HomeMy WebLinkAbout9B-Jeffers Pond PUD Concept Rl
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4646 Dakota Street SE
` ,riZso''O' Prior Lake, MN 55372
CITY COUNCIL AGENDA REPORT
MEETING DATE: APRIL 27, 2015
AGENDA#: 6B
PREPARED BY: DAN ROGNESS, COMMUNITY & ECON. DEV. DIRECTOR
PRESENTED BY: DAN ROGNESS
AGENDA ITEM: PRESENTATION OF A CONCEPT PLAN FOR THE JEFFERS POND
PLANNED UNIT DEVELOPMENT
DISCUSSION: Introduction
The purpose of this agenda item is to review a concept plan for future
residential and commercial development on undeveloped land within the
Jeffers Pond Planned Unit Development (PUD). The proposed devel-
oper is the Jeffers Foundation (with Outlot D as the first phase). A con-
cept plan review allows Council members an opportunity to provide in-
formal, non-binding feedback to the applicant.
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., Com-
prehensive Plan Amendment, PUD Amendment, and Plat).
The Planning Commission reviewed a concept plan on April 6, 2015 that
changed Outlot D from a designated 204 multi-family unit project to 30
small lots with detached single family homes. They did not review the
additional concept plan shown for the mixed-use commercial area at the
northeast corner of the PUD. The concept for Outlot D is nearly identical
to the small lots recently approved by the City for Jeffers Pond 7th Addi-
tion. Due to the current market conditions supporting the small lot devel-
opment compared to challenges for the development of market rate con-
dominiums and/or apartments, Jeffers Foundation wants to move for-
ward immediately with the PUD change.
Current Circumstances
The Planning Commissions comments generally included the following:
• General support for the marketability of the plan;
• Concerns with how the Metropolitan Council would view the Com-
prehensive Plan Amendment change related to the density ad-
justment downward from 3.56 units/acre in the approved PUD.
Outlot D (10.7 acres) is designated as R-HD (Urban High Density) on the
2030 Comprehensive Plan Land Use Plan map. The site was approved
in the 2005 PUD for a high density residential development consisting of
204 units in apartment or condominium style buildings.
Outlot C (21.6 acres) is designated C-CC (Community Retail Shopping)
on the 2030 Comprehensive Land Use Plan map. The site was approved
in the 2005 PUD for a mixed-use commercial development to include
retail, restaurants, services, offices and other commercial uses. In addi-
tion, 114 housing units were approved above the commercial uses.
City staff has been concerned with any significant overall reduction in
housing units and resulting density, at least below the city's overall com-
prehensive plan average of 3.07 units per net acre. The following list
identifies the various residential "neighborhoods" of the PUD:
1. The Station. 47 planned townhomes; 32 approved/built.
2. The Enclave. 38 planned small lots; 38 approved/built.
3. The Hollow. 40 planned coach homes; 21 approved/built.
4. Maple Pointe. 56 planned twin-homes; 38 approved/built.
5. The Ridge. 39 planned homes; 39 approved/built.
6. Parkview/Parkside. 105 planned townhomes; 105 approved/built.
7. The Shores. 48 planned twin-homes; 43 approved/built.
SUMMARY: 373 planned units; 316 built units; (57 less units)
1. Condominiums. 204 planned units; 0 approved/built.
2. The Village. 114 planned units with commercial; 0 approved/built.
SUMMARY: 318 planned multi-family units; 0 built; 298 pro-
posed (20 less units)
• Original PUD Housinq = 691 units, density of 3.56 units/acre
• Amended PUD To-date = 634 units, density of 3.27 units/acre
• Amended PUD with Concept Plan = 614 units, density of 3.16
units/acre
Since the time of the Planning Commission meeting, City staff met with
representatives of the Jeffers Foundation and Tim Nichols with Signet
Development. Mr. Nichols is working with the foundation to become the
developer of all remaining undeveloped property owned by the founda-
tion at the southwest corner of County Highways 21 and 42 (Outlot C).
A revised concept plan is being presented to the Council that includes
the following mixed-use commercial land uses and development types:
Outlot C:
• Four commercial buildings with a total of 50,000 square feet of
leased space.
• One commercial convenience store with 5,000 square feet of
building space.
• One residential multi-story building with 150 market rate apart-
ments above common/parking space.
• One residential multi-story building with 70 senior cooperative
units.
• Residential townhomes of 48 market rate units.
Outlot D:
• Thirty small lots for detached single family owner-occupied hous-
ing units.
Outlot B (9.3 acres) is not owned by the Jeffers Foundation, and it is
designated for retail commercial in the 2005 PUD Plan.
2
Conclusion
The Jeffers Pond PUD was designed to include lifecycle housing which
offers various types of housing in a range of styles, density and price
ranges. This variety includes large and small single family detached
homes, attached one and two-story single family twin and townhomes,
and apartments or condominiums. The PUD also designated 24 acres
for mixed-use commercial. The results and impacts of the proposed new
Concept Plan for Outlots C and D include the following:
1. The total number of housing units is decreasing from 691 to 614,
and the overall housing density is going from 3.56 to 3.16 units
per net acre. The lower density still is above the overall housing
density average for the city as supported in the 2030 Compre-
hensive Plan.
2. High density residential units are being moved from Outlot D to
Outlot C, resulting in less commercial space in the PUD. No spe-
cific amount of commercial building space was identified in the
PUD (square feet). The 24 acres set aside for commercial could
result in approximately 148,000 square feet of building space(as-
suming 17 net acres x 20% as building space). The revised Con-
cept Plan would allow an estimated 85,000 square feet of com-
mercial in both Outlots B and C.
