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Home My WebLink About10A - Heritage Landing CITY COUNCIL AGENDA REPORT 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: MAY 17, 2004 lOA JANE KANSIER, PLANNING COORDINATOR AGENDA ITEM: CONSIDER APPROVAL OF AN ORDINANCE AMENDING THE ZONING MAP TO DESIGNATE PROPERTY AS R-l, AND APPROVAL OF A RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN, AND APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS HERITAGE LANDING DISCUSSION: Introduction: Tradition Development has applied for approval of a development to be known as Heritage Landing on the property located south of 1 70th Street and north of Crystal Lake. The developer requested the annexation of this area in late 2003. A portion of the area was also part of the 2004 annexation area. The application includes the following requests: . Approve a Zone Change to the R-l (Low Density Residential) District; . Approve a Planned Unit Development Preliminary Plan; and . Approve a Preliminary Plat. The proposal calls for a townhouse development consisting of 33 dwelling units on 11 acres. The development also proposes a public park and private open space. The Planning Commission .conducted a public hearing on this item on April 26, 2004. Following the hearing, the Commissioners asked the developer to provide some additional information that would clarify the request. A copy of the draft minutes of the April 26, 2004 Planning Commission meeting is attached to this report. The Planning Commission requested additional information to address the following issues. Impervious Surface: The maximum impervious surface allowed in the Shoreland District is 30% of the lot area above the OHW. In this case, 30% of the lot area is 3.3 acres. Impervious surface coverage is 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report.doc www.cityotpriorlake.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 further limited to 25% of each tier area in a Shoreland District PUD. In this case, 2.18 acres of impervious surface is allowed in tier 1, and 0.58 acres is allowed in tier 2. The information provided by the developer prior to the Planning Commission meeting did not include any specific impervious surface calculations, so for the purpose of the Planning Commission report the staff made some nonbinding estimates. The Planning Commission requested the actual calculations, and the developer submitted these figures prior to the May 10th Planning Commission meeting. Tree Replacement: There are many significant trees on this site, the majority of which are maples and oaks. The original inventory included trees that are not considered significant, and did not provide a breakdown of the removal. The Commission requested this information. The Commission also asked the staff to discuss with the developer possible changes to the storm water pond system that might reduce the tree removal. Buildinl! Setbacks: The original information did not include building elevations that were necessary to determine the required side yard setbacks. This information has been submitted. Parkland: The staff requested some revisions to the parkland to include what was identified as Outlot A on the plat, and so that it does not jut out behind Unit 9. The developer has made these changes. The Planning Commission considered this information at their meeting on May 10, 2004. Current Circumstances: The following analysis summarizes the proposed plan and its compliance with Zoning and Subdivision Ordinance requirements. Total Site Area: The total site consists of 11 acres above the Ordinary High Water Elevation. TODo2raDhv: This site has a varied topography, with elevations ranging from 980' MSL at its highest point to 943' MSL at the lowest point (the ordinary high water elevation of Crystal Lake). The property generally drains towards Crystal Lake. Vel!etation: Originally, there was one single family home located on this site. There are also several stands of significant trees on this site. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 2 Wetlands: The only wetlands located within this site are adjacent to the lake. The design proposed does not include disturbance of any of this area. Access: Access to the site is from 170th Street, which is classified as a local street in the Comprehensive Plan transportation plan. This street will be upgraded as part of the City's road project, currently under construction. 2020 Comprehensive Plan Desi2nation: This property is proposed to be designated for Urban Low to Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map. This plan has not been approved by the Metropolitan Council, yet. We expect the Metropolitan Council will consider the amendment for this area, along with all of the 2004 annexation area, in May, 2004. Zooio!!: The site presently has no zoning designation. The applicant is requesting the property be zoned R-l (Low Density Residential). The R-l district is consistent with the proposed R-L/MD designation. This district permits a maximum density of 3.6 units per acre. Shoreland: This property is also located within the Shoreland District for Crystal Lake, a Natural Environment Lake. As such, the property is subject to the Shoreland PUD requirements listed in Section 1104 of the Zoning Ordinance. PROPOSED PLAN Lots: The preliminary plat consists of 33 lots for the townhouse units and two outlots, one for the common open space and one for the public park. Streets: This plan proposes one new private street. This is a U- shaped street, approximately 800' long, extending from 170th Street on the east side of the site to l70th Street on the west side. The easterly access is located directly opposite the County Market access and the westerly access is 480' to the west. There is also a short cul-de-sac located at the southwest comer of this street, providing access to 6 units. The proposed private street is designed with a 28' wide surface. The setbacks from the curb to the street will accommodate the required easements. The street must be platted as an outlot. The plat also dedicates 33' from the centerline of 1 70th Street. SidewalkslTrails: No sidewalks or trails are proposed as part of this project. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 3 Parks: This dedicates 2.09 acres of parkland, located on the east side of the site and along the shore of Crystal Lake. The Planning Commission asked the developer to reconfigure the park to include the area along the lake to allow the development of a public trail near the lake. The park shown on the revised plan is consistent with this direction. Sanitary Sewer/Water Mains: Sanitary sewer and water mains will be extended as part of the 170th Street project. Storm Sewer: The plan proposes a NURP pond at the southwest comer of the site to handle the storm water runoff. Grading on the site will also direct most run off to this pond. The City and the Prior Lake/Spring Lake Watershed District have reviewed this plan. While it will be necessary to remove some of these trees for development, the number may be reduced by redesigning the storm water pond system. The staff has met with the developer to discuss options for the ponding system that may preserve more trees. The staff met with the developer to discuss different options for the ponding system that may preserve more trees. The developer will continue to work on the options that will provide the necessary rate, volume and water quality control, while trying to accomplish the objectives of the tree preservation requirements. The staff will review these options. Density: The development proposes 33 townhouse units. Density for this development is not only based on the R -1 district maximum allowed density of3.6 units per acre, but also on the Shoreland District requirements. The following table compares the proposed density with the permitted density. Permitted Density Proposed Density R-l 39 units 33 units Shoreland District Tier 1 Base Density 19 units 19 units With Multiplier 28 units Shoreland District Tier 2 Base Density 10 units 14 units With Multiplier 14 units The density multipliers in the Shoreland District are permitted only if the structure setback from the OHW is increased by 50% over the required setback, or if the impact to the waterbody is reduced an equivalent amount through vegetative management, topography or additional means acceptable to the City and the setback is at least 25% greater than the minimum setback. The developer is requesting a modification to this requirement. