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HomeMy WebLinkAbout4A Bluffs of Shady BeachPRlo 1, U � 74, NESO'� �' 4646 Dakota Street SE Prior Lake. MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: JULY 15, 2013 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER SENG THONGVANH, PROJECT ENGINEER AGENDA ITEM: A PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAT TO BE KNOWN AS THE BLUFFS OF SHADY BEACH DISCUSSION: Introduction Copper Creek Development has applied for approval of a preliminary Planned Unit Development (PUD) and approval of a Preliminary Plat to be known as the Bluffs of Shady Beach. The property is located south of County Highway 42 between Shady Beach Trail and Aspen Ave. The applications include the following requests: • Request for approval of a Planned Unit Development • Request for approval of a Preliminary Plat to be known as the Bluffs of Shady Beach Histor On May 20, 2013 the Planning Commission authorized City Staff to accept a Planned Unit Development application for consideration on this site in accordance with Section 1106.601 of the Zoning Ordinance. On July 1st the Planning Commission held a public hearing. At the meeting comments were made by members of the public related to the following concerns: • A street connection to Shady Beach Trail would impact parking and traffic in the area • Impacts to storm water runoff onto Shady Beach Trail • Impacts to existing sanitary sewer service • Tree removals proposed with the site The Developer also presented a conceptual cul -de -sac design at the meeting that he stated was found in higher favor by area residents during neighborhood discussions due to the lack of street connection to Shady Beach Trail. The Planning Commission voted to table the public hearing to July 15th and allow the Developer more time to complete a full set of plans to evaluate the developers redesign proposal. Current Circumstances The revised development proposal calls for a subdivision of the property into 21 lots and 2 outlots for the development of single family homes sites. The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total site area consists of 8.01 acres. Topography: This site has varied topography, with elevations ranging from 980' MSL near northeast corner of the property to 824' MSL at the southeast corner of the property near Shady Beach Trail. Vegetation: The site is primarily wooded. The project is subject to the Tree Preservation Section of the Zoning Ordinance. Wetlands: No wetlands exist within the site. Access: Access to the site can be gained from Aspen Avenue and Ridgeview Trail to the north, Meadow Avenue to the east, and from Shady Beach Trail to the south. 2030 Comprehensive Plan Designation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zoning: The site is currently zoned R -1 (Low Density Residential). The density for the proposed plat is approximately 2.6 units per acre. PROPOSED PLAN Lots: The revised development plan calls for 21 lots to be constructed with a single family homes. The lots range in size from 10,587 square feet to 26,351 square feet with an average lot size of 14,287 square feet. Setbacks: The plat proposal meets the R -1 Zoning District structure setbacks as shown on the following table: Structure Setbacks Standard R -1 requirement ft. Front 25* Side 10 Side Yard Abutting a Street 25 Rear 25 Pond (high water elevation 30 *Lots 3 -6, Block 1 & Lots 1 -4, Block 2 propose specific front yard setbacks of 35 -60 ft. Impervious Surface: The impervious surface maximum coverage of 30% of the total lot area would be applicable for the single family lots. Streets: The plat proposes to construct a cul -de -sac to serve the development. The street would connect to Aspen Ave to the north. Although there are numerous cul -de -sacs within the City, these are reserved for when site conditions dictate their installation or no other option exists for a through street connection per City Ordinance. As in the case of this development, two existing stub streets are currently available off of Aspen Avenue for connection. This provides for a possible through street connection without necessity of a cul -de -sac. The through connection is beneficial because it provides a redundant access should repairs or maintenance requires shutdown of portions of the street. Snow plowing of a through street is also less time consuming and requires less staff time for maintenance. The City also prefers a full street connection between Shady Beach Trail and Aspen Avenue. The connection was provided on the previous submittal but was not included in the developer's latest design. The connection to Shady Beach Trail is preferred for the following reasons: 1. Provides another connection for emergency services (Police, Fire, and Medical) which can affect response time. 2. Shady Beach Trail is a long street with only two points of ingress and egress. These ingress and egress points are almost % of a mile apart. This connection provides for traffic dispersion from the neighborhood. 3. Provides another option for traffic during road repair or other roadway closures. 4. Street maintenance is more easily performed with through street connections. 