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HomeMy WebLinkAbout6A - Concept Plan Pulte 04 PRIOR ti� to 4646 Dakota Street SE 41 474sso`O' Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: MARCH 10, 2014 AGENDA #: 6A PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEV. DIRECTOR JEFF MATZKE, PLANNER LARRY POPPLER, CITY ENGINEER & INSPECTIONS DIRECTOR PRESENTED BY: JEFF MATZKE, LARRY POPPLER AGENDA ITEM: PRESENTATION OF A 85 -ACRE RESIDENTIAL CONCEPT PLAN BY PULTE HOMES ON A SITE LOCATED SOUTH OF COUNTY HWY 42 AND NORTH OF LOWER PRIOR LAKE DISCUSSION: Introduction The purpose of this agenda item is to review a concept plan for a Low Density single family residential development on an 85 -acre site submit- ted by the proposed developer, Pulte Group, Inc. A concept plan review allows the Councilor's an opportunity to provide informal, non - binding feedback to the applicant. This plan is currently being referred to as "Meadowlawn ". History The city's zoning ordinance allows applicants to review their concept plans with the Planning Commission and City Council in order to help direct them in the preparation of their land use applications (i.e., prelimi- nary plat). Current Circumstances Pulte Group, Inc. has submitted a concept plan for a 132 lot Low Density single family residential development to be located at a site south of County Highway 42, west of Ferndale Avenue, and north of Lower Prior Lake. The site is approximately 85 acres, which includes the Shep- ard /Griffith and much of the Bolger properties. The area encompasses land with wooded areas to the north, a large significant wetland, open field areas in the center, and one residential home site to the south near the shoreline of Lower Prior Lake. The property is zoned R -1 (Low Den- sity Residential) and is designated as R -LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map. Because the City Council will not have a regular meeting on March 24, staff is sequencing this review so that the Council reviews it on March 10, followed by the Planning Commission on March 17. This will allow the applicant to move forward with a preliminary plat application if they so choose after receiving both group's informal comments. Otherwise, the City Council's review would have to wait until April 14. Conclusion Staff has not had much time to review the Concept Plan in great detail; however, many issues that were identified in the previous Copper Cove preliminary plat submission for the Shepard property in 2013 can be eval- uated in a conceptual manner at this time, including: 1. Lots and Homes. The lots are standard single family designs that meet the city's minimum standards for the R -1, Low Density Res- idential Use District. No PUD is being proposed due to its con- formity to the standard zoning district. The homes will generally be in the range of 3,400 to 4,000 square feet in size, and priced between $600,000 to $1 million. 2. Carriaqe Hills Parkway. This important east -west collector will be done at one time, likely during a future phase as approved during the preliminary plat process. It's important to note that this Con- cept Plan shows only one connection of the north /south collector street into Carriage Hills Parkway as recommended by City Staff. 3. North -South Collector Road. This important connection through the development from Carriage Hills to County Highway 42 is shown without any individual driveway access points, thereby al- lowing it to act as a (minor) collector street. Moreover the road appears to properly align with the future intersection at County Road 42. 4. Wetland Feature. The Concept Plan utilizes this significant nat- ural feature as a focal point in the development with a proposed trail system around the complete wetland. This trail then con- nects north to County Highway 42, south to Carriage Hills, and east to Ferndale Avenue. 5. Parks. A possible expansion of North Shore Park is proposed in the Concept Plan, and a private park/pool area is identified south of the large wetland area. 6. Neighborhood Connections. Street and pedestrian connections are shown as follows: (a) east at Ferndale, (b) southwest into the Bolger property, (c) east/west at Carriage Hills Parkway, (d) west to Rolling Oaks, and (d) north to County Highway 42. Two addi- tional connections that were identified by staff with the previous plat submission still need further evaluation, since they are not being shown in this Concept Plan. Those include an easterly connections to Cardinal Street (north of Carriage Hills) and to Shore Trail (south of Carriage Hills). 7. Sanitary Sewer near Lower Prior Lake. Staff previously identified a desire to relocate the existing sewer line near Lower Prior Lake within a future street right -of -way. This realignment would solve a problem that will only become greater whereby access to this underground pipe will be challenging within private lakefront lot backyards (with associated yard improvements). The developer is not proposing a realignment, so further evaluation will be nec- essary prior to the preliminary plat submission. 8. Storm Water. The Concept Plan shows numerous holding ponds, which will be fully evaluated based upon more hydrology and en- gineering analysis, including impacts to wetlands at the time of preliminary plat. 9. Cardinal Street. City Staff recommends a connection from the Meadowlawn street system to the east (Cardinal Street and Fisher Ave). 