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 4 The proposed setback is consistent with the minimum setback. In addition, if the area immediately adjacent to the lake is public park, this provides more protection to the lake. The proposal is consistent with conversations between the developer and the DNR. Buildin!! Styles: The proposed townhouses are walkout, single family attached style dwelling units with attached garages. The developer is proposing a combination of 3- and 4-unit buildings. Each of the units includes a 2-car garage, a sunroom and a rear yard deck. The front elevation of the building appears to be a combination of siding and brick. The building elevations and floor plans are attached to this report. Setbacks: The required and proposed setbacks for this development are shown on the following table: Re uired 25' 20' ~ the sum of the buildin 150' Pro osed 20' 20' 150' The developer is requesting a modification to the front setbacks. Modifications may be approved by the City Council through the PUD process. As noted above, the proposed setback is consistent with the minimum setback. In addition, if the area immediately adjacent to the lake is public park, this provides more protection to the lake. The proposal is consistent with conversations between the developer and the DNR. Lot Covera2e: The R-l district allows a maximum ground floor area of 0.30. The ground floor area proposed in this plan is 0.20. Impervious Surface: The maximum impervious surface allowed in the Shoreland District is 30% of the lot area above the OHW. In this case, 30% of the lot area is 3.3 acres. Impervious surface coverage is further limited to 25% of each tier area in a Shoreland District PUD. In this case, 2.18 acres of impervious surface is allowed in tier 1, and 0.58 acres is allowed in tier 2. The table below compares permitted and proposed impervious surface: Permitted Proposed Tier 1 25% 23% Tier 2 25% 36% Overall 30% 26% 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 5 A modification to the impervious surface requirement for tier 2 is necessary. This modification can be justified on the basis that the development does not disturb any part of the Shore Impact Zone. Further, the development has been pulled forward on the site and away from the lake to reduce the impact on the trees and on the Shoreland. Useable DDen SDace: The R-I district also requires 600 square feet of useable open space per unit for cluster developments. Although this proposal is a PUD, it must also comply with that requirement. The required open space for this development is 19,800 square feet; the plan indicates a total of 152,100 square feet. Shoreland Open Space Requirements: The Shoreland ordinance requires at least 50% of the total project area within a PUD be preserved as open space. The common lot for this development meets the 50% requirement. The Shoreland pUD ordinance also requires that 70% of the shore impact zone (50% of the setback from the OHW) be preserved in its natural state. The Shore Impact Zone on this site includes 58,433 square feet. The preserved area is 100%, which is consistent with the ordinance requirement. Parkin!!: The proposal provides at least 2 spaces per dwelling unit, in that each unit will have a 2-car garage; the Zoning Ordinance requires a minimum of 2 spaces per unit. Landscapio2: Section 1107.1900 lists the landscaping requirements for this development. Perimeter landscaping is required for the townhouse portion of the development with buildings consisting of 3 or more units at a rate of 1 tree per unit or 1 tree per 40' feet of perimeter, whichever is greater. Our calculations indicate a total of 85 trees are required for this site. The Ordinance also requires that at least 25% of the landscaping trees be deciduous, and 25% be coniferous, and that at least 20% of the plants must exceed the minimum sizes of 2 1/2 caliper inches for deciduous and 6' for coniferous. This requires that at least 20% of the deciduous trees be 3 Y2 caliper inches, and at least 20% of the evergreens must be at least 8' high. The developer has submitted a reforestation plan that does not indicate how the proposal meets the landscaping requirement. The plan also does not indicate whether an irrigation system will be provided. Tree Replacement: There are many significant trees on this site, the majority of which are maples and oaks. The applicant has submitted a revised inventory identifying 15,769 caliper inches of significant trees on the site. The Zoning Ordinance allows up to 25% of the significant caliper inches to be removed for road and utility purposes, and up to 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 6 25% for building pads and driveways. According to the proposed plan, 19.8% will be removed for road and utility purposes, and 41 % will be removed for building pads. This will require replacement of 513, 2.5 caliper inch trees. Si2ns: The developer has provided a plan identifying the location of two subdivision signs, one at each entrance. No specific plans have been provided for the sign, but they are anticipating a sign approximately 4' by 4' by 6'. Any sign must comply with the Zoning Ordinance requirements. Li2htin2: Street lights will be provided on the private streets. Traffic Impact Report: The developer has submitted an elementary traffic study for this development. This study indicates the proposed development will generate a total of 330 daily trips. The additional trips will not have a significant impact on the existing streets. Phasin2: The developer proposes to construct this project in a single phase, beginning in 2004. Residential build out is expected to take 30 months. Fees and Assessment: This development will be subject to the standard development fees. In addition, the development will be subject to a lateral assessment for the extension of sewer to the site. The property's share of the street improvement project adjacent to this site will be paid as part of the development contract. A summary of these fees is included in the attached memorandum from the Finance Director. THE ISSUES: There are three separate applications included in this proposal. REWNING TO R-l: Section 1108.600 of the Zoning Ordinance identifies the following policies for amendments to the Official Zoning Map: . The area, as presently zoned, is inconsistent with the policies and goals of the Comprehensive Plan, or the land was originally zoned erroneously due to a technical or administrative error, or When this property was annexed, there was no zoning designation. The proposed R-l zoning is consistent with the proposed land use plan designation. . The area for which rezoning is requested has changed or is changing to such a degree that it is in the public interest to rezone so as to encourage redevelopment of the area, or 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 7 The proposed rezoning is consistent with the development of the surrounding area. . The permitted uses allowed within the proposed Use District will be appropriate on the subject property and compatible with adjacent properties and the neighborhood. The uses permitted in the proposed district are with the zoning of the adj acent property. PUD PRELIMINARY PLAN: The PUD must be reviewed based on the criteria found in Section 1106.100 and 1106.300 of the Zoning Ordinance. Section 1106.100 discusses the purpose of a PUD. These criteria are discussed below. (1) Greater utilization of new technologies in building design, materials, construction and land development. The developer has attempted to design the buildings so they fit the land, rather than force the land to fit the building design. (2) Higher standards of site and building design. The density of this development has been moved north to lessen the impact on the existing trees and the proximity to Crystal Lake. The utilization of private streets further reduces the impervious surface on the site. (3) More efficient and effective use of streets, utilities, and public facilities to support high quality land use development at a lesser cost. The homeowners association does maintenance of private streets, including plowing and future repairs. This reduces City costs in providing services to these homes. (4) 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 addition of parkland with this development will be utilized by both the future and the existing neighborhood. A trail adj acent to Crystal Lake will allow public enjoyment of the lake. (5) Provides a flexible approach to development which allows modifications to the strict application of regulations within the various Use Districts that are in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The density and variety of housing units is consistent with the Comprehensive Plan goals to provide a variety of housing styles. (6) Encourages a more creative and efficient use of land. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 8 The PUD allows the higher density areas to be clustered, and preserves open space. (7) Preserves and enhances desirable site characteristics including flora and fauna, scenic views, screening and buffering, and access. The townhouse units are sited to take advantage of the natural views. It may be possible to revise the storm water ponding area to reduce the number of trees removed as part of the development. (8) Allows the development to operate in concert with a Redevelopment Plan in certain areas of the City and to insure the redevelopment goals and objectives within the Redevelopment District will be achieved. This criterion is not applicable. (9) Provides for flexibility in design and construction of the development in cases where large tracts of land are under single ownership or control and where the users) has the potential to significantly affect adjacent or nearby properties. The use of the PUD allows the clustering of the homes and the use of private streets. (10) 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. The parkland dedication will help facilitate the creation of a neighborhood park system within this area. There proposal also identifies an additional acre of parkland dedication with this plan. This is more than required under the Ordinance. Section 1106.300 states the quality of building and site design proposed by the PUD will enhance the aesthetics of the site and implement relevant goals and policies of the Comprehensive Plan. In addition, the following criteria shall be satisfied: (1) The design shall consider the whole of the project and shall create a unified environment within the boundaries of the project by insuring architectural compatibility of all structures, efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site features, and efficient use and design of utilities. The design creates a unified environment. The proposed streets and provision of trails and sidewalks allows for efficient movement of traffic. (2) The design of a PUD shall optimize compatibility between the project and surrounding land uses, both existing and proposed and shall minimize the potential adverse impacts of the PUD on 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 9 surrounding land uses and the potential adverse effects of the surrounding land uses on the PUD. The use of the PUD will allow the clustering of the townhouse units. (3) If a project for which PUD treatment has been requested involves construction over a period of time in two or more phases, the applicant shall demonstrate that each phase is capable of addressing and meeting each of the criteria independent of the other phases. There are no additional phases proposed. (4) Approval of a PUD may permit the placement of more than one building on a lot. This is not applicable. (5) A PUD in a Residential Use District shall conform to the requirements of that Use District unless modified by the following or other provisions of this Ordinance. a. The tract of land for which a project is proposed shall have not less than 200 feet offrontage on a public right-of-way. b. No building shall be nearer than its building height to any property line when the property abutting the subject property is in an "R-l" or "R-2" Use District. c. No building within the project shall be nearer to another building than ~ the sum of the building heights of the two buildings, except for parking ramps which may be directly connected to another building. d. Private roadways within the project site may not be used in calculating required off-street parking spaces. The modifications requested by the developer include the following: . The use of private streets. Normally, a development of this type would require a minimum right-of-way width of 50' and a 28' to 30' wide surface. The developer is requesting a 28' wide private street. The additional of right-of-way would be accommodated by the use of easements adjacent to the private road. . Reduced front yard setbacks on the private streets. The conventional setback requirement is 25' from the right-of- way line. The developer is requesting a 20' front yard setback, measured from the building face to the curb of the private street. . Reduced shoreland setback. The minimum required lake shore setback is 150' from the OHW. The developer has provided this setback. The modification requested is 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 10 to the additional setback necessary for density bonuses. The proposed plan has been reviewed by the DNR. . Impervious surface for tier 2. A modification to the impervious surface requirement for tier 2 is necessary. This modification can be justified on the basis that the development does not disturb any part of the Shore Impact Zone. Further, the development has been pulled forward on the site to reduce the impact on the trees and on the Shoreland. These modifications are permitted under the PUD provisions at the discretion of the Council. The Planning Commission found these modifications to be consistent with the goals and intent of the PUD criteria in that they allowed the clustering of the townhouses to preserve the natural terrain. The Planning Commission also found the modification to the impervious surface appropriate since the overall impervious surface is less than 30% and the ponding is sized to accommodate all of the driveways, roads, and other areas. The Commission also reasoned that a conventional development could include impervious surface up to the 30% maximum. PRELIMINARY PLAT: The memorandum from the City Engineering Department lists several revisions required to the preliminary plat. Most of these issues can be addressed at the final plat stage. However, no additional grading will be allowed until all of the grading and hydrologic issues have been addressed. CONCLUSION: The Planning Commission and staff recommended approval of the rezoning, the preliminary PUD plan and the preliminary plat, subject to the following conditions. 1. The landscaping plan should be revised to meet all ordinance requirements. Replacement trees must be included on the landscaping plan. 2. The private streets must be platted as outlots. A 13' wide drainage and utility easements must be provided on either side of the outlot. 3. The developer must provide easements for the storm water pond. 4. Provide full-scale building elevations and floor plans, including height and building materials. 5. Provide the required calculations for impervious surface and floor area ratio. 6. Include Outlot A as parkland. Also, revise the configuration of the proposed park so the west boundary is an extension of the easterly lot line for Unit 9. Include calculations of the net area (less 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 11 FISCAL IMPACT: ALTERNATIVES: wetlands) to be dedicated as park. Parkland must be identified as Park on the final plat. 7. Address the following Engineering issues: General a. Show the City project # 03-42 on all plan sheets b. Show utility easement for all utilities and pond. c. The final plans should follow the requirements of the Public Works Design Manual. Grading and Erosion Control d. Show top and bottom of wall elevations. e. The pond access should have a maximum grade of 8%. f. Show EOF for street drainage. g. Verify that drainage structures D are to be catch basins. HvdrologiclHvdraulic and Water Oualitv h. Provide storm sewer pipe sizing calculations. 1. The pond sizing should be for the 100 year storm. Watermain J. Loop the watermain so that there are no dead end lines. Revise connection point on 1 70th Street north of unit 10. k. Straighten watermain connection point at west entrance. I. Provide watermain to the west property line. Sanitary Sewer m. Provide sanitary sewer to the west property line. Storm Sewer n. Use RCP for pond outlet. Streets o. Show proposed street location and proposed sidewalk along 1 70th Street. Budeet Imoact: There is no budget impact as a result of this action. Approval of the project will facilitate the development of the area and increase the City tax base. The City Council has three alternatives: 1. Adopt an ordinance amending the Zoning Map to designate the subject property as R-l, adopt a resolution approving the PUD Preliminary Plan subj ect to the listed conditions, and adopt a 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 12 RECOMMENDED MOTION: REVIEWED BY: resolution approving the Preliminary Plat for this development subject to the listed conditions, with the finding that the preliminary plat is consistent with the intent and purpose of the Zoning and Subdivision Ordinances. 2. Deny ordinance amendment, the PUD Preliminary Plan, and the Preliminary Plat on the basis they are inconsistent with the purpose and intent of the Zoning and Subdivision Ordinances and/or the Comprehensive Plan. In this case, the Council should direct the staff to prepare a resolution with findings of fact based in the record for the denial of these requests. 3. Defer consideration of this item and provide staff with specific direction. The staff recommends Alternative # 1. This action requires the following motions: 1. A motion and second adopting an ordinance approving an amendment to the Zoning Map to designate the subject property R- 1 (Low Density Residential). 