5. Typical roadway grid includes connections between 500 — 800 feet apart. Sanitary Sewer/Water Mains: Sanitary sewer service for the development is proposed to connect to the existing sanitary sewer main under Shady Beach Trail right -of -way. Water main connections are proposed to the existing water mains in the Shady Beach and Ridgeview Trail right -of -way. Stormwater: Two main stormwater features are planned with the development. An infiltration basin is proposed at the northern end of the site to take drainage from a portion of the development site as well as uphill areas that currently receive no stormwater treatment before being discharged to Prior Lake. The project also proposes an infiltration basin at the southern end of the site along Shady Beach Trail which would not only capture drainage from a portion of the proposed development, but also could be sized to allow for future stormwater utilization when Shady Beach Trail is reconstructed. As of the drafting of this report, City Staff is still reviewing the revised storm water calculations for compliance with City standards and will be able to comment at the public meeting regarding this review. Tree Removal /Landscape plan: The tree inventory identifies over 7,700 caliper inches of significant trees on the site. The developer is allowed to remove up the 35% of the significant trees without a replacement requirement for the private lot development. Removals in excess of this percentage for private lot development do require replacement at a 50% ratio of each inch removed. The tree preservation plan identifies 301 inches of replacement required for the project. In addition, the Subdivision Ordinance requires two front yard subdivision trees per lot (4 for corner lots). The developer is required to submit a landscape plan design which satisfies both the tree replacement and landscape ordinance requirements. Fees and Assessments: This development will be subject to the standard development fees including park dedication, trunk street and utility service charges, and utility connection charges. ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and standards allowed under a PUD. The PUD provisions offer maximum flexibility in many areas, some of which include such aspects as setbacks, building heights, and densities. In return additional public benefits to the community must be presented that a standard development would not require. Such benefits may include but are not limited to the following: (1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's 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 is requesting modifications to the minimum lot width (86 feet standard) and minimum lot areas (12,000 sq. ft. is standard) for the single family lots, as well as minimum lot depth for double frontage lots. The corner lot standard requirements are 20% larger than the minimum lot width and size requirements. Two lots (Lot 10, Block 1 & Lot 11, Block 2) as proposed are below the lot area requirements, and the average proposed lot width is 5% below the standard lot width requirement for the 21 lots. Also, the subdivision ordinance requires lots which have front and rear frontage on a street to have increased depth of 160 feet. The purpose of this requirement as stated in Subdivision Ordinance 1104.309 is "to allow space for screen plantings and /or buffering along the back of the lot." In this case, the developer is proposing to preserve the existing trees and vegetative slope along Shady Beach Trail at the back of Lots 11 -18. City Staff believes this preservation of existing vegetation will meet the intent of this double frontage buffering provision. The PUD benefits which the developer is proposing include additional storm water features in the construction of an infiltration basin to not only accommodate the storm water drainage from the project site but also currently untreated storm water drainage from uphill areas north of the site. Also the developer is proposing a pond to be located at the south end of the site which will allow for storm water rentetion storage for a future reconstruction of the Shady Beach Trail roadway corridor. The City would otherwise be required to provide storm water ponding along the corridor through possible acquisition of easement areas on private property at the time of the street reconstruction. The Developer has met with City staff to discuss comments identified during the City Staff review of the project plans. As noted in the attached staff memorandums from the Engineering and Community & Economic Development Departments, the developer must refine the plans to assure compliance with the Public Work Design Manual requirements and City Ordinances. As stated above in the analysis, City Staff would recommend another street connection rather than the cul -de -sac as proposed due to emergency service and construction access to the area and long term maintenance. Therefore City Staff would recommend tabling of the item if the developer is willing to revised the plans to indicate another street connection. ALTERNATIVES: The Planning Commission has the following alternatives: 1. Recommend approval of the PUD and the Preliminary Plat subject to the conditions identified by the Planning Commission. 2. Table this item to another Planning Commission meeting and provide the developer with direction on the issues that have been discussed. 3. Recommend denial of the request. RECOMMENDED 1. A motion and second to recommend tabling discussion of the item to a MOTIONS: future Planning Commission meeting. EXHIBITS: 1. Location Map 2. Revised Bluff of Shady Beach Development Plans 3. Developer narrative 4. Community Development Dept. Memorandum dated 7 -12 -13 BLUFFS OF SHADY BEACH LOCATION MAP Ui jai€ s t 'IRM 6 tit, I A m M' H I'M"Mil M1f 1 Ujlz H PEA gg M SH !" € 6a zs r r , a 0 � W CL L / i /jl I IMN"Ch t" .4c r L ZB rS CY z .� 8-12 8'-• '. 1 Ali 5 MMM z M l l 1 ��; is -_ �� — ���_� z� _ YZ a 0 � W CL L / i /jl I IMN"Ch t" .4c r L ZB rS CY z -,b — aaaaa ..wart -u : w — 3hY1 801 dd d0 AIJO w �v� . c .� • uo-asaln +.a . i�-.. 