HomeMy WebLinkAbout7B - Planned Unit Dev. Report
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
DISCUSSION:
ISSUES:
STAFF AGENDA REPORT
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DONALD RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF ANNUAL PLANNED UNIT
DEVELOPMENT REPORT
APRIL 1, 1996
The zoning ordinance requires the Planning Commission to
review all Planned Unit Development districts in the City once a
year and to make a report to the City Council on the status of
development within each district. If the Council finds that
development has not occurred within a reasonable period of
time after original approval, it may direct the Planning
Commission to initiate a rezoning to remove the Planned unit
Development designation from the subject property.
Staff prepared a report for Planning Commission consideration
which outlined the major provisions of each PUD district in the
City and summarized the development status of each. The
report recommended that each PUD be continued in effect,
with one exception. In the case of the Priorview PUD located
on Five Hawks Avenue north of Highway 13, the staff
recommendation was to reconsider the status of the project as
there has been no construction activity in this area for at least
8 years. The Planning Commission concurred with the staff
recommendation and passed a motion to recommend to the
City Council that it refer the Priorview PUD back to the
Planning Commission for consideration of a zoning change.
The Council should be aware that staff has recently had
contact with a party who has expressed interest in developing
the vacant portion of the PUD. The interested party is the same
group who have filed a plat on the vacant property to the east
which will provide a street connection between Five Hawks
Avenue and Duluth Street. They are also in the process of
acquiring the remainder of the property in the PUD district.
Preliminary indications are for the development of housing for
the elderly on the PUD site. There is also the possibility of
more land being added to the PUD. In any case, an
amendment to the PUD would be necessary to accommodate
these plans.
The PUD has been inactive for at least 8 years. Given this, and
CCREPT.DOT
16200 ~le Creek Ave. S.L Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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considering the recent interest in the site by another party, the
issue is whether to proceed with a zoning change for the
remainder of the property back to R-2, Residential or to defer
consideration of a zoning change at this time in anticipation ,of
a request to amend the existing PUD. As indicated, the
interested party has proceeded with acquisition of the site and
had indicated a strong interest in proceeding with the
development of the property.
ALTERNATIVES:
1.The City Council can refer the Priorview PUD back to the
Pfanning Commission with directions to consider a
recommendation to change the zoning of the undeveloped
portion of the property to R-2, Urban Residential.
2.The City Council can take no action on the Priorview PUD.
3. The City Council can table the issue of the PUD status with
the idea that it can be brought back for review at any future
time. This would allow time for an amended proposal to be
brought to the City for consideration.
RECOMMENDATION: Staff recommends Alternative 3.
ACTION REQUIRED: Motion to table consideration of changes to Priorview
Planned Unit Developme t status
CCREPT.DOT
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1995 PUD STATUS REPORT
PRIOR LAKE PLANNING DEPARTMENT
March 6, 1996
Chapter 5-5-11(D, 7,e) of the Prior Lake City Code requires the Planing Commission to
review all Planned Unit Development, (PUD), districts within the City at least once each
year. The Planning Commission is directed to submit a report to the City council on the
development status of each PUD District in order to monitor the development status of
each PUD District in order to monitor progress. In the event that the City Council would
find development has not occurred within a reasonable time after the original approval,
the City Council may instruct the Planning Commission to initiate rezoning to the
original zoning district by removing the PUD district from the official Zoning Map.
The City of Prior Lake currently has seven PUD districts which are indicated on the
attached PUD Inventory Map. Several of the PUD's are completely developed. This
report provides a brief history, site data, current development status and a
recommendation pertinent to the disposition of each PUD. The seven PUD districts are
identified as follows:
PUD 6-93 Cardinal Ridge
PUD 7-76 The Harbor
PUD 82-12 Prior View
PUD 8-82 and PUD 4-83 Sand Pointe
PUD 12-16 Tower Hill Apartment East
PUD 8-93 Westedge Estates
PUD 9-93 The Wilds
PUD 5-83 Windsong On The Lake
16200 ~a~@eew~ve. S.E.. Prior Lake. Minnesota 552172-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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CARDINAL RIDGE PUD
PUD 6-93
HISTORY:
Cardinal Ridge PUD is located in the northeast quarter of Section 1, Township 114,
Range 22. It is a single family PUD surrounded on the north by Prior Lake Senior High
and Middle Schools, the east by Credit River Township, the South by Markley Lake and
the west by Brooksville Hills Subdivisions. the parcel consists of about 150 acres of
rolling topography that had, up until the PUD, been tilled. The southeast portion of the
site contains Markley Lake and forest areas that will likely support higher value homes.
Approximately 50% of the site has been dedicated for park, utility and road purposes.
The PUD began implementation of a Park and Recreation Department objective to
acquire public land around Markley Lake for recreation and trail purposes.