2. A motion and second adopting a resolution approving a Planned Unit Development Preliminary Plan to be known as Heritage Landing subject to the listed conditions; 3. A motion an second adopting a resolution approving a Preliminary P t to be known as Heritage Landing, subject to the liste co iti s. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\cc report. doc Page 13 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 CITY OF PRIOR LAKE ORDINANCE NO. 04-XX AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE MOTION BY: SECOND BY: The City Council of the City of Prior Lake does hereby ordain: 1. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is hereby amended to change the zoning classification of the following legally described property to R-1 (Low Density Residential). LEGAL DESCRIPTION: That part of Government Lot 5, Section 11, Township 114, Range 22, Scott County, Minnesota, lying West of the East 28.00 feet and East of the following described line: Beginning at a point on the North line of said Government Lot 5, distant 150.00 feet Eat of the Northwest corner; thence Southerly parallel with the West line of said Government Lot 5, to the shoreline of Crystal Lake and there terminating. This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this 17th day of May, 2004. ATTEST: City Manager Mayor Published in the Prior Lake American on the 22nd day of May, 2004. Drafted By: Prior Lake Planning Department 16200 Eagle Creek Avenue Prior Lake, MN 55372 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\or404x,x.dQc I k WWW.ClIyorpnorae.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN RESOLUTION 04-XX RESOLUTION APPROVING THE HERITAGE LANDING PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN MOTION BY: SECOND BY: WHEREAS: Tradition Development has submitted an application for a Planned Unit Development Preliminary Plan to be known as Heritage Landing; and WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit Development Preliminary Plan at a public hearing on April 26, 2004; and WHEREAS: The Planning Commission further considered this matter at their meeting on May 10, 2004; and WHEREAS: Notice of the public hearing on said PUD Preliminary Plan has been duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and persons interested were afforded the opportunity to present their views and objections related to the PUD Preliminary Plan; and WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for Heritage Landing on May 17, 2004; and WHEREAS: The City Council finds the PUD Preliminary Plan is compatible with the stated purposes and intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA: 1. The above recitals are herein fully incorporated herein as set forth above. 2. It hereby adopts the following findings: a) Greater utilization of new technologies in building design, materials, construction and land development. The developer has attempted to design the buildings so they fit the land, rather than force the land to fit the building design. b) Higher standards of site and building design. The density of this development has been moved north to lessen the impact on the existing trees and the proximity to Crystal Lake. The utilization of private streets further reduces the impervious surface on the site. c) More efficient and effective use of streets, utilities, and public facilities to support high quality land use development at a lesser cost. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\pudres.doc www.cityofpriorlake.com PAGE 1 Phone 952.447.4230 / Fax 952.447.4245 The homeowners association does maintenance of private streets, including plowing and future repairs. This reduces City costs in providing services to these homes. d) 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 addition of parkland with this development will be utilized by both the future and the existing neighborhood. A trail adjacent to Crystal Lake will allow public enjoyment of the lake. e) Provides a flexible approach to development which allows modifications to the strict application of regulations within the various Use Districts that are in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The density and variety of housing units is consistent with the Comprehensive Plan goals to provide a variety of housing styles. f) Encourages a more creative and efficient use of land. The PUD allows the higher density areas to be clustered, and preserves open space. g) Preserves and enhances desirable site characteristics including flora and fauna, scenic views, screening and buffering, and access. The townhouse units are sited to take advantage of the natural views. It may be possible to revise the storm water ponding area to reduce the number of trees removed as part of the development. h) Allows the development to operate in concert with a Redevelopment Plan in certain areas of the City and to insure the redevelopment goals and objectives within the Redevelopment District will be achieved. This criterion is not applicable. i) Provides for flexibility in design and construction of the development in cases where large tracts of land are under single ownership or control and where the user s) has the potential to significantly affect adjacent or nearby properties. The use of the PUD allows the clustering of the homes and the use of private streets. j) 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. The parkland dedication will help facilitate the creation of a neighborhood park system within this area. There proposal also identifies an additional acre of parkland dedication with this plan. This is more than required under the Ordinance. Section 1106.300 states the quality of building and site design proposed by the PUD will enhance the aesthetics of the site and implement relevant goals and policies of the Comprehensive Plan. In addition, the following criteria shall be satisfied: k) The design shall consider the whole of the project and shall create a unified environment within the boundaries of the project by insuring architectural compatibility of all structures, efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site features, and efficient use and design of utilities. The design creates a unified environment. The proposed streets and provision of trails and sidewalks allows for efficient movement of traffic. I) The design of a PUD shall optimize compatibility between the project and surrounding land uses, both existing and proposed and shall minimize the potential adverse impacts of 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\pudres.doc PAGE 2 the PUD on surrounding land uses and the potential adverse effects of the surrounding land uses on the PUD. The use of the PUD will allow the clustering of the townhouse units. m) If a project for which PUD treatment has been requested involves construction over a period of time in two or more phases, the applicant shall demonstrate that each phase is capable of addressing and meeting each of the criteria independent of the other phases. There are no additional phases proposed. n) Approval of a PUD may permit the placement of more than one building on a lot. This is not applicable. 0) A PUD in a Residential Use District shall conform to the requirements of that Use District unless modified by the following or other provisions of this Ordinance. 1) The tract of land for which a project is proposed shall have not less than 200 feet of frontage on a public right-of-way; 2) No building shall be nearer than its building height to any property line when the property abutting the subject property is in an "R-1" or "R-2" Use District; 3) No building within the project shall be nearer to another building than jI2 the sum of the building heights of the two buildings, except for parking ramps which may be directly connected to another building; and 4) Private roadways within the project site may not be used in calculating required off-street parking spaces. The modifications requested by the developer include the following: · The use of private streets. Normally, a development of this type would require a minimum right-of-way width of 50' and a 28' to 30' wide surface. The developer is requesting a 28' wide private street. The additional of right-of-way would be accommodated by the use of easements adjacent to the private road. · Reduced front yard setbacks on the private streets. The conventional setback requirement is 25' from the right-of-way line. The developer is requesting a 20' front yard setback, measured from the building face to the curb of the private street. · Reduced shoreland setback. The minimum required lakeshore setback is 150' from the OHW. The developer has provided this setback. The modification requested is to the additional setback necessary for density bonuses. The proposed plan has been reviewed by the DNR. · Impervious surface for tier 2. A modification to the impervious surface requirement for tier 2 is necessary. This modification can be justified on the basis that the development does not disturb any part of the Shore Impact Zone. Further, the development has been pulled forward on the site to reduce the impact on the trees and on the Shoreland. These modifications are permitted under the PUD provisions at the discretion of the Council. The City Council found these modifications to be consistent with the goals and intent of the PUD criteria in that they allowed the clustering of the townhouses to preserve the natural terrain. The Council also found the modification to the impervious surface appropriate since the overall impervious surface is less than 30%) and the ponding is sized to accommodate all of the driveways, roads, and other areas. The Commission also reasoned that a conventional development could include impervious surface up to the 300/0 maximum. 