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HomeMy WebLinkAbout6AO� PRip� ti 9 U 4646 Dakota Street SE `"-INNEso�P Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: JANUARY 22, 2013 AGENDA #: 6A PREPARED BY: JEFF MATZKE, PLANNER PRESENTER: JEFF MATZKE AGENDA ITEM: PRESENTATION OF CONCEPT PLAN FOR A LOW DENSITY SINGLE FAMILY RESIDENTIAL PUD ON A SITE LOCATED SOUTH OF COUNTY HWY 42 AND NORTH OF LOWER PRIOR LAKE DISCUSSION: Introduction The purpose of this agenda item is to share the concept for a Low Densi- ty single family residential Planned Unit Development (PUD) on a 45 -acre site and to provide the Commissioner's with an opportunity to provide in- formal, non-binding feedback on the concept to the applicant. History The city's zoning ordinance allows applicants to review their concept plans with the Planning Commission to help direct them in the prepara- tion of their land use applications (i.e., preliminary plat). K Hovnanian Homes has submitted a concept plan for a 82 lot Low Den- sity single family residential Planned Unit Development (PUD) to be lo- cated at a site south of County Highway 42 west of Ferndale Avenue. The site is approximately 45 acres. The area encompasses two parcels of land with wooded areas to the north, open field areas in the center, and one residential homes site to the south near the shoreline of Prior Lake. The property is zoned R-1 (Low Density Residential) and is desig- nated as R -LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map. ISSUES: The Developer has proposed a concept which identifies 79 lots with a minimum width of 75 feet and 10,000 sq ft. area along with 3 lakeshore (riparian) lots. The required minimum lot width and size for the R-1 Dis- trict is 86 feet wide and 12,000 square feet respectively. The developer is proposing a Planned Unit Development (PUD) concept which would allow for the reduced lot widths and sizes as well as reduced side set- back of 7.5 feet (minimum requirement is 10 feet). The City's PUD Or- dinance allows for these types of changes to development plans as long as identified PUD benefit criteria are met. The following is the list of crite- ria as identified by the PUD Ordinance in Section 1106: The City Council finds that the City and its residents will benefit by creating a process which permits Planned Unit Development District which will allow for greater flexibility in the development of a parcel or property by tailoring the development to the site and neighborhood. Such benefits include, but are not limited to: (1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's LA13 FILES113 CONCEPT PLANILot 1 Partnership PUD Concept1012213 pc report.doc Comprehensive Plan and Zoning Ordinance; (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses; (3) Create a sense of place and provide more interaction among people; (4) Increase economic vitality and expand market opportunities; (5) Support long-term economic stability by strengthening the tax base, job market and business opportunities; (6) Increase transportation options, such as walking, biking or bussing; (7) Provide opportunities for life cycle housing to all ages; (8) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost; (9) Enhanced incorporation of recreational, public and open space components in the development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. The PUD district also 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; (10) Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re -use and redevelopment of existing buildings; (11) High quality of design compatible with surrounding land uses, including both existing and planned The Developer has provided their rationale to these PUD criteria (see at- tachment). In response to the Developer's concept plan proposal and for discussion purposes, the staff has identified the following issues: Development Layout A challenge of the development of the entire surrounding area of 80+ acres is bisected in a non-linear manner (divided by an existing gravel road). The parcels are arranged in east and west "halves" that require common elements of public infrastructure in the form of streets, utilities, and trails. While not identified as part of the concept plan proposal, staff has asked that the Developer identify a "ghost plat" design of how the western portions of the area could be developed to match the proposed concept plan in the eastern half. The unit density based on net acreage cannot be determined by City Staff until scaled plans with property di- mension areas are identified (at preliminary plat) however, it appears to City Staff that the density of a non -PUD development could be over 2.0 units/acre. LA13 FILESt13 CONCEPT PLANUt 1 Partnership PUD Concept1012213 pc report.doc 2 North/South Collector Road The City's Comprehensive Plan identifies a future minor collector street through the area of which the proposed subdivision is a part. The Con- cept Plan does not make any accommodation for any part of the collector street, but rather, it transfers the entire route to the adjoining parcel to the west. Staff feels that it is extremely important to view all parcels together (80+ acres) in order to design the most proper location of this collector street, from its intersection with CR 42 south to the future Carriage Hills Parkway. Transferring the entire route for the collector street to the smaller adjoining property does not address the City's best interest to see orderly, efficient and economical development of