OFFICIAL ACTION
Schematic PUD Plan approved by Planning
Commission
Preliminary Plat approval by Planning
Commission
Cardinal Ridge Schematic PUD approved
by City Council
Preliminary Plat approved by City Council:
1 Side yard variances granted for 46 lots
as per Exhibit dated 3-15-93.
2 Subdivision tree planting program may
allow clustering of front yard trees.
Boulevard trees will be planted as per
City specifications.
Final Plat: Cardinal Ridge First Addn.
Final Plat: Cardinal Ridge Second Addn.
Final Plat: Cardinal Ridge Third Addn.
SITE DATA:
Total Acres 147
Single Family Lots 223
Public Open Space 53
R-O-VV 24
TOTAL LOTS:
First Addition
Second Addition
Third Addition
64
47
39
95PUDRPT.DOC
APPROV AL DATE
May 6, 1993 - Continued
May 20, 1993
May 20, 1993
June 7, 1993 via Resolution 93-40
June 7, 1993 via Resolution 93-40
October 18, 1993
December 6, 1993
September 5, 1995
VACANT
LQIS
27
29
32
DEVELOPED
LQIS
37
18
7
2
PUD IMPROVEMENTS:
. Fish Point road will be built as a parkway with landscaped median, sidewalk and bike
trail.
. Sidewalk will be installed along the entire length of Crossandra Street.
. public open space was dedicated including waterfront of Markley Lake.
. Parks will be developed with trail systems connecting the neighborhoods. A natural
park adjacent to Markley Lake and active play areas adjacent to Brooksville Hills
neighborhood and in the central part of the PUD are planned.
DEVELOPMENT STATUS:
The PUD has three out of four phases platted and building activity is taking place within
the project as anticipated. The final phase anticipates the completion of Fish Point Road
to the south perimeter 0 fthe property. The 1996 Capital Improvement Program indicates
the extension of Fish Point Road is anticipated for 1998. It is possible the developer will
request earlier installation of Fish Point Road in order to complete development of the
project. An alternative exists to develop the PUD in more than four phases which would
allow for one additional final plat of approximately 40 lots, prior to the completion of
Fish Point Road and the final phase of the PUD. Staff will monitor progress with the
developer in order to insure the construction of Fish Point Road is done concurrently with
the final platting ofthe project.
RECOMMENDATION:
The PUD is continuing to develop as approved. No change in PUD zoning or status is
recommended.
95PUDRPT.DOC
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CARDINAL RIDGE
Project Overview
Cardinal Ridge is a Planned Unit Development approved by the City of Prior Lake. The site
is located directly south of the Prior Lake High School on the east side of the community and
directly north of Markley Lake.
Cardinal Ridge consists of 223 single family lots on 147 acres. The site plan was developed to
accommodate the site's natural features by protecting natural wetlands, steep slopes, existing
vegetation stands and Markley Lake. These natural areas are located in outlots which will be
dedicated to the City of Prior Lake, who will own and maintain them. Besides preserving and
protecting the natural features of this site, these outlots will also function for stormwater
retention and park purposes. The largest outlot, located on the west side of Cardinal Ridge,
will be made up of wetlands and stormwater ponding on the north half and an active
neighborhood park on the south half.
A trail system is planned through a majority of the outlots, eventually leading to Markley
Lake. This trail system will be installed by the project developer and funded by the City of
Prior Lake. A sidewalk which will connect to the future trail system, will be installed the total
length of Crossandra Street by the project developer. In addition, a sidewalk and bike trail
will be installed on Fish Point Road.
Although formal plans have not been developed by the City of Prior Lake on the outlots,
prospective home buyers are encouraged to contact the City Parks Department for additional
information.
THE HARBOR
PUD 7-76
HISTORY
The Harbor PUD is located in the northeast quadrant of the City in Section 30. The PUD
has been developed in eight phases incorporating eleven single family and forty-four
townhome units with recreational amenities such as a sand beach, tennis court, swimming
pool, boat slips and lake access.
OFFICIAL ACTION
The Harbor
The Harbor 2nd Addn.
The Harbor 3rd Addn.
The Harbor 4th Addn.
The Harbor 5th Addn.
The Harbor 6th Addn.
The Harbor 7th Addn.
The Harbor Beach Addn.
SITE DATA:
Total Acres
Single Family Lots
Townhome Lots
APPROV AL DATE
Preliminary Plat - July 7, 1977
Final Plat - July 25, 1977
Final Plat - June 2, 1980
Final Plat - August 9, 1982
Final Plat - February 4, 1985
Final Plat - September 23, 1985
Final Plat - June 1, 1987
Final Plat - April 6, 1987
Final Plat - May 2, 1988
15.72
11
44
DEVELOPMENT STATUS:
The Harbor PUD is fully developed with the exception of three townhome units in The
Harbor 7th Addition.
RECOMMENDATION:
Development has occurred at an acceptable rate with over 95% of the PUD developed as
planned. No change in PUD Zoning or status is recommended.