3. The Heritage Landing Planned Unit Development Preliminary Plan is hereby approved subject to the following conditions a) The landscaping plan should be revised to meet all ordinance requirements. Replacement trees must be included on the landscaping plan. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\pudres.doc PAGE 3 b) The private streets must be platted as outlots. An 13' wide drainage and utility easements must be provided on either side of the outlot. c) The developer must provide easements for the storm water pond. d) Provide full-scale building elevations and floor plans, including height and building materials. e) Provide the required calculations for impervious surface and floor area ratio. f) Include Outlot A as parkland. Also, revise the configuration of the proposed park so the west boundary is an extension of the easterly lot line for Unit 9. Include calculations of the net area (less wetlands) to be dedicated as park. Parkland must be identified as Park on the final plat. g) Address the following Engineering issues: General i) Show the City project # 03-42 on all plan sheets ii) Show utility easement for all utilities and pond. iii) The final plans should follow the requirements of the Public Works Design Manual. Gradina and Erosion Control h) Show top and bottom of wall elevations. i) The pond access should have a maximum grade of 80/0. j) Show EOF for street drainage. k) Verify that drainage structures D are to be catch basins. I) Hydrologic/Hydraulic and Water Quality m) Provide storm sewer pipe sizing calculations. n) The pond sizing should be for the 100 year storm. Watermain 0) Loop the watermain so that there are no dead end lines. Revise connection point on 170th Street north of unit 10. p) Straighten watermain connection point at west entrance. q) Provide watermain to the west property line. Sanitary Sewer r) Provide sanitary sewer to the west property line. Storm Sewer s) Use RCP for pond outlet. Streets t) Show proposed street location and proposed sidewalk along 170th Street. Passed and adopted this 1ih day of May, 2004. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\pudres.doc PAGE 4 Haugen Haugen Blumbera Blumberg LeMair LeMair Petersen Petersen Zieska Zieska YES NO {Seal} Frank Boyles, City Manager 1:\04 files\04 subdivisions\04 prelim p1at\heritage 1anding\pudres.doc PAGE 5 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 PRELIMINARY PLAT RESOLUTION 04-XX RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF "HERITAGE LANDING" SUBJECT TO THE CONDITIONS OUTLINED HEREIN. WHEREAS: WHEREAS: WHEREAS: WHEREAS: WHEREAS: WHEREAS WHEREAS: MOTION BY: SECOND BY: The Prior Lake Planning Commission conducted a public hearing on April 26, 2004 to consider an application from Tradition Development for the preliminary plat of Heritage Landing; and The Planning Commission further considered this matter at their meeting on May 10, 2004; and Notice of the public hearing on said preliminary plat has been duly published and posted in accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and All persons interested in this issue were afforded the opportunity to present their views and objections related to the preliminary plat of Heritage Landing for the record at the Planning Commission hearing; and The Planning Commission and City Council have reviewed the preliminary plat according to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said preliminary plat to be consistent with the provisions of said ordinances; and The Prior Lake City Council considered an application for preliminary plat approval of Heritage Landing on May 17, 2004; and The City Council finds the preliminary plat of Heritage Landing to be consistent with the provisions of the Zoning and Subdivision Ordinance, subject to the listed conditions. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE, MINNESOTA: A. The above recitals are incorporated herein as if fully set forth. B. The preliminary plat of Heritage Landing is approved subject to the following conditions: 1) The landscaping plan should be revised to meet all ordinance requirements. Replacement trees must be included on the landscaping plan. 2) The private streets must be platted as outlots. An 13' wide drainage and utility easements must be provided on either side of the outlot. 3) The developer must provide easements for the storm water pond. 4) Provide full-scale building elevations and floor plans, including height and building materials. 5) Provide the required calculations for impervious surface and floor area ratio. 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\platr~s.dQc. I k WWW.cltyotpnorae.com Page 1 Phone 952.447.4230 / Fax 952.447.4245 6) Include Outlot A as parkland. Also, revise the configuration of the proposed park so the west boundary is an extension of the easterly lot line for Unit 9. Include calculations of the net area (less wetlands) to be dedicated as park. Parkland must be identified as Park on the final plat. 7) Address the following Engineering issues: General a. Show the City project # 03-42 on all plan sheets b. Show utility easement for all utilities and pond. c. The final plans should follow the requirements of the Public Works Design Manual. Gradina and Erosion Control d. Show top and bottom of wall elevations. e. The pond access should have a maximum grade of 8%. f. Show EOF for street drainage. g. Verify that drainage structures D are to be catch basins. Hvdroloaic/Hvdraulic and Water Quality h. Provide storm sewer pipe sizing calculations. i. The pond sizing should be for the 100 year storm. Watermain j. Loop the watermain so that there are no dead end lines. Revise connection point on 170th Street north of unit 10. k. Straighten watermain connection point at west entrance. I. Provide watermain to the west property line. Sanitary Sewer m. Provide sanitary sewer to the west property line. Storm Sewer n. Use RCP for pond outlet. Streets o. Show proposed street location and proposed sidewalk along 170th Street. Passed and adopted this 17th day of May, 2004. HauQen HauQen Blomberg Blomberg LeMair LeMair Petersen Petersen Zieska Zieska YES NO {Seal} Frank Boyles, City Manager 1:\04 files\04 subdivisions\04 prelim plat\heritage landing\platres.doc Page 2 PLANNING COMMISSION MINUTES MONDAY, APRIL 26, 2004 1. Call to Order: Chairman Stamson called the Monday 26, 2004, Planning Commission meeting to order at 6:30 p.m. TH e present were Commissioners Atwood, Lemke, Perez, Ringstad and Stamson, Plannin oordinator Jane Kansier, City Enginee teve Albrecht, Assistant City Engineer Larry pier and Recording Secretary C ie Carlson. Present Present Present Present Present 2. Roll Call: 3. The Minutes from the . ssion meeting were approved as presented. 5. 4. None Co issioner Stamson read the Public Hearing Statement and opened t meeting. ~ A. Case #04-34 & 04-35 Tradition Development has submitted an application for a preliminary plat and a preliminary PUD plan for the Busacker/Blumberg property consisting of 11 acres to be developed with 33 townhouse units. This property is located south of 170th Street, west of Panama Avenue and north of Crystal Lake in Section 11, Spring Lake Township. Planning Coordinator Jane Kansier presented the Planning Report dated April 26, 2004, on file in the office of the City Planning Department. Tradition Development has applied for approval of a development to be known as Heritage Landing on the property located south of 1 70th Street and north of Crystal Lake. The application includes the following requests: . Approve a Zone Change to the R-l (Low Density Residential) District . Approve a Planned Unit Development Preliminary Plan; . Approve a Preliminary Plat. L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc I Planning Commission Meeting Apri/26,2004 The proposal calls for a townhouse development consisting of 33 dwelling units on 11 acres. The development also proposes a public park and private open space. There are several issues pertaining to this proposal. These include the following: 1. The development is subject to the impervious surface requirements of the Shoreland District PUD regulations. As mentioned above, the developer has not submitted impervious surface calculations. These calculations must be provided. If a modification is required, the developer must provide the rationale for this modification. 