all land within the City, and more particularly, for all land in this area of the City. The City's best interest for transportation needs would be better served by a collector street being available more closely in time to the development of the pro- posed concept plan. The location of the CR 42 intersection for the future north/south minor collector street is important to determine as part of this proposed devel- opment. The county supports this as a full intersection in order provide access to the vacant property north of CR 42, guided for future Business Office Park development. The open median at Ferndale Avenue could then be closed on CR 42. County staff's comments on the concept plan include their strong desire to see that future collector location on CR 42 determined, even though it will be on the westerly parcel that is not a part of this concept plan. Premature Subdivision Section 1002.700 of the City's Subdivision Ordinance addresses prema- ture subdivisions related to preliminary and/or final plats. Lack of ade- quate roads or highways to serve the subdivision is one criteria that would allow the city to deem a subdivision to be premature. Although the concept plan provides for access from existing streets, the minor collec- tor's location is a key part of the overall development plan within the larg- er 80 -acre site. Inconsistency with the Comprehensive Plan is another criteria that can be used by the city to make the premature determina- tion. Parkland The developer has identified additional park land dedication on the west- ern boundary of the property which would connect to the existing neigh- borhood park area. Additional dedicated parkland surrounding the large wetland could also be provided. Also, while the developer does indicate trails, City Staff feels that the developer should include additional public trails and green space along the western boundary from Carriage Hills Parkway to the park and Ferndale Avenue, surrounding the large existing wetland, and eventually connecting to County Highway 42. The public would benefit from a well-planned pedestrian connection from north to south through the property that takes advantage of the site's natural fea- tures. Ferndale Avenue Connection Whereas discussions have occurred with the Developer regarding a pro- posed cul-de-sac street south of the wetland, a street and utility connec- tion to Ferndale Avenue could provide another looping connection for both access as well as desired utility system redundancy connections LA13 FILES\13 CONCEPT PLAN\Lot 1 Partnership PUD Concept\012213 pc report.doc 3 which improve service capacities. PUD Criteria While the Developer does state PUD criteria in their narrative, City Staff believes the provided benefits may not be sufficient to warrant the re- quested lot modifications. There does not appear to be a clear "planned unit development" objective other than to reduce lot sizes. While pay- ment of oversizing costs for the collector street (Carriage Hills Pkwy) by the Developer would allow the City to direct funds allocated for oversizing to other developments, City Staff does not see any other significant bene- fits beyond what a standard development plan might offer. Additional benefits could include more parkland dedication (in excess of the re- quired upland dedication of 10% net area of the development), perhaps surrounding the large wetland, and the installation of public trails in this area. Also, there is outdated playground equipment in the existing neighborhood park that will be expanded with this development; a cash contribution from the Developer ($80,000-100,000) to update the park to current standards could also be seen as a PUD benefit. A possible pub- lic access to the lake as well could also be seen as a PUD benefit. Additional Comments The attached memo from the City Engineer also lists additional com- ments and concerns regarding grading challenges, existing utility reloca- tion, and proposed storm water ponding. RECOMMENDED No formal action is required at this time. The Planning Commission MOTION: should provide the applicant with their comments, impressions and con- cerns about this concept plan. The Planning Commissions comments are not binding and the developer should not rely on any statements made by individual Commissioners. Furthermore, statements by individ- ual members of the Commission are not intended to represent direction from a majority of the Planning Commission. However, in the absence the Commissioner's expressing their reaction to the concept as pro- posed; the Planning Commission can expect the applicant will proceed in general accordance with what they have presented. Any future plans must be processed with the appropriate hearings and public participation. LA13 FILE S\13 CONCEPT PLAN\Lot 1 Partnership PUD Concept\012213 pc report.doc 4 Homes January 8, 2013 Mr. Jeff Matzke City Planner City of Prior Lake 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 Dear Mr. Matzke, K. Hovnanian Homes is excited to submit for city review a concept plan for property located within the City of Prior Lake. It is specifically located south of CR 42/1401h St. NE and west of Ferndale Ave and abuts the shores of Prior Lake. The gross site area of the property is 45.6 acres, which includes 5.9 acres of existing wetlands, 1.7 acres of wetland buffers and 1.6 acres of proposed public right of way, resulting in a net developable area of 36.4 acres. The property is currently zoned R-1 "Low Density