typical residential required and proposed setbacks for the detached townhomes are shown on the following table: Townhouse Setbacks Typical Requirement Originally Approved Pro osed Front (private street 25' from back of curb 20' 20' Front (from public street 25' from ROW line 25' 25' Building to Building NA 15' 20' Lakeshore OHW 150' 150' 150' Impervious Surface: The amount of impervious surface approved with the original attached townhome design was 150,924 sq. ft. for the buildings and driveways. The developer's plan proposes to reduce this amount to a total of 112,961 sq. ft. for the buildings and driveways (a reduction of approximately 25% impervious surface). Density: Density of the development is based on the net area of the site, which is 20.03 acres and is further regulated by the Shoreland District. The maximum density permitted is based on the net area of each tier divided by the minimum lot area. The permitted and proposed density for the entire Hickory Shores Development is identified in the following table: *(includes 7 units outside of Shoreland District) Parks: Parks are another component of this proposal and will remain unchanged from the original connection plans. The plan includes 27.44 acres of total land dedicated to the City. Of this land, 15.53 acres are located along the shoreline. The remaining 11.25 acres is located on the west side of the site. This area is part of a significant wetland complex, which will be preserved as a natural area as a result of this dedication. Streets /Sanitary Se Mains /Storm Sewer: All public improvements for the platted 1S Addition of Hickory Shores have been installed. Due to the proposed reduction of 1 townhome lot in the plat, one lateral water and sewer service stub is proposed for removal in the street between lots 17 and 18. Townhome Building Styles: The plan proposes attached townhome lots. Conceptual plans have been submitted which identify one story units with walkouts /lookouts /full basements of approximately 2,700 interior square feet and 3 -car tandem garages. Original Permitted Approved Proposed Density Density Density # Units # Units # units Shoreland District 82 70 69 Tier 1 Shoreland District 41 31 31 Tier 2 Shoreland District 13 8 8 Tier 3 Shoreland District 1 8* 8* Tier 4 TOTAL 137 118 116 *(includes 7 units outside of Shoreland District) Parks: Parks are another component of this proposal and will remain unchanged from the original connection plans. The plan includes 27.44 acres of total land dedicated to the City. Of this land, 15.53 acres are located along the shoreline. The remaining 11.25 acres is located on the west side of the site. This area is part of a significant wetland complex, which will be preserved as a natural area as a result of this dedication. Streets /Sanitary Se Mains /Storm Sewer: All public improvements for the platted 1S Addition of Hickory Shores have been installed. Due to the proposed reduction of 1 townhome lot in the plat, one lateral water and sewer service stub is proposed for removal in the street between lots 17 and 18. Townhome Building Styles: The plan proposes attached townhome lots. Conceptual plans have been submitted which identify one story units with walkouts /lookouts /full basements of approximately 2,700 interior square feet and 3 -car tandem garages. Impervious Surface: The maximum impervious surface allowed in the Shoreland District is 30% of the lot area above the OHW. The proposed development meets this overall 30% requirement. The following table identifies the proposed impervious surface for this development. Tier Originally Approved Proposed 1 22.3% 21.0% 2 24.9% 23.5% 3 14.2% 12.5% 4 17.5% 1 14.6% Overall 21.9% 1 20.8% Shoreland Open Space Requirements: The Shoreland ordinance requires at least 50% of the total project area, or 39.98 acres, within this PUD be preserved as open space. The originally approved PUD proposal included 40.07 acres of open space (50.09 %) including wetlands, parks, and common open space. The proposed amended PUD would increase this open space area to 41.66 acres (52.07 %). The conservation easement area will be delineated by fences and signage. In addition, the Shoreland PUD ordinance also requires that 70% of the shore impact zone (50% of the setback from the OHW) be preserved in its natural state. In this case, there is a minimum 50' wide buffer located around Crystal Lake and Rice Lake. This area meets this requirement. Tree Replacement/Landscapina: There are many significant trees on the site. The original tree inventory identified 34,536 significant caliper inches of trees on the site. Up to 35% of the significant caliper inches may be removed for house pads and driveways. Any removal above these amounts requires tree replacement at a rate of Y2 caliper inch for each inch removed. The majority of the tree replacement and landscaping of the site has been completed by the previous developer /bank owner. Remaining tree replacement/landscaping under the originally approved plans include front yard trees to be installed for each lot at the time of individual lot construction and a line of 50 trees in the rear yards of lots on Hickory Circle and along Turner Drive proposed in the unplatted Outlot A at the far southern end of the development. Fees and Assessment: The amendment change to the townhome portion would not required additional development fees as these fees were paid in 2006 with the final plat of the 1 st Addition. ISSUES: The developer 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 Hickory Shores Development. The detached townhome design will reduce the overall impervious surface of this area by approximately 25 %. Furthermore, the developer proposes to not only maintain the existing park and trail system within the development but has also proposed an increase to the amount of overall open space within the development. Therefore, staff believes the proposed PUD changes to the original Hickory Shores Development appear appropriate. 