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HomeMy WebLinkAbout04-89 WHEREAS: WHEREAS: WHEREAS: WHEREAS: WHEREAS, WHEREAS: WHEREAS: 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN RESOLUTION 04.89 RESOLUTION APPROVING THE HERITAGE LANDING PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN MOTION BY: ZIESKA SECOND BY: PETERSEN Tradition Development has submitted an application for a Planned Unit Development Preliminary Plan to be known as Heritage Landing; and The Prior Lake Planning Commission considered the proposed Planned Unit Development Preliminary Plan at a public hearing on April 26, 2004; and The Planning Commission further considered this matter at their meeting on May 10, 2004; and Notice of the public hearing on said PUD Preliminary Plan has been duly published in accordance with the applicable Prior Lake Ordinances; and 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 The Prior Lake City Council considered the proposed PUD Preliminary Plan for Heritage Landing on May 17, 2004; and 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. 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. r:\resoluti\p lanres\2004 \04-89 .doc www.cityofpriorlake.com PAGE 1 Phone 952.447.4230 / Fax 952.447.4245 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. Q 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 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. 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 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. r: \reso lu ti\p lanres \2004 \04-89. doc PAGE 2 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 U 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 30% 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. 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. n 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. r:\resoluti\planres\2004\04-89.doc PAGE 3 Gradino and Erosion Control h) Show top and bottom of wall elevations. i) The pond access should have a maximum grade of 8%. j) Show EOF for street drainage. k) Verify that drainage structures 0 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 17th day of May, 2004. YES NO Haugen X Haugen Blumberg X Blumberg LeMair X LeMair Petersen X Petersen Zieska X Zieska {Sea!} ?aJ .. Frank BOYle~ r:\resoluti\planres\2004 \04-89 .doc PAGE 4