95PUDRPT.DOC
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"PUD94A"
PRIORVIEW PUD
PUD 82-12
DEVELOPER:
Priorview Limited Partnership
Tom Steffens/Joe Knoblach
3400 West 66th Street, Suite 200
Edina, MN 55435
(612) 920-5554
mSTORY:
Priorview PUD is located in the SW Quarter of Section 2, Township 114, Range 22. It is a mixed use,
residential PUD surrounded on the north by Lakeside Estates duplex and single family development, the
east by Jo-Anna Stepka Hi-View 3rd Addition single family development, the south by Faith Evangelical
Lutheran Church and Five Hawks Elementary School, and the west by Spring Brook Park Additions,
single family development. The parcel consists of about 17.45 acres of land with about 2.40 acres of
DNR designated wetlands and wooded areas on the north part of the property. The majority of the
property had been tilled as part of the "Simpkins" farm prior to development of the PUD.
SITE DATA:
Total Acres
Multifamily
17.45
106
Priorview PUD 82-12 Density Calculations:
17.45 acres total land
2.40 acres designated wetland
15.05 acres of wetland which was used to calculate density.
15.05 x 5.5 = 83 units
The PUD received a 27.5% density bonus
83 x 127.5 = 106 total units for PUD 82-12
PUD IMPROVEMENTS:
Trail and sidewalk system to be installed according to the PUD Schematic Plan. The site is to be
developed with 105 high density residential units. There is to be a north/south street connection from
Priorview to Cates Street via Five Hawks Avenue. The units are to incorporate cedar and brick materials
on building exteriors and appropriate protective covenants filed with each addition to produce units that
are harmonious with each other. The single family development to the east is to be screened from the
multi-family PUD. The intent of the PUD is to preserve the environmental aspects of the site such as the
wooded areas and wetlands. A 1.75 acre park is planned to provide a neighborhood tot lot on the
northeast part of the site as well as natural open space park on the northern portion of the plat.
OFFICIAL ACTION - PRIORVIEW REZONING:
REZONING - 63 AC. OF C-I TO 35 AC. R-3 (MAXIMUM DENSITY 450 UNITS): B-1 AND B-3
ADJACENT TO STH 13 (EXHIBIT C),
Planning Commission schedules a
Public Hearing to consider Rezoning
Petition.
May 21, 1981
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Planning Commission recommends
approval of Rezoning as per
Exhibit C.
June 18, 1981
Rezoning Public Hearing
before City Council
Continued to 7-13-81.
June 22, 1981
Continue Rezoning Public Hearing
by City Council
July 13, 1981
Rezoning to change 45.5 acres to
R-3 and 18.4 acres to B-3 Contract
Zone approved by City Council.
July 20, 1981
OFFICIAL ACTION - PRIORVIEW PUD 82-12 SCHEMATIC PLAN:
Public Hearing to consider Schematic PUD
consisting of townhome units for 17.45
acre parcel.
Aug. 19,1982
The PUD proposal was submitted for a 17.45 acre parcel to be developed with 120 units of high density residential
including 12 and 24 unit buildings. The 1981 Comprehensive Plan indicated a Medium Density Land Use for the
site. 4.5 acres were to be developed with 12.9 acres remaining as open space. "The resultant open space (12.9 acres)
provides a vital function to the plan and neighborhood; (1) it provides wooded buffers between development areas;
(2) maintains some of the existing natural character of the area; (3) provides an excellent environment to future
residents; (4) enables preservation of the natural resources; (5) accommodates storm water management planning
and, (6) allows for residential development on a difficult site with a planned end product of high quality (Gair &
Associates Inc., letter dated August 10, 1982)." The overall density proposed was 6.88 units per acre. "The
proposal provides a flexible plan of development with efficient and effective land use while preserving and
enhancing the desirable site characteristics, namely wetlands, woodlands and slopes (Gair & Associates Inc., letter
dated August 10, 1982)."
1. Street connection from Five Hawks Avenue to Holly Circle concept abandoned by the developer. The
developer submitted a revised street layout plan sheet on August 12, 1982 showing a north/south street
connection via Five Hawks Avenue. Five Hawks Avenue was originally a private street that was required
to be improved to a public street via this PUD.
2. The proposal indicated 120 dwelling units. The Zoning Ordinance permitted 75 units based upon the 6 unit
per acre density standard for Medium Density Residential land use.
3. Floor plans indicated that all units contained two bedrooms and one combined living/dining room and
kitchen. Floor area for units would range from 776 - 800 square feet.
4. Exterior elevation drawings indicated limited brick and cedar siding for building exteriors.
Continue Public Hearing for
Schematic PUD approval.
Sept. 2, 1982
1. Proposed density reduced by developer from 120 to 105 units, which assumed a density bonus of 25%.
2. 12 unit building directly north of the school property was removed leaving 105, two bedroom units.