2. There are many significant trees on this site, the majority of which are maples and oaks. While it will be necessary to remove some of these trees for development, the number may be reduced by redesigning the storm water pond system. This could be done as a linear system or perhaps through the use of a vortex system. The Prior Lake-Spring Lake Watershed District has approved the proposed plan, but they are willing to look at a revised system. 3. The developer is also requesting a modification to the Shoreland setback which would allow the density bonus. The proposed setback is consistent with the minimum setback. In addition, if the area immediately adjacent to the lake is public park, this provides more protection to the lake. The proposal is consistent with conversations between the developer and the DNR. 4. The parkland area must be revised to include what is currently identified as Outlot A on the plat. In addition, the park should be revised so it does not jut out behind Unit 9. 5. There are several outstanding Engineering issues, as noted in the attached memorandum from the Assistant City Engineer. Most of these issues can be addressed prior to final plat; however, no grading will be permitted until all of the grading and hydrologic issues have been completely addressed. · The staff recommended approval with the following conditions: 1. The tree inventory must be revised so it includes the proper breakdowns as required by the Zoning Ordinance. 2. The landscaping plan should be revised to meet all ordinance requirements. Replacement trees must be included on the landscaping plan. 3. The private streets must be platted as outlots. A 13' wide drainage and utility easements must be provided on either side of the outlot. 4. The developer must provide easements for the storm water pond. 5. Provide full-scale building elevations and floor plans, including height and building materials. 6. Provide the required calculations for impervious surface and floor area ratio. 7. Include Outlot A as parkland. Also, revise the configuration of the proposed park so the west boundary is an extension of the easterly lot line for Unit 9. Include calculations of the net area (less wetlands) to be dedicated as park. Parkland must be identified as Park on the final plat. 8. Address the following Engineering issues: L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc 2 Planning Commission Meeting Apri/26,2004 General a. Show the City project # 03-42 on all plan sheets b. Show utility easement for all utilities and pond. c. Thejinal plans shouldfollow the requirements of the Public Works Design Manual. Gradinf! and Erosion Control d. Show top and bottom of wall elevations. e. The pond access should have a maximum grade of 8%. f Show EOF for street drainage. g. Verify that drainage structures D are to be catch basins. HvdrolofliclHvdraulic and Water Qualitv h. Provide storm sewer pipe sizing calculations. i. The pond sizing should be for the 100 year storm. Watermain j. Loop the watermain so that there are no dead end lines. Revise connection point on 170th Street north of unit 10. k. Straighten watermain connection point at west entrance. /. Provide watermain to the west property line. Sanitarv Sewer m. Provide sanitary sewer to the west property line. Storm Sewer n. Use RCP for pond outlet. Streets o. Show proposed street location and proposed sidewalk along 170th Street. Staff felt in general the project meets the PUD criteria. The Preliminary Plat is also consistent with the Zoning and Subdivision requirements. There are engineering issues but staff believes they will be addressed with the final plans. Questions by the Commissioners: Lemke questioned the potential park problems behind the last unit. Kansier responded the playground equipment would impede a view. There could also be interference. The City prefers to see boundary straightened out. Lemke questioned the effectiveness of the stormwater ponding (linier and vortex). Kansier said there would not be any problems. Stamson questioned the park location. He did not feel it was accessible to many residents. Kansier responded there will be more annexed areas that will attract more participants. City Council also directed staff to obtain parkland in new developments. Stamson said the trail system makes a lot of sense. Kansier added the park area will also preserve trees. Ringstad requested abstaining from the discussions as he is associated with the builder. L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc 3 Planning Commission Meeting April 26, 2004 Atwood questioned the traffic study. Kansier explained the study and trips. The City is continuing to look at the Comprehensive Plan. Comments from the public: Scott McMahon of Tradition Development briefly gave an overview of their projects in the metro area. Tradition looks for special and unique properties for their projects. They felt the proposed layout is considerate of the trees. The considered the City, Council, DNR and the Watershed's concerns to design the development. McMahon explained the building setbacks, unit floor plans, grading, pond design and tree preservation. Tradition is working closely with staff with all concerns. Dan Schaffer from Rock Creek Homes was also available for questions. Lemke questioned the vortex system. McMahon explained the design. Atwood questioned the unit prices. Dan Schaffer of Rock Creek Designers and Builders responded the base price would start at $400,000 to $500,000. The main floor would be 1,650 square feet including the sun porch. There will be options for finishing the lower levels. Total finished units would be somewhere around 2,800 to 3,000 square feet. Schaffer went on to pointed out the nautical theme and building materials. Perez asked if they knew the building heights at this time. Schaffer said the height would be 25 feet at the peak. The public hearing was closed at 7:08 p.m. Comments from the Commissioners: Atwood: . Agreed with staff regarding Outlot A - should be a trail. Applaud the foresight to see a trail around the lake. . Agreed with staff on the impervious surface calculations, landscape requirements and tree preservation. . It is a unique piece of land and the project looks wonderful. . In favor of reducing the number of trees that will be taken out. . Concern with the ponding issue - vortex and linier ponding is of interest. City Engineer Steve Albrecht explained the ponding system is water quality and soils. The City is currently looking at what will be running off into Crystal Lake. Staff will work with the developer and will speak with the Watershed. . Support the project. Lemke: . Had some initial concerns with the density factor in Tier 2; however there appears to be a lot of positive things that will mitigate the density. The shoreline and tree preservation is tremendous. L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc 4 Planning Commission Meeting April 26, 2004 · Had a concern with the trails but staff addressed the issue. If this can be worked out, I can support this pretty easily. Perez: · The proposed zone is appropriate for the site. · Agree with Atwood with the wetland and park concerns. · Agree the trail should go near the lake. · The setback issues are okay and approved by the DNR. · Agree with the impervious surface. · The developer did an excellent job in preserving as much of the site characteristics. . Support. Stamson: · Agreed with Perez - this area is appropriate with the RI zoning designation. · The PUD is appropriate due to the uniqueness of the area. · Overall the development is very nice. Originally was concerned with the impervious surface. · The modifications for the front yard setbacks are warranted with staff s recommendations. · The only concern was the 42% impervious surface area which is a lot in my mind. Hesitant to send forward, but staff is confident this will workout. · Everything else is positive. · Traffic will not be an impact. . The density is not a concern. . Leaning toward approving. Kansier said the developer will submit this information before the City Council meeting. Stamson also felt the landscaping and tree preservation are not complete at this time and did not feel comfortable recommending with the primary issues not complete. Lemke pointed out the overall density is 20% and not disturbing the shoreline is important. Kansier suggested the Commissioners could see this again on May 10, before it went to the City Council. Atwood felt it was a reasonable request. Impervious surface, tree and landscaping, exterior and surface calculations can be submitted quickly. MOTION BY LEMKE, SECOND BY STAMSON, TO CONTINUE THE MEETING TO MAY 10, 2004. L:\04 FILES\04 PLAN COMMIS\04 pc Minutes\MN042604.doc 5 Planning Commission Meeting Apri/26,2004 Vote taken indicated ayes by Atwood, Lemke, Stamson and Perez, Commissioner Ringstad abstaining. MOTION CARRIED. 