4 The Planning Commission and staff recommend approval of the PUD Amendment and Preliminary Plat subject to the following listed conditions: 1. The developer must obtain the required permits from any other state or local agency prior to any work on the site. 2. Revise the plans to address all of the comments in the City Engineering Department memorandum dated September 6, 2011. 3. Revise the plans to address all of the comments in the City Community & Economic Development Department memorandum dated September 12, 2011. 4. All grading, hydrology and storm water comments must be addressed prior to any grading on the site. 5. Prior to a Final Plat of Outlot A the developer must provide a copy of the conservation easements, along with detailed specifications of how this area will be delineated on the site. 6. As part of the final PUD plan, provide a table which will enable staff to track the impervious surface on the site. Overall impervious surface may not exceed the percentages shown on the plans. 7. As part of the park development, the developer is responsible for any grading, topsoil, turf establishment and construction of any proposed trails to the specifications provided by the City. 8. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees which have yet to be installed. FINANCIAL Approval of the Amendment to the Planned Unit Development may assist in IMPACT: facilitating the construction of new dwelling units, which will contribute to the City's tax base. ALTERNATIVES: The City Council has four alternatives: 1. Adopt a resolution with conditions approving the amended Final PUD Plan for Hickory Shores and adopt a resolution approving a Preliminary Plat to be known as Hickory Shores subject to the listed conditions, with the finding that the Preliminary Plat is consistent with the intent and purposes of the Zoning and Subdivision Ordinances. 2. Deny the PUD Amendment 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 the 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 Planning Commission and City Staff recommend Alternative #1. RECOMMENDED Two separate motions are required: MOTION: 1. A motion and second to adopt a resolution approving the amendment to the final PUD Plan for Hickory Shores, subject to the listed conditions. 2. A motion and second adopting a resolution approving a Preliminary Plat to be known as Hickory Shores. PRI�� U irl �I�� 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 HICKORY SHORES Motion By: Second By: WHEREAS, Wyatt Pudel, Pointer LLC has submitted an application for an amendment to the Planned Unit Development Final Plan known as Hickory Shores; 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 September 26, 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 October 17, 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 comments in the City Engineering Department memorandum dated September 6, 2011. c. Revise the plans to address all of the comments in the City Community & Economic Development Department memorandum dated September 12, 2011. d. All grading, hydrology and storm water comments must be addressed prior to any grading on the site. e. Prior to Final Plat of Outlot A the developer must provide a copy of the conservation easements, along with detailed specifications of how this area will be delineated on the site. f. As part of the final PUD plan, provide a table which will enable staff to track the impervious surface on the site. Overall impervious surface may not exceed the percentages shown on the plans. g. As part of the park development, the developer is responsible for any grading, topsoil, turf establishment and construction of any proposed trails to the specifications provided by the City. h. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees which have yet to be installed. PASSED AND ADOPTED THIS 17th DAY OF OCTOBER, 2011. YES NO M ser M ser Erickson Erickson Hedberg Hedber Keeney Keene Soukup Souku Frank Boyles, City Manager PRIO;� U Fri I'll 7 r r W V ME5oi r " ) 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 11 -xxx A RESOLUTION TO APPROVE A PRELIMINARY PLAT TO BE KNOWN AS HICKORY SHORES 2ND ADDITION Motion By: Second By: WHEREAS, Wyatt Pudel Pointer LLC has submitted an application for a Preliminary Plat to be known as Hickory Shores 2nd Addition; and WHEREAS, The Prior Lake Planning Commission conducted a public hearing on September 26, 2011 to consider the proposed Preliminary Plat; 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 Ordinance; and WHEREAS, All persons interested in the proposed Preliminary Plat were afforded the opportunity to present their views and objections related to the Preliminary Plat of Hickory Shores for the record at the public hearing conducted by the Planning Commission; and WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat on October 17, 2011; 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 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 comments in the City Engineering Department memorandum dated September 6, 2011. c. Revise the plans to address all of the comments in the City Community & Economic Development Department memorandum dated September 12, 2011. d. All grading, hydrology and storm water comments must be addressed prior to any grading on the site. e. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees which have yet to be installed. PASSED AND ADOPTED THIS 17th DAY OF OCTOBER, 2011. YES NO M ser M ser Erickson Erickson Hedberg Hedber Keeney Keene - Soukup Souku Frank Boyles, City Manager