3. Planting and landscape plan submitted.
Planning Commission approval
of Schematic PUD plan subject to
conditions:
Oct. 7, 1982
1. Developers cooperate and obtain the necessary approvals in order to install a roadway from STH 13 to the
northerly edge of the property line.
2. A park dedication fee be established.
2
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3.
Specific exterior and landscaping plans reflecting berming as to house screening to the east be developed
and incorporated in the final plan.
A sidewalk be constructed on the east side of Five Hawks from STH 13 to the north edge of the property.
The existing dirt path be improved to wood chip and submitted along with the final plans.
The project have a maximum density of 106 units.
The Preliminary Engineering Plans be submitted.
Preliminary Plat Plan be labeled Exhibit "A".
4.
5.
6.
7.
8.
*
Park dedication required: Land dedication of 1.75 acres, providing a neighborhood tot lot,
planned in conjunction with the storm flood easement in the northeast section of the plat. (Memo
from Bill Mangan dated October 18, 1982.)
City Council hearing on Schematic
PUD proposal continued.
Oct. 18, 1994
City Council approval of Schematic
PUD - Priorview PUD 82-12.
Dec. 6, 1982
1. All 8 conditions of the Planning Commission be satisfied.
2. The letter from the School District Board be incorporated into the motion to approve the PUD.
OFFICIAL ACTION - PRIORVIEW 1ST ADDITION:
Priorview First Addition is the initial development phase of PUD 82-12. The proposal is to subdivide
approximately three acres into three lots for development of two, 12 unit townhomes on Lots I and 2 and
one, 24 unit townhome building on Lot 3 (The PUD 82-12 Schematic Plan indicated two, 24 unit
townhomes). Proposed grading would provide adequate fill material to complete Five Hawks.Avenue
from STH 13 to the north line of the school property. A developers agreement was entered into for the
construction of utilities and Five Hawks Avenue from STH 13 to the northern terminus of Priorview First
Addition. Shortly after the final plat, Tom Steffens dedicated the entire right-of-way within the PUD to
construct Five Hawks Avenue to the northern terminus of the PUD. After the final plat approval,
Building Permit 83-261 was issued on 9-19-83 for construction of one, 12 unit building on Lot 1.
Building Permit 83-327 was issued on 11-29-83 for Lot 2, Block 1, Priorview First Addition.
Public Hearing - Preliminary Plat
Priorview First Addition approved.
July 7,1983
Public Hearing - Preliminary Plat
Priorview First Addition approved.
July 18, 1983
1. The following Engineering requirements are met:
a. A temporary short term solution rip/rap drainage ditch constructed until storm sewer is done in
Phase II, or as such conforms to the Engineer's requirements.
b. The drainage ditch calculations be submitted to staff to determine the storm sewer design need.
c. Terminate the road at staffs recommended point just beyond the school entrance.
d. Have the watermain extended beyond the edge of the pavement to enable hook-up without tearing
up the road.
e. Sidewalk will be concrete and not bituminous throughout.
f. The drainage for Phase I to remain on site by berming or whatever is necessary.
g. A 20 foot utility easement on the eastern edge of Phase 1.
2. A revised planting plan be drafted to the satisfaction of the City Consulting Planner.
3. Re-evaluate/re-design parking stalls and garages to the satisfaction of staff.
4. Detailed planting and building material design shall be suitable and acceptable when presented to staff.
5. Protective covenants be filed with each phase of the development in order to assure that there will be a
ways and means for the condo's and the units to be harmonious to one another.
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Planning Commission approval of
final plat of Priorview First Addn.
Aug. 4, 1983
City Council approval of final plat
of Priorview First Addn.
Aug. 8, 1983
1. Engineering details be resolved to the satisfaction of the City Engineer.
2. At the time of building permit application, the site plan must show refuse containers and appropriate screen
material.
3. Staff have the flexibility to move 4 stalls to the center of the garage complex. Two from each complex in
front of the 24 unit building.
4. A developers agreement be signed and meet the requirements of the City Engineer.
5. Priorview will provide a document or an agreement for providing the public easement with the
endorsement of the building committee of the School District #719, prior to the issuance of permits.
City Council approval of Developer's
Agreement for Priorview First Addn.
Sept. 26, 1983
*
Agreement between the City of Prior Lake and Five Hawks Glen Limited partnership signed and
dated November 4, 1983 indicates the City will covenants and agrees as follows:
1. It will waive any right City might have to require the developer to relocate its garages
based upon the location of the sewer line.
2. The City will maintain the sewer and water lines running across the developer's property.
3. The City agrees to bear the cost of repair, maintenance, and reconstruction in the event of
a failure of either the sewer or water lines. Specifically, any costs of relocation of the
sewer line will be the City's sole responsibility.
4. The City is in the process of doing some corrective work on a portion of the sewer line.
In the event this necessitates alteration in the asphalt installed by the developer or repairs
due to settling of said asphalt, or any other related cost to the developer, the City agrees
to make any and all necessary repairs.