Residential". The site has a wide variety of site characteristics ranging from a heavily wooded and rolling terrain in the north section to a significant wetland feature in the central area to a more open, rolling area in the central and south (currently agricultural land) and finally abutting the edge of Prior Lake on its south border. The western boundary of site is irregular, generally following the center of the existing driveway serving lots south along the lake. Other significant development constraints include: existing sewer lines along the lake serving adjacent neighborhoods both to the east and west, continuation of Carriage Hills Parkway as a collector roadway with no direct access allowed and required street connectivity to the west parcel. We are proposing an R -PUD zoning, consisting of 79 lots (75' x 135' deep typical/10,000 sf min.) and 3 riparian lots (90' wide lakeshore lots/15,000 sf min.), for a total of 82 lots. The lot standards we are requesting are 25' front setbacks; 7.5'/7.5' (15' total) side yards setbacks, corner lot side setbacks of 25' and a 25' rear yard setback. The plan as presented includes —5.7 acres of park, outlots & ponding areas. This proposal has a gross density of: 1.8 units/acre and a net density of: 2.2 units per acre. We look forward to discussing the proposed site plan and future residential community with staff and both the Planning Commission and City Council. We are very excited about the opportunity to build a highly desirable new residential neighbor in the City of Prior Lake. Please contact me at 952-253- 0462 if there are any questions or additional information we can provide, as we begin this process. Sincerely, K. Hovnanian Homes Kevin M. Clark V.P. Land Development I ov 'It'll g By 12701 WHITEWATER DRIVE, SUITE 120, MINNETONKA, MN 55343 TEL: (952) 944-3455 FAX: (952) 944-3437 KHOV.COM K HOVNANIAN (DEVELOPER) PUD rationale: • Park land dedication is proposed to expand existing North Shore Oaks Park to the east. In addition,'the developer is proposing to pay any and all park fees in addition to this land dedication. • Developer borne cost of constructing Carriage Hills Parkway, whereas the city as normal practice would reimburse the developer for any oversizing costs associated with a larger street section. • The size, buffer characteristics, and geographical location of existing wetlands present challenges and inefficiencies in development. All wetlands within this neighborhood are to be preserved and remain untouched. • Existing street alignments, property ownerships, and required street connections also limit development options on this property and to a degree dictate a generally inefficient design of the neighborhood. • PUD provisions will not extend to the 3 riparian shoreline lots, as no departure from R-1 and shoreland ordinances is requested for lots abutting Prior Lake. • Existing trees will be preserved to extent practicable around wetlands and within the park areas. • A pedestrian trail connection is proposed from CR 42 to the north down to Carriage Hills Parkway to the south. The specific alignment of this trail will be determined as design work progresses. • Today's current housing market leans toward smaller lot sizes for reduced yard maintenance for homeowners. Typical lot sizes proposed would be 75' wide by 135' deep, with a minimum lot area of 10,000 sf. • A slight increase in achieved density would yield increased permit and tax revenue for city. • As prior concept designs bear out, development of this property under standard zoning does not meet minimum density requirements of the R-1 district of 2 units per acre (gross and net). Standard zoning plans at best achieved a gross density of 1.5 units/acre and a net density of 1.9 units/acre. • Our request is for a slight reduction in minimum lot size from 12,000 sf down to 10,000 sf; and reduction in side yard setbacks from 10/10' down to 7.5'/7.5' for interior lots to meet these minimum density requirements. • This proposed project will remain consistent with or surpass surrounding neighborhoods in terms housing quality and price, and will remain consistent with city land use guiding for this property. Jeff Matzke Subject: FW: Concept Plan / Lot 1 Partnership Property From: Larry Poppler Sent: Monday, January 14, 2013 3:59 PM To: Jeff Matzke Subject: Concept Plan / Lot 1 Partnership Property I have completed a review of the concept plan submitted by KHovnanian for the property labeled Lot 1 Partnership Property. I have developed comments regarding this concept plan. 1. The subject property in this area is bisected in a strange non-linear manner creating two long slender parcels. The planned location of the access intersection on CR 42 and the large wetland, further complicate this development. The Developer has created a concept and ghost plat for the property to the west that appears to be well planned, however completing a project on the eastern property now and then to the west at a later date presents some challenges including: a. Ideally the connection of Carriage Hills and the access onto County Road 42 would be built first and would provide the access to this area. b. Access for the east half must either use existing local streets or a temporary access must be provided. Construction traffic including lumber delivery can damage these local streets. C. Considering the added density to the area, the access to CR 42 and the connection of Carrriage Hills Parkway are important to this region of the City. d. Grading and roadway profiles for the western property must be carefully planned so that the eastern half is providing proper set up for the western half. e. Symmetry in product type. (Since it is unknown when the west half may develop or by who, the character of each development may be different) 2. Sewer and water are available at Carriage Hills and Ferndale Avenue which will serve this development as well as the development to the west. 3. Grades on this property vary wildly and will be a challenge to develop. The north half is especially challenging in this regard. 