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Date: July 8, 2013 Re: Traffic Review of Bluffs of Shady Beach in Prior Lake, MN �N9�aT� JUL 0 9 2013 Copper Creek is proposing to develop 21 single family homes along a cul -de -sac named Shady Beach Circle, which will be on the north side of Prior Lake south of the Aspen Avenue /Ridgeview Trail intersection in the city of Prior Lake, MN. This memorandum documents the potential traffic impact of the renovation. Traffic Generation A trip generation analysis was performed for the proposed site based on the methods and average rates published in the institute of Transportation Engineers (1TE) Trip Generation Manual, 91h Edition. The ITE Trip Generation Manual is a compilation of traffic data from existing developments throughout the United States. The results of the analysis are shown in Table 1. Table 1— Vehicles Enteri 210 Single Family Homes f 100 100 4 12 13 8 (21 Dwelling Units) f The Institute of Transportation Engineers' Transportation Impact Analyses for Site Development report recommends a detailed traffic impact study be done for developments generating 100 or more new trips in a peak hour. That is the threshold where development traffic may adversely impact the transportation system and intersection operations should be analyzed. The proposed Bluffs of Shady Beach subdivision will generate significantly less traffic than this threshold. Conclusions /Recommendations The Bluffs of Shady Beach redevelopment will have negligible impact on the area transportation system and no improvements are necessary to accommodate the development plan. 1.868.232.5512 • PO Box 16289, St. LOUIS Park, MN 65416 • www.SpackConsulting.com To City Staff and Planning Commission Members: On the 20 of May Copper Creek Development, LLC was in front of the Planning Commission requesting an exception to the 10 acre requirement for PUDs for Copper Creek Development's proposed "Bluffs of Shady Beach" development. The Planning Commission approved the exception and allowed the proposed plat to proceed through the PUD process. Since receiving this approval, I have been working hard to deliver a project of which the City and the developer will both be proud. In connection with this proposed development, I have held a neighborhood meeting and have also met with multiple neighbors individually. One of the recurring comments I have received is that the neighbors do not support a connection to Shady Beach Trail from my proposed development. These neighbors have expressed that they are concerned about how this connection could negatively impact traffic safety in the area. In particular, the neighbors have highlighted that Shady Beach Trail is used for public access to Sand Point Beach on the south end of the road and that the neighborhood already has to deal year round with the traffic for the Sportsman's public access. Because of these concerns, the neighborhood does not want to create a connection to Shady Beach Trail that will result in additional traffic being directed onto that street. As stated at the July 1 Planning Commission meeting, in direct response to the neighbor's concerns, Copper Creek Development has agreed to revise the plans for its proposed development to eliminate the connection to Shady Beach Trail. Although this is not the developer's preferred design for the development, i have done this in an effort to demonstrate that I am trying to do all that I can to work with the existing neighbors, as I wish to create harmony in the neighborhood. The aforementioned revisions to the plans have resulted in Copper Creek Development also having to make several changes to the overall layout and street design for the development, however. One of these changes was our use of a cul -de -sac street design for the street in the neighborhood. We believe that, with no through street connection to Shady Beach Trail, the use of the cul -de -sac design is the optimal street design for the proposed development, as it allows for the most efficient use of the property while also providing a safe and adequate means of access to and from the homes in the development. As was discussed at the July 1" Planning Commission meeting, though, City Staff disagrees with the developer's assessment and has indicated that City Staff would prefer the developer to construct a roadway that would have connections to Aspen Avenue NE on both the east and west ends of the development. We respectfully disagree with City Staff's stated position on this issue and ask that the Planning Commission support the cul -de -sac design as proposed. The PUD process set forth in Section 1106 of the City Code provides a flexible approach to development that promotes the tailoring of developments to the needs and challenges posed by each site and surrounding neighborhood. As stated in Section 1106.200, one of the primary benefits of PUDs is that they can produce "more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost." Indeed, Section 1106.400 states expressly that PUDs may be used to promote efficiency by, among other things, reducing street lengths and other utility- related expenses. Additionally, as noted in Section 1106.200, PUDs also promote "high quality of design compatible with surrounding land uses, including both existing and planned." We believe that our proposal accomplishes all of these stated objectives for PUDs. Copper Creek Development is proposing a high - quality development that will provide real tangible benefits to the City and surrounding neighborhood. In addition to providing additional tax base and contributing to an improvement in the City's housing stock, as City Staff stated in its report regarding this proposed project, "[tjhe PUD benefits which the developer is proposing include additional storm water features in the construction of an infiltration basin to not only accommodate the storm water drainage from the project site but also currently untreated storm water drainage from uphill areas north of the site. Also the developer is proposing a pond to be located at the south end of the site which will allow for storm water retention storage for a future reconstruction of the Shady Beach Trail roadway corridor. The city would otherwise be required to provide storm water ponding along the corridor through possible acquisition of easement areas on private property at the time of the street construction." It should be noted that the additional