OFFICIAL ACTION - PRIORVIEW FIRST ADDN. LOT SPLIT:
Planning Director approval of
administrative land division for
Lot 3, Block 1, Priorview First Addn.
Nov. 13, 1984
On November 13, 1984, Planning Director, Horst Graser approved an administrative land division
application for Lot 3, Block 1, Priorview First Addition. Lot 3, Block 1 was divided into two lots, each to
be developed with one, 12 unit townhome. Building permit 84-566 was issued on 9-23-84 to Lot 3, Block
1 for construction of one, 12 unit building. After approval of the administrative land division, Building
Permit 84-616 was issued on 11-14-84 for construction of a second, 12 unit building.
OFFICIAL ACTION - PRIORVIEW SECOND ADDITION:
The proposal was to develop the property with a mix of townhome styles including tuck under, full
walkout, and split entry walkout. Variations as to the number of bedrooms were to be introduced as
market demand dictated. The Priorview PUD 82-12 Schematic Plan indicated 20 townhome units were
contemplated for the site. The watermain and appurtenances, utility systems and roadways within
adjacent public streets were to be owned ant maintained by the City. The sanitary sewer system,
driveways, curbing and other improvements as well as the townhomes and grounds were to be owned and
maintained as common property of the townhome association. Appropriate documents were to be filed
with the final plat, establishing the homeowners association and its duties. Population was expected to be
2.5 persons per unit for an estimated total population of 50 persons.
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Priorview Second Addition is referred to as Phase 3a, however, it is the actual second phase of the pun
and the final plat name was changed to Priorview Second Addition. The City Council approved the
preliminary plat on 4-1-85 subject to nineteen conditions. A developers agreement was entered into by
Tom Steffens and the City for the construction of roads and utilities. Priorview Second Addition consists
of 20 townhome units constructed within 4 buildings. Building Permit 85-166 was issued on 7-8-85 for
construction of one, 4 unit building. The permit was issued to the underlying property legal description.
On 8-6-85 building permit 85-198 was issued for the foundation for one, 5 unit building. (Townhome
developments were issued permits prior to final plat according to the Subdivision Ordinance in effect at
the time).
Shortly after the first 9 units were completed, Mr. Steffens approached the City Council on 11-12-85 and
requested occupancy permits. The City Council denied the occupancy permits until the streets were
constructed. The City Council granted occupancy permits prior to approval of the final plat. Building
permits 85-294, (5 unit building) and 85-295, (6 unit building), were issued on 11-12-85 and expired. The
two permits were later reissued on 11-30-87 and 12-4-86. Complicating factors for granting building
permits prior to final plat approval were:
1. The City Council granted occupancy permits based upon street completion, not upon filing of the approved
final plat.
2. The Five Hawks Avenue right-of-way was dedicated via easement rather than the platting process.
3. All internal roadways were private.
4. The units were to be rented and deeds for individual units were not an issue.
5. Mr. Steffens acknowledged the platting requirements and knew that a final plat was required before
continuing to the next phase of the PUD.
6. Perhaps the developer had trouble getting release from the Simpkins, who were the fee owners of the
property at that time.
7. Staff has followed the procedure of issuing permits and then platting townhomes numerous times without
incident. Perhaps Mr. Steffens was given too much latitude? All the building permits were issued in a four
month period but completion of the last units did not occur until 1988, three years later.
Planning Commission Preliminary Plat
approval for Priorview Second Addn:
March 21, 1985
City Council Preliminary Plat approval
for Priorview Second Addition subject to
19 conditions:
April 1, 1985
I. Priorwood Drive be changed to Priorwood Street
2. Two rows of hay bales east and south of Five Hawks Avenue and Prior Wood Drive.
3. All disturbed areas must be sodded as soon as practical.
4. Two additional access walks must be constructed adjacent to units 10 and 20.
5. One diagonal walk from the stairs between units 15 and 16 to the entrance walk for unit 16.
6. The courtyards be defined (concrete vs. plantings)
7. Preserve natural overs tory in the southeast corner.
8. Move deciduous trees to open area with 2 1/2 inch diameter caliper minimum.
9. The location of the yew pots should be waived.
10. The foundation plantings must be doubled.
11. The plant material in the courtyards must, at least, be doubled.
12. The contingencies as suggested by the City Engineer:
a. Specifications for sewer, water, street improvements.
b. The fire hydrant located on Priorwood Street must be moved about 120' to the east.
c. Drainage calculations must be submitted for the construction site.
d. The storm sewer in Five Hawks Avenue must be located deeper to prevent freezing.
13. Holly Court plat not be included in this plan.
14. A sidewalk between units 4 and 5 adjacent to the curb.
15. A landscape plan be submitted acceptable to staff.
5
Preliminary Plat amendment public hearing
for Priorview Second Addition, Planning
Commission approval.