4. A note is shown discussing the relocation of utilities. It is undetermined as to the revised location of these utilities. 5. Ponding is not shown for the southern half of the development. It is undetermined if the ponding locations shown are sufficient to meet City rules. 6. A unique high quality wetland is on this site. A 30 foot average wetland buffer with a minimum of 20 feet is needed to protect this feature. During construction, extreme care will be needed to assure that damage is not done to the wetland. 7. A connection is shown at the curve on Shore Trail and Ferndale Avenue. The alignment here may need adjustment so that only one leg has a stop condition. 8. Should this project move forward on the eastern property only, during construction it is recommended that a temporary access of CR 42 be developed so that construction traffic does not use existing local streets. 9. A trail is shown in the back yards and includes two mid -block cross walks. Mid -block crosswalks are not encouraged. It is recommended that a sidewalk be constructed along the future north -south roadway instead of this backyard trail. Considering the unique wetland feature, a trail going around this wetland could be explored. 10. Considering the PUD criteria, it is undetermined what City benefits the developer is proposing. 11. Additional comments for the western parcel ghost plat include: a. Beach street should line up with the north —south street which connects to CR 42. b. The connection of the north -south street to CR 42 should be shifted to the east to allow the for the construction of the access to the north which does not impact the adjacent wetland. C. Ghost platting of properties west of this area should be performed. Thank you for allowing me to comment on this concept plan. Larry Poppler City Engineer City of Prior Lake 4646 Dakota Street SE Prior Lake, MN 55372 952-447-9832 i C a Qi O (B L E a �3 e J0. 0. O a J tm C -- ` cu a m m m lao� W J N _ t C m m a m U 9- n o `o8 c C Z5 Z5 N C 2 G- Q Q m G`- D_ Z m Q' n. J U- Qi O (B L E a �3 i 1 a 1 Y 77- U) U ~ Dxw'sDN.')a 7.- jAtsam iilew{tDxw19V091 Bill N LO • e J0. 0. O a J tm C -- ` cu a lao� J i 1 a 1 Y 77- U) U ~ Dxw'sDN.')a 7.- jAtsam iilew{tDxw19V091 Bill N LO • • • • 5.2 ANALYSIS AND FUTURE ROADWAY SYSTEM PLAN ROADWAY SYSTEM PLAN A functional classification plan defines the roadway hierarchy used by agencies and planning officials to manage access, setbacks and other design related features of the roadway. The designated function of a roadway is defined by the role it plays in serving the flow of trips through the roadway network (i.e., the primary function of some facilities is to provide mobility, while others provide access and collect traffic from other locations). A formal process for determining functional classification is outlined in the Federal Highway Association's manual, Highway Functional Classification — Concepts, Criteria and Practices, March 1989. The proposed Roadway System Plan with Functional Classifications is shown in Figure 5.2. A brief description of each classification, its compatibility with regional and county functions and changes with respect to the current adopted plan is provided below: Development of Roadway System Plan The Metropolitan Council requires local comprehensive plans to be consistent with its regional Transportation Development Guide/Policy Plan so the local plans recognize the inter -relationship between land use and transportation facilities. This transportation element is an integral part of the Comprehensive Plan for the City of Prior Lake, which insures land use type and intensity are compatible with the proposed transportation system. The future Roadway System Plan for the City of Prior Lake was developed using the following guidelines or planning principles: 1. The functional classification of the roadway system in City of Prior Lake should conform to the criteria and characteristics summarized in Appendix A including the Metropolitan Council's guidelines. 2. The plan should reflect vehicular travel demand at full development. 3. The full development level, as defined by the proposed Land Use Guide Plan, should incorporate the limiting effects that identified physical constraints may have on the anticipated development levels. 4. Compatibility should be maintained between the roadway system in City of Prior Lake and county and regional roadway systems. 5. In developing the plan, roadway segments and intersections that cannot accommodate the anticipated vehicular travel demand should be identified and improvements proposed. Proposed Functional Classification Using these guiding principles, the Plan proposed a network of arterial and collector systems to serve the future growth patterns in the City of Prior Lake. Key elements of the proposed functional classification system are shown in Figure 5.2 and are described below: The City of Prior Lake 2030 Comprehensive Land Use Plan 76