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Home My WebLink About8C - Lally Property CITY COUNCIL AGENDA REPORT 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: MAY 17, 2004 8C JANE KANSIER, PLANNING COORDINATOR AGENDA ITEM: PRESENTATION OF CONCEPT PLANS FOR DEVELOPMENT OF LALLY PROPERTY DISCUSSION: Historv: Tollefson Development is considering development of the Lally property, which consists of approximately 23 acres of land located on the south side of Trunk Highway 13 and west of Crystal Lake. This property is presently vacant land designated zoned R-1 Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. The developers have submitted a concept plan for the development of this site, which subdivides the property into 58 lots for single family homes, for a gross density of 2.45 units per acre. The concept plan includes smaller lot sizes along with private streets (65' wide lots instead of 86' wide lots on 28' wide streets instead of 32' wide streets). The plan also includes a neighborhood park site on the east side of the property. On April 26, 2004, the developers presented the concept plan to the Planning Commission. The details of this presentation are included in the draft minutes of the Planning Commission meeting attached to this report. The Issues: The staff has not reviewed the specifics of this plan. The issues pertaining to this concept plan are broader and more policy related. For discussion purposes, the staff has identified the following issues the Council may ask the developer to address: . Density of the site is based on net land area (land area less any wetlands). The net density of the proposed development appears to be 3.03 units per acre. . How does this proposal meet the PUD criteria? These criteria include, but are not limited to: ~ Greater utilization of new technologies in building, design, materials, construction and land development; ~ Encourage a more creative and efficient use of land; 1:\04 files\04 concept plans\tollefson-Ially\cc report. doc . f . I k WWW.cltyopnorae.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 } Preservation and enhancement of desirable site characteristics, including flora and fauna, scenic views, screening and buffering and access. The Council may wish to share its thoughts about any of the above issues or additional issues to guide the developer in design of this development. The Council's comments will not be binding and the developer should not rely on any statements made by individual Council members. This is the third time the developer has sought concept clarification. If their intent is to move the project forward for a more detailed review, the Council may want to direct the developer to submit complete Preliminary PUD Plan and Preliminary Plat applications. Conclusion: The purpose of this item is to discuss the concept development of the site, and to allow the Council to voice any particular concerns or ideas about the proposed development. This discussion is for informational purposes only. Any future plans must be processed with the appropriate hearings and public participation. REVIEWED BY: 1:\04 files\04 concept plans\tollefson-Ially\cc report. doc Page 2 Developers . Land Investment . Property Managers - ._- - r... ...... r-.'-. ~ "l r;::"-- ,-:;~ <~. r-:~ ..-.-~'-~ : i :. '. ~ -:_,~ S Li ,,~~ . '~I .~ 1 . ~ . Ii i.':;\ ; (' 9'" ! 1,,; AfIR - tWIt ; : \:, i '. ~ t \ \c t :UUL \ ~ ; i :;\ L/' ~ I April 7, 2004 City of Prior Lake Planning Commission Attention: Jane Kansier, Planning Coordinator 16200 Eagle Creek Ave. S.E. Prior Lake, MN 55372-1714 Re: James Lally Property Concept Plan Dear Honorable Planning Commission members: Tollefson Development, Inc. is proposing to develop approximately 24 acres on the James Lally property on TH 13 in Prior Lake (location map enclosed). This property is currently identified in the City's 2004 orderly annexation area and was approved by Council for annexation. The property is proposed to be guided for low to medium density residential (R-LIMD) in the City's 20/20 comprehensive land use map. We proposed to Council a town-home concept plan at their public forum to seek direction. They did not favor the town-home concept wanting to see a density not-to-exceed 3.6 units per acres. As a trade off, they indicated and were willing look at a single-family detached residential concept that stays within the density of3.6. At a subsequent forum, we presented to them a revised concept showing 65' wide lots with 7 'l2 foot side-yard setback under a PUD. Council liked the fact that we answered their concerns in the revisions and said move forward with the process. Enclosed please find Six (6) full-scale and one (1) 11" X 17" reduction of a concept showing 65' wide lots. This Plan is using the same street layout with 58 units and a net density of2.75. We are seeking a PUD in this R -1 zoning. We understand that we would be responsible to bring services to the property and there is adequate water and sewer supply. Our wetland review shows approximately 4.5 acres of wetland and a small amount of property is in the Rice Lake Shore Land District for which we met with the watershed district who appreciated our proposal. This Plan also fits in with the proposed Transportation Plan of the City and has several trails and sidewalk leading into a large wooded park. This Plan also is designed with significant green-space and is augmented with natural amenity. We feel we can meet the criteria set fourth under the PUD planning process in providing a quality design, building styles (possible theme), buffers, park enhancements, and connective vehicular and pedestrian ways. We will minimize impacts to the wetland; ensure a creative and efficient use of land that is aesthically pleasing and one that is compatible with the surrounding area. If you have any questions, please do not hesitate to contact me. Thank you for your time and consideration with respect to our proposal. Yours truly, ---- ----- / ::;:;:F~ Todd Bodem Project Manager Encl. 172711<enyon Ave., Suite #103 · Lakeville, M N 55044 · Phone (952) 435-1010. FAX (952) 435-1020 North Metro Office: Phone (763) 571-6600. FAX (763) 571-6603 Email - info@tdi-mn.com · www.tdi-mn.com ~~lc'w~1tt:~~:~~~~\Cijl\~W".