6. Old Business: None 7. A. Communi Development Director John Sullivan presenting the Study. Sullivan gave a brief ov iew of the study. (A handout was distributed. dicating Scott County is now the 15th t est growing County in United States.) The cComb Study is being guided by our Comp hensive Plan. There are three major are of the community that service the commercialli dustrial and retail development - Prior ale, downtown and the Gateway areas. That is no 0 say the City does not have other tail development areas especially County Roads 4 21 and 18 that have been guid in the future for some commercial and retail developme . Basically the study indicat Q those three areas should be focused on for developm t and redevelopment. 0 er surprises that came out of the report was the retail demands the year 2025; multi- esidential demands along with the income and demographics. The Commissioners briefly discussed the Stamson asked Sullivan what his observatio the area for a few months. Sullivan said ther e wide variety of options and a lot of potential. One of the problems in marketing P .0 Lake is that there is a lot of residential space but not a lot of "ready to go" industriallc ercial spaces. There are great candidates ready to go. He is currently worki g . th 1 7 businesses. Deerfield Business Park needs to be up and running and the do town ea needs to be developed. B. Ian for the Lally property. Planning Coordinator Jane Kansier p sented the Planni Report dated April 26, 2004, on file in the office of the City PI ing Department. Tradition Development is consi ering development of the L ly property, which consists of approximately 23 acres of I d located on the south side 0 runk Highway 13 and west of Crystal Lake. This operty is presently vacant land de ignated zoned R-l Low to Medium Density Resid tial uses on the 2020 Comprehensiv Ian Land Use Map. The developers have s mitted a concept plan for the development f this site, which subdivides the prope y into 58 lots for single family homes, for a gr s density of2.45 units per acre. Th concept plan includes smaller lot sizes along with rivate streets. The plan also include a neighborhood park site on the east side of the prop y. Staffs two b ic issues are density and how does this proposal meet the PUD criteria? 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IIJ ~ ' 'I 0)01 I ~, J: ., '! ,. 'j I I 'I ' ! ' 'I 'I ~,lll ~ I I I' "I- ! I I I I, i I .1 ., I .:.; . ~: ' ~t I . ! I j , ., ,~ .' : " ~ i I . ~ I' I , I I . ...-........ . ..... io-" _.<!_."'__:....~ ~,A:).:....<L~;..~. .> '. . ; .. '" .....: . i i I ' I . .....-...--.:..!-.... f ' I. , i ~............~-,~-~~...~ . :. ., z ( J ,Q, fl, o o .J , Ii. " ,I- en ,~ I~ ) .~ ~. JI I I I ~, \ j ,I ; ..;.,....:......:.f,....;....._....~~.~a..:.:-.::~....___,._... __. .__~_,_.._.._,....,__.....___.._____............~.. _ .;_..h.~.. ,.,.,-._.;"...,. Advantages to a Planned Unit Development Heritage Landing The objective of a planned unit development is to allow flexibility in development for specific site and neighborhood characteristics. The proposed density for Heritage Landing is in compliance with the shoreland classification, yet the site is configured in a way to promote preservation. Proposed Heritage Landing is a unique site for development because it offers an abundance of natural amenity. The site is located adjacent to Crystal Lake and boasts a mature stand of trees. -~- The objective of the Heritage Landing proposal is to allow for maximum preservation of the site with respect to the trees while protecting the water quality of Crystal Lake. The type of housing selected for the site will encourage buyers who have a respect and appreciation for the natural amenity of the site. The main level master townhomes have been designed by Rock Creek Homes specifically for this Prior Lake neighborhood. The homes are of the finest craftsmanship and offer a uniqueness that compliments the site. By designing these homes specifically for Heritage Landing, site grading has been minimized allowing for the preservation of trees. The street is proposed as a private street to be owned and maintained by the homeowners of the Heritage Landing Neighborhood. This will allow a narrower yet adequate street section providing the efficiency of raw materials (for road construction) and city maintenance cost. The front yard setback has also been minimized to 20'. The combination of reduced front yard setback and a narrower street allow the homesites to have a more prominent street presence. This promotes not only slower traffic, but also tree preservation in the rear yards and along the lake. Because grading work has been minimized, a natural buffer has been protected between the lake and the homesites. This not only protects the aesthetics of the lakeshore, but preserves the erosion and water quality characteristics of the site. Public park dedication is proposed on the East end of the site, this area contains mature trees that can be improved by the city to promote a passive park environment. Modifications To accommodate the foregoing, there are known modifications to the district regulations that include, use of a private street, and a reduced front yard setback. Proposed density has been reduced from the concept application to meet the requirements of the district. Proposed Private Street section of 28' back to back Proposed Reduced Front Yard Setback of 20' from back of curb ,. We respectfully propose these modifications to more efficiently develop a complimentary use for the site and promote the preservation of it's natural amenities. -,.~ -'--,'" .-~~.-. f'.'. T R A D I . rI e u- e I o-} T I o N ?'n(}?tt Heritage Landing The Property Heritage Landing is a proposed neighborhood of Prior Lake located immediately North of Crystal Lake. The underlying property consists of two parcels; the Blumberg and Busacker parcels. The properties are bowid to the north by 170th Street, to the south by Crystal Lake, to the ea~- vacated property to btHlsed in the reconstruction of 170th street, and to the west by agricultural property. Municipal services will be made available to the site as part of the Municipal improvement of 170th Street which is to be reconstructed in the year 2004. The proposed Heritage Landing neighborhood is participating in the 170th reconstruction via assessments as a benefiting property. The Busacker parcel consists of approximately 10.18 acres and is vacant property with a mature stand of trees across the entire property. The Blumberg property is approximately 1 acre and has been recently vacated. There exists an out-dated septic and well system in addition to a small residence in disrepair. The Site Plan The site plan has been designed in consideration of the shoreland overlay district and with direction received from city staff, Pat Lynch at the DNR, and the Prior Lake / Spring Lake watershed district. The plan consists of ten buildings having 33 total units and one common lot. The common lot will contain a 28' private street with 20' front yard setbacks from the curb. A reduced street section and building setback is proposed in order to minimize tree removal. The residential buildings are subject to a 150' shoreland setback from the Ordinary High Water Level. Also Proposed are 2 Outlots (A & B). Outlot B is proposed as City Park to meet the park contribution requirements of the submittal. Outlot A is intended to be a Homeowners Association owned park. Draft Homeowners Association documents have been included in the Preliminary Plat submittal package. Construction Upon municipal approval of the proposed Heritage Landing Development, demolition will - commence on the Blumberg property to allow for grading efforts. Construction limits will be established in order to preserve trees as identified on the improvement plans. The site grading plan and residential units have been carefully designed to minimize grading efforts on this site given the natural amenities that currently exist. Providing there is an efficient and successful entitlement process, it is anticipated that construction will be complete in mid summer 2004. Residential build-out is anticipated to take less than 30 months. , 02/27/20P4- Preplat Appli~~~on Transmittal // // ..0 // d'd'tJ tJ .::/' 1<- 0/ '" C. e- Jdl u- e- n- a- e- J p. a- t,t , J a- e-o t e- /? d' , 0 t:I e-o n- 0:- , e4(" e-o n- n- e- j, p. ~ 554'.:15 ~,t p. n- e- (.9.5' ~ .J .9 ~ tJ .5/ tJ tJ /0:- ~ (.9 5 ~ .J .9 ~ tJ - d'.9 tJ tJ t p. t t /1'- e- e- (d' d' d' .J ~ ~ tJ - tJ tJ.:I / ~_..