storm water features Copper Creek Development has included in its plans are being provided at no small cost, as the land and oversizing of the storm water basins are being provided at an additional cost of at least $86,000.00 to the developer. There will be no cost to adjacent property owners or to the City of Prior Lake for these improvements that will clearly benefit the neighborhood as a whole. The proposed plan with a cul -de -sac street design provides for a more efficient, safer, and overall higher quality neighborhood. The use of the cul -de -sac design will allow the developer to use the dirt on the property to balance the site and will eliminate the need to export 20,000 yards of dirt. Additionally, the cul -de -sac eliminates the need to construct approximately 150 feet of additional street that is just not needed for this development. In addition to promoting efficiency, the elimination of the need to export all of this dirt from the site is a more environmentally sensitive approach to developing this property and will reduce the amount of truck traffic that will be traveling through the nearby neighborhood during the development process. We believe that the cul -de -sac street design will also produce a safer neighborhood. The City's subdivision ordinance allows the use of cul -de -sacs in residential developments and cul -de -sacs are present in numerous neighborhoods throughout the City, so there should be little question that these designs can be used safely. If the proposed cul -de -sac street for this development was eliminated and was replaced with a through street that has two connections to Aspen Avenue NE, this would create the possibility of pass - through, non - neighborhood traffic using this street. Because there are no additional roadway connections off of this site, however, there is no need to accommodate non - neighborhood traffic with this development. By opening up the street to potential pass - through traffic, this will create the possibility for conflicts between these pass - through vehicles and pedestrians in the street and with homeowners entering and exiting their driveways. Given the intended function of this street and the limited number of homes that will be using such street, we believe strongly that the cul -de -sac design is the far superior design for this neighborhood. Finally, the use of the cul -de -sac street design is optimal because it will allow Copper Creek Development to create more walkout lots in this development that capitalize on the property's natural features. These lots will be more desirable and the price point of the homes that will be constructed on these lots will be higher. In short, the incorporation of the cul -de -sac street design into the plans for this development will promote a higher quality land use, which is an objective that the City Code makes clear PUDs should try to achieve. I hope that City Staff and the Planning Commission will review this information, as well as our proposed plans, and ultimately conclude that Copper Creek Development's proposal featuring a cul -de -sac street design deserves a favorable recommendation at the upcoming Planning Commission meeting on July 15"'. Thank you for lopment PRIp� U trr Memo �tNNF. 5O Date: July 12, 2013 To: Greg Schweich, Copper Creek Development From: Jeff Matzke, Planner Community & Economic Development Department Subject: Bluffs of Shady Beach Preliminary Plat and PUD Project DEV- 2013 -007B The Community & Economic Development Department has reviewed the Preliminary Plat and PUD for the subject project with a plan date of July 9, 2013 and we have the following comments: General 1. Estimated development fees for this project are based on proposed plan net acres. These fees include Park Land Dedication, Street Oversize Charge, Trunk Sewer Charge, Trunk Water Charge, Trunk Storm Water Charge, and Utility Connection Charge. Additional 4% Administration Fee and 5% Construction Observation Fee based on your engineer's final construction estimate will also be charged. Detailed fee information will be established in the Final Development Agreement at the time of Final Plat. 2. At time of Final Plat provide City with draft warranty deeds for all outlot areas to be dedicated to the City according to Ordinance 1004.604. A recorded copy of the deeds shall be delivered to the City after recording of the final plat. 3. Before final plat is signed the Developer shall submit a security in the amount of 125% of the cost of public improvements, grading, erosion control, tree replacement/landscaping, monumentation, as- builts /record drawings. Grading of site can begin following Preliminary Plat approval once grading, erosion control, and tree replacement/ landscaping security is established. Preliminary Plat 1. Identify specific proposed setbacks for Lots 3, 5, 6, Block 1 & lots 1 -5, Block 2. 2. Lot 2 and 3, Block 1 & Lot 1, Block 2 have limited depth for proposed building pad areas. It may be challenging to place a residential house, garage, and deck within the defined area. Consider revising roadway pattern to increase building pad depth. 3. According to the Subdivision Ordinance (1004.309) double frontage lots (lots 12 -18) shall have a minimum of 160 feet lot depth to accommodate additional buffering and planting along the back property lines. Since you propose to save the existing trees in this area and this is a proposed PUD development this could be considered another PUD modification from City Standards. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Tree Preservation Plan / Landscape Plan 1. Indicate tree species for proposed replacement trees. Plan should indicate minimum 2 trees per front yard (see lot 3 & 4, block 1 & lot 1 -3, block 2) 2. City Staff recommends a conservation easement area be indicated for saved tree areas along Shady Beach corridor to ensure future preservation of these trees.