\C~';.~14 ,')."clvl <h, :-::: ~"':::II~::", {\ ("" *, o it /"-'...'." \ \ ( .. !I=i I! u- ~~ Sir i~~ ~ I~!. ~~ ~ tfl Itlt i j ;~g ~ I I ~ " ~ __.--J PIUOR un SlT6 CONaPl' PLAN 4 e6' LOTS 'I'OUI'SON 116QLQPJlINT 17211 ....)10ft AwnutI Lak..... . ww...1cI a5044 PO_ (152) 435-1010 HEDLUND /If.NtININQ D/t:!IIIEDIIIJI .5tW~)IW; 2DD5....__ [ogan. ... $512:2 _ (1$') __.... .... (1$') ___ I_,~.....__- "...,... It, 1M ., ..... _, .... $i.~~ t:l ......, 0. ......... __ .... 14311 Planning Commission Meeting April 26, 2004 V ote taken indicated ayes by Atwood, Lemke, Stamson and Perez, Commissioner Ringstad abstaining. MOTION CARRIED. 6.,\ Old Business: None 7. New Business: A. Community Development Director John Sullivan presenting the McComb Study. Sullivan gave a brief overview of the study. (A handout was distributed indicating Scott County is now the 15th fastest growing County in United States.) The McComb Study is being guided by our Comprehensive Plan. There are three major areas of the community that service the commercial/industrial and retail development - Priordale, downtown and the Gateway areas. That is not to say the City does not have other retail development areas especially County Roads 42, 21 and 18 that h~ve been guided in the future for some commercial and retail development. Itasically the study indicated those three areas should be focused on for development and: Jedevelopment. Other surprises that came out of the report was the retail demands by the year 2025; multi-residential demands along with the income and demographics. . . The Commissioners briefly discussed the areas and opportunities. Stamson asked Sullivan what his observations were now that he was has been working the area for a few months. Sullivan said there are a wide variety of options and a lot of potential. One of the problems in marketing Prior Lake is that there is a lot of residential space but",oot a lot of "ready to go" industrial/commercial spaces. There are great candi9afes ready to go. He is currently working with 17 businesses. Deerfield Business P,SU"k needs to be up and running and the downtown area needs to be developed. ~,iJl , ,/ ~<' ~ ~:'. ~. " B. Tollefson Development presenting a concept plan for the Lally property. Planning Coordinator Jane Kansier presented the Planning Report dated April 26, 2004, on file in the office of the City Planning Department. Tradition Development is considering development of the Lally property, which consists of approximately 23 acres of land located on the south side of Trunk Highway 13 and west of Crystal Lake. This property is presently vacant land designated zoned R-l Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. The developers have submitted a concept plan for the development of this site, which subdivides the property into 58 lots for single family homes, for a gross density of 2.45 units per acre. The concept plan includes smaller lot sizes along with private streets. The plan also includes a neighborhood park site on the east side of the property. Staffs two basic issues are density and how does this proposal meet the PUD criteria? L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc 6 Planning Commission Meeting April 26, 2004 Todd Bodem from Tollefson Development will be the project manager if accepted. Bodem found the staff helpful with working on the density. He presented a revised lower density concept. The new plan is sensitive to the wetlands and park preservation. It also includes is a trail system. They are asking for suggestions. Stamson questioned the narrower streets. Bodem will get back to him on that. Their engineer was unable to attend to answer questions. Price points will be in the $300,000 range. Another option is to bring a lower density requiring a PUD. Right now they prefer public roads over the private roads. Ringstad agreed with the road systems. The Commissioners discussed the standard 85 foot lots versus the 65 foot frontage width. The City does not have a lot of the lower price point for housing. It might be a better trade off. The Commissioners like the idea of the lower density. Bodem said Tollefson Development does not build the homes. Stamson said he did not have any major concerns with the concept at this time. The Commissioners agreed. Albrecht said the average lot size will be around 10,000 square feet. This concept will go before the City Council on May 17, 2004. 8. Announcements and Correspondence: A newspaper story and copy of the judge's Order regarding a variance appealed by the DNR. The commissioners enj oyed the information. 9. Adjournment: The meeting adjourned at 8:07 p.m. Connie Carlson Recording Secretary L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc 7