2 10. Private Amenities. While the developer has currently elected not to provide for a homeowner's dock on the lake, they are presently contemplating and outdoor pool and meeting facility on one of the Tots north of Carriage Hills for the use of subdivision residents and their guests. *Additional details regarding City Staff comments are contained in the attached email from the City Engineer. ISSUES: In order to serve this northern portion of this development most efficiently and effectively, sanitary sewer needs to come from County Highway 42 through Rolling Oaks. Therefore, the developer and staff will be working on how to facilitate that connection in a fair manner to existing residents and to the future developer before the preliminary plat is presented for planning commission public hearing and city council review. No solution is being proposed yet. RECOMMENDED Considering the size of this subdivision, the fact that it is infill develop - MOTION: ment and some of the challenges associated with the property, the staff recommended that the developer present a concept plan in a public setting to the planning commission and city council. No formal city council action is required at this time. The City Council should provide the applicant with their comments, impressions and con- cerns about this concept plan. The City Councils comments are not binding, and the developer should not rely on any statements made by an individual Councilor as the sentiment of the entire body. However, in the absence the Councilor's expressing their reaction to the concept as proposed tonight; the City Council can expect the appli- cant will proceed with what they have presented. 3 i 1FC;FND County Road 42 (140th ' et NEB__ Residential Lot - - - �� Wetland i a Open Space v � .. i I / "- I I L t ; ■ Sidewalk J�' f �d_�) T / • +� � � i d jr . � Trail / ' I / � _�'�� � R I a � �� 1 /f Potential Pond :b - - ; p t � �-- � At ru ti Existing Building �_ = 1 a % fig. . r ./..))"‘-- ... ,... ' ' p i . r / / ` I ' Current Zoning - ice[ = � T s� �� e f ,‘ / R -1 Low Density Residential u, N t �! rr I _ f -- Proposed Zoning - i '��' t f, f / / $ R -1 Low Density Residential �a /k ^ 9 � . ► — ,r I . 1 g o rt # u s ,7 I. . a ♦ i • �. i . r- .1 -r -- ---- N P , D►k ` R -1 8 Shoreland District a �t s� o ;:,, / w.. ._ L . .1 Lot Lot Standards �, RIPARIAN LOTS FOR GENERAL _ ,.li ;3 � - - '! y/ 'kill.. �_ � DEVELOPMENT LAKES: 1� -- ShotelandDlshct(1000') r ` ;' , � . ARFA 1.5 SF � i sue^ 1 l - - r I ' I iii J OT DFPTH 167 FFFT r _� ; aa p � '� �, ri d���, �- 1 OT WIDTH 90 FFFT WIDTH AT OHW IFI 9041 75 FFFT 1 _ �� >J P r _ �_ i z� _ i �'� fit I °° f .. ;ft,t,4 T 11 v T NON - RIPARIAN LOTS FOR GENERAL r .. `. r i -`?' 11 DEVELOPMENT LAKES: ARFA 1900x1 SF S 1 ° y L j ` ^. -� =O C p� JOT WFPTH 140 FFFT va - �Yg..'� � ,� `�( J OT WIDTH t o FFFT l t �, ' �or CORNFR 10.3FFFT r - �..� i . J)OI IBI F FRONT I OT DFPTH 160 FFFL y,� / y.�- VI SETBACKS: ° -' --' - "" ' FROM OHW (FL 904) 7.5 FFFT v FRONT 7.5 FFFT a SIDE I FEET '' ' - i s 75' Lake Setback J2FAR 25 FFFT -. : -/:_-;;,,..1.1! a ` Area south of Carriage Hills Parkway 1 ( _ _ is subject to change. Concept plan Variance requested lots- -1-- -� ; coordination between the ro ernes Front setback 20' .+ . - ?T 't" Y7 P P Easement in lieu of outlot - 1�` ii T�. i I 1 I l - , � Is In process. .i_ ,y f --- i iI 1.1 I , r -fib _ i _ 132 TOTAL LOTS ;, 1. '} 1 { - II1) 1 0 400 800 �� Pulte Homes - Meadowlawn Concept Pla 03.03.20 Stantec Application for Concept Plan Review PulteGroup, Applicant NARRATIVE PulteGroup as Applicant is submitting this Application for Concept Plan Review. PulteGroup's Vision is "Building Consumer Inspired Homes and Communities to Make Lives Better ". The Application involves approximately 85 acres of raw, undeveloped land that is generally located south of County Road 42, west of Ferndale Avenue NE, east of the Rolling Oaks Subdivision and north of Prior Lake. The Concept Plan is designed for R -1 low density, single family, detached, residential development with almost all lots meeting or exceeding minimum zoning code requirements; including all lot widths exceeding 86' and all double fronted lots being deeper than 140'. We are requesting variances on three lots identified on the Concept Plan which are constrained due to the existing location of Rolling Oaks Circle and the medium quality wetland behind these lots. The new neighborhood will likely be built in phases commencing on the north along County Road 42 and progressing to the south. The homes proposed to be built in this new neighborhood will range from 3,400 to over 4,000 square feet and will sell for approximately $600,000 to over $1,000,000. Transportation considerations include the linkage and completion of the existing Carriage Hills Parkway, a new north -south collector road and a street connection to the adjacent Rolling Oaks subdivision. The new north -south collector road is the sole access point to Carriage Hills Parkway, is shown with an intersection on County Road 42 and also shows no driveways from the new residential lots with direct access to this north -south collector road. A major physical feature of the site is an approximately 5.5 acre wetland area. This amenity will provide opportunities for premium lot views and appealing lot designs. Also, the Applicant proposes to install a trail in conjunction with this wetland and further proposes to connect this trail with the City's existing and extensive 60 mile trail system. The Applicant is also proposing a Private Park within the development and will include a Swimming Pool and a Pool House. The amenity will be operated and maintained by the Homeowners Association (HOA) and be available to the members of the HOA who will all be residents of the new community. City Staff and the Applicant have been discussing how utilities for the new development will interface with the Cities ongoing efforts to provide urban services to the residents of the adjacent Rolling Hills Subdivision. The Applicant will cooperate with the City to insure efficiencies and economies are achieved in the installation of the Rolling Oaks sanitary sewer, domestic water and street upgrades. Jeff Matzke From: Larry Poppler Sent: Wednesday, March 05, 2014 10:50 AM To: Jeff Matzke; Dan Rogness Cc: Seng Thongvanh Subject: Meadowlawn Concept Plan Engineering has had an opportunity to review the concept plan for Meadowlawn. Below are comments for this development. 