Aug. 2, 1990
Preliminary Plat amendment public hearing
for Priorview Second Addition, City Council
approval subject to conditions:
Aug. 20, 1990
1. The name of the plat be changed to Priorview Second Addn.
2. Conditions of the City Engineer be met as originally formed.
3. The landscape plan or an alternative plan must be submitted and approved by staff, if not acceptable by
staff, returned to the Planning Commission.
4. Any blacktop must be patched and sealed.
5. Painting of exteriors in a consistent manner.
6. The exterior be upgraded to staffs satisfaction before final plat approval.
7. A financing vehicle for securing completion of the contingencies.
8. Install curbs, if specified in the original preliminary plat contingencies.
City Council final plat hearing
tabled.
March 18, 1991
City Council final plat approval
of Priorview Second Addition.
Sept. 3, 1991
NOTES:
Developer, Tom Steffens requested an amendment to PUD 82-12 to add 1.7 acres of Holly Court property
to the PUD and increase the density from 106 to 148 units. The proposal included a petition to amend the
Comprehensive Plan Land Use Map to change the land use designation of the site from Medium to High
Density Residential land use. The proposal included a petition to amend the Zoning Map to change the
designation from R-2, Medium Density to R-3, High Density Residential. The proposal was to construct
rental units with single car garages and one outside parking space. The proposed amendment was heard
by the Planning Commission on 2-5-87, 3-5-87 and 3-19-87. The Planning Commission recommended
denial of the amendment based upon the following items:
1. The PUD does not meet the requirements established in the Zoning Ordinance.
2. Units to north in the PUD are too close to the property line, a 15' buffer is needed to retain
natural features and to provide separation between the pun and existing single family homes.
The proposal should include plans for a sidewalk along Five Hawks Avenue and a privacy fence
between the neighborhood and PUD.
3. Location and size of tot lot should be addressed as per staffs recommendation.
4. Single family homes are recommended along north edge of PUD for transition area and owner
occupied units should be incorporated as well as rental units.
5. Insufficient Parking spaces for PUD.
The applicant did not proceed to the City Council for consideration of the amendment, therefore the
proposal is null and void.
DEVELOPMENT STATUS:
Priorview PUD is developed with 68 multifamily units which consist of approximately 64 percent of the
PUD. Priorview 2nd Addition is developed with 20 of the 68 units and just received final plat approval.
With the exception of the final plat approval no further building permit activity or platting activity has
taken place since 1985.
RECOMMENDATION:
The status of this pun should be reviewed in detail to determine the disposition of the pun. It is not
certain whether the original developer, Tom Steffens, maintains control of the land. The Concept Plan
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should be reviewed in terms of the Comprehensive Plan and adjacent land use. Rezoning or continued
existence of the PUD should be determined by the City Council with the assistance of further review by
Legal Counsel, Planning Commission, and Staff.
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SAND POINTE PUD
PUD 8-82 AND PUD 4-83
HISTORY:
Sand Pointe PUD is located in the northeast quadrant of the City, south of County Road
42. The PUD has been developed in five phases incorporating single family lots with
recreational park land. The original PUD was proposed in 1975 and incorporated 1,044
housing units with commercial and institutional land uses. The PUD was modified in
1978 to include a mixture of single and multifamily units. In 1982, the PUD was
modified to delete the multifamily housing concept in order to utilize the PUD for single
family homes. In the early 1980's several amendments were approved for the PUD
which ultimately changed its original mixed use plan to a single family residential
subdivision.
OFFICIAL ACTION
Sand Pointe Concept Plan
APPROV AL DATE
Preliminary Plat - July 6, 1978
Final Plat - April 2, 1979
Final Plat - July 22, 1982
Final Plat - April 25, 1983
Final Plat - June 20, 1983
Final Plat - September 23, 1985
Sand Pointe 2nd Addn.
Sand Pointe 3rd Addn.
Sand Pointe 4th Addn.
Sand Pointe 5th Addn.
SITE OAT A:
Total Acres: 110.4
Single Family Lots: 294
DEVELOPMENT STATUS:
Sand Pointe PUD is 100% developed with single family homes. A public neighborhood
park and City park and beach are developed and fully operational.
RECOMMENDATION:
The PUD is fully developed. No change in PUD zoning or status is recommended.
9SPUDRPT DOC
TOWER HILL APARTMENT EAST
PUD 12-16
HISTORY:
Tower Hill Apartment East PUD is located in the southeastern quadrant of the City. The
PUD was developed in one phase and consists of a 68 unit, three story apartment building
with several amenities including: swimming pool, sauna, whirlpool, fountain, gazebo,
underground, heated garage and washers and dryers in each unit.
OFFICIAL ACTION
Schematic PUD Plan
Preliminary Plat
Final Plat
APPROVAL DATE
December 16, 1985
January 27, 1986
September 15, 1986
SITE DATA
Total Acres
# Multifamily Units
3.55
68
DEVELOPMENT STATUS:
The Tower Hill Apartment East PUD is fully developed as approved.