- .... >... . "- ._....."......._.. .~~..- ->"..~-\-..-;...L __ ",_"'_''J''_~:l'''''''.'''_~4-~'''_';'-'.-..,.a..._''''~~'''" -.. _.......:....:..~~~;..::...~~ ....---' t A D I T I . rlcffclo-}mc1'bt o N T R r---~-'~~.-.--..~-;:;:-~:- -'- i ['I: ii:: ~. 6 l.; . - . l' : II I .' iff; .,92004 ,j 1\\ J ~ ~l March 19, 2004 Jane Kansier City of Prior Lake 16200 Eagle Creek Ave. SE Prior Lake, MN 55372-1714 L> Dear Ms. Kansier, Below please find our response to comments in your letter dated March 11, 2004 in regards to the Preliminary Plat AppHcation for Heritage Landing. 1. A rezoning application for the property is enclosed per your request. 2. Architectural plans and elevations of the proposed buildings are enclosed per your request, as prepared by Rock Creek Designers & Builders. The plans are representative of a four unit building. 3. Sathre - Bergquist Engineers & Surveyors offers the following traffic information: "This project will act like a single family development, due to the proposed size of the units; based on that - 33 units X 10 trips /day = 330 trips per day The AM Peak Hour will be 33 units X 0.86 trips per unit = 28.3 trips (14/15 trips to each entrance point) The PM Peak Hour will be 33 units X 1.13 trips per unit = 37.3 trips (18/19 trips to each entrance point) As for the parking - Twin/Multifamily = 2 parking spaces per unit, per City Code. Each unit has 4 spaces, two in the garage and two in the drive." 4. A Statement indicating the effectiveness of the PUD to meet objectives of Section 1106 is attached. 5. A list of proposed modifications to the district regulations is attached A Preliminary entrance monument location plan is enclosed. Although we can not provide architectural plans for the monuments at this time, we envision a very subtle, one column monument at each location shown....We will be pleased to forward the plans as they become available. If you require any additional information, please do not hesitate to call me at 952-292-2354. vve look forward to presenting this community to the Planning Commission in the near future. Sinc~ely, ~'~y~;r.d..;?~. ~cott M. McMahon Tradition Development 1!l ~ 0" d' tJ ?J sr1l- a- n- c, t!/ J::fi' 'tJ- t!/ n- u- t!/ Jt:)- u- t ~ , Ju, e. t t!/ /? d' , rff eI e: n- a- , vR e. n- n- t!/ :J- t:)- t -;- .f".f" 4' ..1.f" ;t- ~ t:)- n- t!/ (.9.f" ~ .J .9 ~ tJ . .f" / tJ tJ /a- z, (.9.f" ~ .J .9 ~ tJ - d'.9 tJ tJ t t:)-" /11- t!/ t!/ (d' d' d' .J .9-~ tJ - tJ tJ..1 / ::.:.~_~~'; ~-~~~;,;~~'~~~;,:;~-;:~~~\:};~'~~~~~'~~~~i=-~- ':::~~;<.:;;..~_:.~- '::- '..: : c ~':~:~ :"_".'-"_'J'_":~_~ ~.A....;,:L~~~~'~"'T~-7~;-~ ~ ---. _;- -- ... - ~:-~..,..~.....":,,,~--,:;--.-~~,....,...-, ...... '. '. ~ - " .... DATE: March 23, 2004 TO: Jane Kansier, Planning Coordinator FROM: Larry Poppler, Assistant City Engineer CC: Bud Osmundson, Public Works Director RE: Heritage Landing (City Project #03-42) The Engineering Department has reviewed the preliminary plat for the subject project and we have the following comments: General 1. Show the City project # 03-42 on all plan sheets 2. Show utility easement for all utilities and pond. 3. The final plans should follow the requirements of the Public Works Design Manual. Gradina and Erosion Control 1. Show top and bottom of wall elevations. 2. The pond access should have a maximum grade of 80,10. 3. Show EOF for street drainage. 4. Verify that drainage structures D are to be catchbasins. Hvdroloaic/Hvdraulic and Water Quality 1. Provide storm sewer pipe sizing calculations. 2. The pond s!zing should be for the 100 year storm. Watermain 1. Loop the watermain so that there are no dead end lines. Revise connection point on 170th Steet north of unit 10. 2. Straighten watermain connection point at west entrance. - 3. Provide watermain to the west property line. ,. L:\04 FILES\04 SUBDMSIONS\04 PRELIM: PLA !\Heritage Landing\Heritage Review 1 032304.DOC :.r_,:':':~'~':';:':'-i;-r..:'._. r.~::"~":l',.t*-~,:::,-;:,"---~~~"i:..,~~~~~:.:4a.~!>~. ,:- '. '~;"~<.:,:;.~,~::::"~,,,: ""h' "'-.--A..,....".~~.-,:....:::~...;2:.~..;;..:_~.,:....- .. ...... . .-.... Sanitary Sewer 1. Provide sanitary sewer to the west property line. Storm Sewer 1. Use RCP for pond outlet. Streets 1. Show proposed street location and proposed sidewalk along 170th Street. ,. ,. L:\04 FILES\04 SUBDMSIONS\04 PRELIM PLA 1\Heritage Landing\Heritage Review 1 032304.DOC 2 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 INTEROFFICE MEMORANDUM TO: FROM: RE: DATE: PLANNING/ENGINEERING Ralph Teschner, Finance Director HERITAGE LANDING - Preliminary Plat (assessment/fee review) April 26, 2004 A 11 acre parcel comprising PIN #11-911-025-0 abutting 170th Street in Spring Lake Township is proposed to be platted as Heritage Landing. This area is subject to annexation and has received no prior assessments for City municipal utilities. However notice has been given to their legal representation that the property will receive an estimated lateral assessment based upon 1067 of frontage per Staff correspondence dated 5/16/03 [see attached letter]. Both the lateral and trunk acreage charge have increased since this estimate was provided. Since utilities will be available to the property site, the cost for the extension of services internally will be the responsibility of the developer. In addition to these improvement costs, the subdivision will be subject to the following City charges: Collector Street Fee Stormwater Management Fee Trunk Sewer & Water Fee Lateral Sewer & Water Charge $1500.00/acre $2943.00/acre $7130.00/acre 759' @ $12q.00/ff The application of applicable City development charges would generate the following costs to the developer based upon a net lot area calculation of 7.00 acres of single family and townhouse units as provided within the site data summary sheet of the concept plan description: Collector Street Fee: 7.00 acres @ $1500.00/ac = $10,500.00 Storm Water Manae:ement Fee: 7.00 acres @ $2943/ac = $20,601.00 Trunk Sewer & Water Char2e: 7.00 acres @ $7130.00/ac = $49,910.00 Lateral Sewer & Water Chare:e: 759' @ $ 120.00/ff= $91,080.00 Proposed 170th Street Storm Sewer Improvements: 150' @ $92.62/ff= $13,893.00 Assuming the initial net lot area of the final plat does not change, the above referenced storm water, collector street, and trunk sewer and water charges would be determined and collected within the context of a developer's agreement for the construction of utility improvements at the time of final plat approval. www.cityofpriorlake.com H: \SPLlTS\Heri tageLanding, doc Phone 952.447.4230 / Fax 952.447.4245 ~., '7':':~~~::'~~~7;';~;i.;~~~::~:';;;~:;;;:;"':' ":';:~. .'"7,:J..:'~~~'':''::'':;'~:-:7--~'fC;-;~:~';'';:'''='.:'; -:::c '"-',~,:..,., ';;;;."'.:'~:':"':~7~~~~~i:.;.;;..,~-.;:,::::>-;~,:-,-,..;.:.:-.:;':: :".;:..~.-;:!:;,'-:-.'::::\.-;-:-'~'-::-..::~ >.. ..... c; co,~ ' ~... .4 .. .. .... ....... - ~'- Jane Kansier From: Sent: To: Subject: Pat Lynch [pat.lynch@dnr.state.mn.us] Monday, March 22, 2004 1 :22 PM JKansier@CityofPRIORLAKE.com Heritage Landing Thanks for the submittal. Nice plans. On the sheet labeled STORM1, an outfall structure from the pond to Crystal Lake is depicted. This is below the OHWL and will require a DNR permit If there is opportunity for reducing runoff through rain gardens or grassed swales or other retentive measures between and amongst the units or other areas of the project, that would be great for water quality. these things can be designed to be attractive (to some). On sheet GPl (grading plan), a -pond access road is shown. why does this need to be extended all the way through the wetland buffer to Crystal Lake? I realize they will. nee-d to make the cut for the pipe itself, but an access road to the outfall is not necessaty. Would such an access be paved? It looks like the developer has done a good job of incorporating the changes discussed in meetings I had with them and you. " 1 ....: .... MEMORANDUM DATE: MARCH 17,2004 TO: JANE KANSIER, LARRY POPPLER FROM: RoaERT D. HUTCmNS HERITAGE LANDING DRC PROJECT SITE REVIEW RE: Comments: 1. The International Residential Code (IRC) is used for the construction of the building units. 2. If provided, locate lawn irrigation system service stub, location of water meter and pressure vacuum breaker. The equipment should be located at the highest elevation of the project as the pressure vacuum breaker must be 1.0' above the highest elevated sprinkler head. 3. A lawn irrigation permit including a plan layout is required. 4. Ifprovided, submit a narrative of the type of sales office that is to be utilized. Ex.: sales trailer or first unit completed, where located, when installed, lavatory facilities, etc. If the sales trailer is utilized, a plan must be submitted to the DRC for approval. ,. ,.