1. The development concept includes both the Bolger property and the Lot One Partnership property. It is clear through this concept plan the many advantages of combining the property for development. Advantages include: a. Better roadway layout for the north /south street and connection to Carriage Hills Parkway b. Better intersection layout of north /south street with street south of CR 42 c. Opportunity for shared or regional ponding facilities d. Symmetry of product type e. Construction staging advantages f. No driveways on north /south collector street g. Utility connection to Rolling Oaks can be achieved h. While this concept plan does not show proposed grades, a major advantage of the combination will be grading efficiency. Due to the wildly varying topography, a combined project is a significant advantage 2. The Concept plan provides for the east /west connection of Carriage Hills Parkway to Carriage Hill Road. This will be a major collector street and eligible for oversizing costs to the developer for the construction. The completion of this link is important to the City as this roadway will carry as many as 4500 vehicle trips per day. The road section is consistent with the Carriage Hills Parkway theme and no driveways are shown connecting to this roadway. The plan shows one street connection to Carriage Hills Parkway. Ideally this roadway connection could be shifted to the west by 100 feet. 3. A north /south minor collector is shown connecting to CR 42 at the correct location as determined by Scott County. The concept plan shows no driveways connecting to this minor collector street which is a significant benefit. The roadway spacing on this minor collector is less than ideal, but not having driveways on this street is an advantage over the roadway spacing. 4. Several cul -de -sacs are proposed with this development. While the City prefers connecting roadways and discourages cul -de -sacs, several of the cul -de -sacs were created to minimize roadway connection to collector streets and eliminate driveways on collector streets. In these cases, cul -de -sacs would be preferred. The cul -de- sac south of Carriage Hills Parkway should be evaluated for connection to Shore Lane. The City cul -de -sac template is a teardrop design. 5. It is uncertain how the property to the southwest would be developed. A ghost plat should be prepared to evaluate this area. The City would not like to see another roadway connection in the future to Carriage Hills Parkway. The proposed north south street south of Carriage Hills Parkway ends at an east /west street. This north /south roadway should be extended to the property to the south so that a future cul -de -sac is not necessary to serve that area to the south. A Beach Street connection should be shown on the ghost plat. 6. The roadway connection to Rolling Oaks appears to be located at the appropriate location. Utilities to serve the development would come from the intersection of CR 42 and Rolling Oaks. The utilities would be extended down Rolling Oaks to serve this area. 7. The County Road 42 and Ferndale intersection would be converted to a right in / right out with this development and the completion of the full access intersection from the north /south minor collector street. 8. The proposed concept plan provides for trail connection around the "unique wetland" on the property. This trail connection will be an amenity to the region to showcase this feature. The park ownership around the wetland will help eliminate dumping and impacts to this feature as well. Care should be taken during the design and construction to minimize tree removal and impact to the wetland. 1 9. Cardinal street is located off Fisher Avenue and is proposed to extend to the west. The concept plan should show connection of Cardinal Street to the Meadowlawn street system. 10. Trunk utilities are located near the lake on the property. As proposed these utilities would be located in the backyards of these lots and would be difficult to maintain due to the grades, trees, and future amenities built by lot owners. Developer should review how the adjacent property to the west may be platted and evaluate options for location of the utilities into adjacent proposed streets. 11. A private park amenity is shown off the north /south collector street. A parking lot is shown to serve the park. Overflow parking on the north /south collector street may not be possible due to the nature of this roadway. The parking lot should be built to an appropriate size to accommodate anticipated needs. 12. Extension of Rolling Oaks into the development should be evaluated. The depth of utilities along a Rolling Oaks extension could reduce the depth of utility construction. 13. Typical concept plans do not show ponding features. It is good to see that ponding features are incorporated into the design. Additional ponding features may be necessary south of Carriage Hills Parkway to handle stormwater from these streets south of Carriage Hills Parkway. Larry Poppler City Engineer / Inspections Director City of Prior Lake 4646 Dakota Street SE Prior Lake, MN 55372 952 - 447 -9832 2