RECOMMENDATION:
Development of the PUD has occurred as proposed. No change in PUD zoning or status
is recommended.
95 PUDRPT. DOC
6
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WESTEDGE ESTATES
PUD 8-93
HISTORY:
Westedge Estates PUD is located in the southwest quadrant of the City, north of 170th
Street, (County Road 12), and east of the Willows Sixth Addition neighborhood. The
PUD consists of twenty-four units, to be located in six, four unit townhomes. The
subject site consists of 4.8 acres of land surrounded by single family residential units to
the north, east, and west; and B-1, Limited Business property to the south, which is
currently developed with a car wash and cabinet shop. No park land dedication was
required in the PUD however, a sidewalk and trail to link the development to the future
County Road 12 regional trail system and the trail through Westbury Ponds, was
required. The remaining park dedication required was cash in lieu of a land dedication.
The road and driveways are private. The PUD is subject to the Landscape requirements
in the Zoning Ordinance however, the City Council waived the requirement for
installation of an irrigation system.
OFFICIAL ACTION APPROVAL DATE
Schematic PUD Plan approved by Planning August 5,1993 via Resolutions 93-10PC
Commission
Preliminary Plat approval by Planning August 5, 1993 via Resolution 93-11PC
Commission
West Edge Estates Schematic PUD August 16, 1993 via Resolution 93-68
approved by City Council
West Edge Estates Preliminary Plat August 16, 1993 via Resolution 93-69
approved by City Council
Preliminary Plat approved by City Council:
1 Private street approved with PUD.
2 No irrigation system required.
Final Plat: First Addition to West Edge November 1, 1993 via Resolution 93-85
Estates.
Final PUD First Addition to West Edge November 15, 1993 via Resolution 93-102
Estates.
City Council approval of Rezoning site October 18, 1993 via Ordinance 93-26
from R-3, Multiple Family Residential to
PUD.
Final Plat: Second Addition to West Edge
Estates.
No action as of the date this report was
written. It is anticipated final plat approval
will be considered during the Spring of
1996.
SITE DATA:
Total Acres
Townhome Lots
4.8
24
95PUDRPT.DOC
7
First Addition
Second Addition
12
VACANT
LQIS.
o
DEVELOPED
LQIS.
12
TOTAL LOTS:
PUD IMPROVEMENTS:
. Sidewalk required to be installed along entire length of Simpkins Drive and a
connection from Simpkins drive to the south edge of the plat.
DEVELOPMENT STATUS:
The PUD has one out of two phases platted and building activity is taking place within
the project as anticipated. The final phase, (Second Addition to West Edge Estates) will
provide for the completion of the remaining 12 units, (consisting of three, four unit
townhomes). It is anticipated the final plat for the Second Addition to West Edge Estates
will be submitted during the Spring of 1996.
RECOMMENDATION:
The PUD is continuing to develop as approved. No change in PUD zoning or status is
recommended.
95PUDRPT.DOC
8
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THE WILDS
PUD 9-93
HISTORY:
The Wilds PUD is located in the northwest quadrant of the City, 1/4 mile south of County
Road 42, east of County Road 83 and north of County Road 82. The site originally
received PUD approval in September 1993 for a public "Signature" golf course, 466
dwelling units, two hotels, two restaurants, a clubhouse, and village shopping center. The
subject site contains 580 acres of land with lake frontage on Mystic and Hass Lakes,
multiple wetlands, virgin woodlands, and the historic, "Jeffer's Ridge" containing
wooded slopes in excess of 70%.
The Wilds PUD was approved with an overall Schematic Plan development indicating
the location of the various land uses as well as a street system and series of single family
detached and attached unit sites. There was no preliminary plat approval for the entire
site. Rather, each platted Outlot requires a preliminary and final plat approval for units
and street design which are consistent with the approved Schematic Plan.
The Wilds PUD has been amended on several occasions and a complete history of official
actions and approval dates are attached. The table below indicates the original site data
and the changes approved in two major amendments to the Wilds PUD:
PUD 9-93 PUD 9-93 Amendment 1 PUD 9-93 Amendment 2
City Council 7-19-93 City Council 1-19-95 City Council 5-15-95
Resolution 93-54 & 93-83 Resolution 95-06 Resolution 95-32
Total Project Area: 580.4 No Change No Change
Acres.
Max. # Dwelling Units: 466 426 656
Total Project Density: .80 .78 DU/Acre 1.13 DU/Acre
DU/ Acre
S/F Detached: 289 298 271
. 1/3 Ac. Homesites: 161 161 135
. 1/2 Ac. Homesites: 100 100 99
. Estate Homesites: 28 28 28
. Single Family Attached Detached Villas: 9 9
Total: 177 Single Family Attached 178
. Villas 4.2-7.5 DU/Acre Total: 126 Villas: 126
Villas: 126 Condo: 57
Commercial:
. Hotel/Clubhouse: 16.7 No change Clubhouse: 10.7 Acres
Ac. Restaurant: 2 Acres
. Hotel: 11.8 Ac. Rental Cabins: 11.8 Acres
. Restaurant: 3.2 Ac. Hotel: 8.3 Acres
. Restaurant: 1 Ac.
95PUDRPT.DOC
9
t
I
. Village Shopping: 4 Ac.
. Convenience Store: I
Ac.
Other: No Change No Change
Public Park: 16.7 Ac.
Golf Course/Open Space:
306 Ac.
DEVELOPMENT STATUS:
The Wilds PUD has been slow to develop due to market conditions, the large size of the
project, remote location, and inexperience of the developer, Richard Burtness, Prior Lake
Development LP. The project was designed for larger, exclusive housing which has not
sold well thus far. The project design, including land uses, street system, utilities and
housing mix were a secondary consideration. The prime objective was development of a
signature golf course, designed by Tom Weiskopf.
The golf course was graded and improved prior to platting the rest of the development.
This caused major difficulties associated with development of the infrastructure needed to
serve the site. For instance, the sewer line located north of County Road 83 was required
to be located much deeper than initially thought, in order to provide adequate sewer
service without the need for several lift stations. A booster station was required to be
installed on site in order to provide adequate water supply and pressure to the entire 580
acre parcel. In addition, topography information was found to be off by over 20' in parts
of the property which caused problems related to platting and grading of the site.
Because the golf course was established, any grading or service issues which arose, had
to be accommodated within the confines of the outlets located outside of the course. A
substantial amount of fill was required to grade the outlets in a manner which matched
the grades of the golf course. All of the combined factors complicated the review process
and subdivision design features of the PUD. The factors caused tremendous time delay,
frustration, relocation and sometimes replacement of infrastructure which all have
contributed to the slow development of the PUD.
As of March 1996, the original developer, Richard Burtness is no longer associated with
the PUD. The project has been sold to Shamrock Development. It is anticipated the new
developer will seek to complete the residential phases of the development located on the
southern part of the PUD, adjacent to County Road 82. The completion of the phase will
be positive in that the main collector street, Wilds Parkway, will be completed throughout
the project. In addition, the value of the homes to be built in this phase is lower than the
northern part of the PUD. Therefore, it is likely more units will be constructed and sold
during the next two years. It is also likely that future amendments to the PUD will be
requested in order to respond to market conditions as well as the development of the
northwest quadrant of the City.
RECOMMENDATION: No change in PUD zoning or status is recommended.
95PUDRPT.DOC
10
WINDSONG ON THE LAKE
PUD 5-83
HISTORY:
Windsong PUD is located in the center of the City, east of County Road 21. The site originally
received preliminary plat approval in 1979 for forty-eight single family lots to be known as Prior
Highlands. The developer, Visions VIII did not pursue final plat approval.
The site was purchased by Sunny enterprises in 1983 and platted as a PUD with large, single
family lots and a private equestrian club. In 1986, H & H Land Development requested an
amendment to the PUD to add two lots and boat slips and to change the equestrian concept to
lakeshore recreation and golf greens. In 1988, the PUD was again amended to convert the area
reserved for golf greens to twelve, residential lots.
The existing PUD is planned for thirty-eight single family lots with a variety of recreational
amenities including: tennis court, hiking trail, horse shoe court, volley ball court, picnic shelter,
boat access, sand beach and seasonal docks for 20 boat slips.
OFFICIAL ACTION
Windsong on the Lake
APPROVAL DATE
Preliminary Plat - June 13, 1983
Final Plat - March 12, 1984
Preliminary Plat - April 4, 1988
Final Plat Extension April 4, 1990
Preliminary Plat - 2-21-95 via RS95-14
Final Plat - 6-19-95 via RS95-50
Windsong PUD Amendment
Windsong on the Lake Second Addition
SITE DATA
Total Acres 33.36
Single Family Lots 38
DEVELOPMENT STATUS:
Windsong PUD has been slow to develop primarily due to market interest for larger, more
exclusive housing in Prior Lake. Approximately 12 lots or 35% of the PUD is vacant. The
developer anticipates sales of approximately three to five lots per year until the PUD is fully
developed. The PUD has developed in a slow but consistent manner and is an example of
quality development which is consistent with existing ordinances and the Comprehensive Plan.
Outlot A, Windsong Second Addition will be final platted upon completion of the County Road
21 improvement located adjacent to the development. The property cannot be developed until
that time due to the projected change in topography and the section of Lord's Street located
north of the PUD. County Road 21 will have to be graded and improved prior to the final plat of
the last 5 lots within the PUD in order to adequately match property grades and street sections
with the future improvements to Lord's Street and County Road 21.
RECOMMENDATION:
No change in PUD zoning or status is recommended.
9SPUDRPT.DOC
11
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