3. A review of existing and planned commercial land for C-2 and C-
3 land uses shows that the total acreage supply would support
approximately 1.3 million square feet of building space within
Prior Lake. In comparison, the most recent Maxfield Research
study supports a total 20-year (2010-2030) building space de-
mand of 725,000 square feet for retail and office uses. The C-2
retail demand of 430,000 square feet compares to a land supply
supporting 800,000 square feet. The C-3 office demand of
295,000 square feet compares to a land supply supporting
500,000 square feet.
ISSUES: The City should address the positive and negative impacts of the pro-
posed Concept Plan changes to the previously approved Jeffers Pond
PUD. Some questions for the City Council to consider asking the foun-
dation/developer include:
1. Will a market study support the proposed number and type of
housing units, and the proposed extent of commercial space?
When would that study be completed?
2. How does this new Concept Plan fit the tiered impervious surface
requirement in the Shoreland District?
3. The proposed change for Outlot D, going from the PUD's 204
high density units to the proposed 30 medium density units, is a
significant PUD change. What is your view; is this a reaction to
the current market demand versus staying with the housing plan
that was originally in the PUD?
4. How likely is it that Outlot B, not currently owned by the founda-
tion, will remain as commercial?
5. What is a realistic timeline for the remaining vacant land to be
fully developed according to the proposed Concept Plan?
The City review process to approve this development project includes:
3
• A Comprehensive Land Use Plan amendment to change land
uses within the PUD, subject to Metropolitan Council staff review
and approval;
• A PUD amendment to change the housing type and design of
Outlot D and the mixed uses in Outlot C, all within the Jeffers
Pond PUD; and
• A plat of Outlot D to subdivide the property into lots as the next
addition to Jeffers Pond, including development fees.
RECOMMENDED No formal City Council action is required at this time. The City Council
MOTION: should provide the applicant with their comments, impressions and con-
cerns about this concept plan. Councilor comments are not binding,
and the developer should not rely on any statements made by an indi-
vidual Councilmember as the sentiment of the entire body. However, in
the absence the Council members expressing negative reaction to the
concept as proposed; the City Council can expect the applicant may
likely proceed with what they have presented.
ATTACHMENTS: 1. Jeffers Pond PUD and Plat
2. Concept Plan for Outlots C and D
3. Detailed Concept Plan for Outlot D
4
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JEFFERS POND PROJECT
Total Site Area 336 acres
Net Site Area 194.02 acres
Allowable Density(based on 3.6 units/acre or 698 units .
shoreland district regulations)
Total Units 691
Actual Density(based on net site 3.56 units/acre
area)
Housing Types The Village. The proposed commercial area includes a mix
of retail, restaurants, services, offices and other commercial
uses, and 114 residential condominium units above the
commercial spaces. Buildings are designed as 2-4-story
structures.
The Station (senior townhomes). 47 back-to-back
townhouse units in 3-to 8-unit buildings. . Market prices are
expected to range from $175,000 to$210,000.
The Enclave. 38 single family homes on 55'wide lots. The
price range for these homes is expected to start at
$290,000.
The Hollow. 40 coach home units 10, 3-and 4-unit
buildings. Prices range from$260,000 to$360,000.
Maple Pointe. 56 luxury twin homes in the$400,000 to
$800,000 range
The Ridge. 39 single family homes in prices ranging from
$480,000 to$800,000.
Parkview and Parkside. 105 townhouse units in 4-6-unit
row style buildings. Prices start at$220,000 per unit.
The Shores. 48 twinhomes I
Condominiums. 204 senior cooperative condominium units
in 3 buildings.
Commercial Site 24 acres
Elementary School Site 12.53 acres
Park Site 167.55 acres I
Sidewalks/Trails 5.7 miles
Notes: The preliminary PUD plan called for 693 units. The final plan indicated 691 units.
The developer has already inquired about changing housing styles in some areas,
which will decrease the number of units and the total density.
An Environmental Assessment Worksheet was completed for this project prior to any
preliminary approvals. The EAW addressed all potential environmental impacts and
proposed mitigative measures where necessary.
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SITE DATA:
5YX120'SINGLE FAMILY:30LOTS
�.,`_.•,•�,H;r.l� } } \} 111}(`}III}}I11}\911, _ _ — - zO� +A��'�i\ r TOTAL AREA:10.701
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�rf>> 1 1 } III / I I I r `r �\ '"Rnd�'..•-" —._.— ——"_ — .. :, i GROSS AREA:7.519 ACRES
�/ '•r, 'I 1 t�1 I I j ( I I I �'i I(}\` \ --eut..NE1LANp_— p{:,�s'"`" _�,;;..�.' — �-' -�'c--l��` y,°ne .. / i. NEf AREA:6.302 ACRES
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/`f / •'i/ Jll i I I( }}. \ _ —J J' j r�'�`�� ``1 C i i rY y r ;t�� i 1!j PROPOSED DEVE.OP6ENIT ZOWINO
i j';:. ': � 7— rtT ,li r-nne..-I i__—r i �I•- �^\1 �� 1 11 , , r r 7 PUD'l,� -,d:," ,qYf`�4� / •,; I 4� I L——I ,. i.'' 11 1 �� 10 `�1 i. i % ) \fir'
10 1 f� TOTALSINOLEFAMILY UNITS:30
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GROSS DENSITY:3.99UNJT3/ACRE
NEf DENSITY:4.76 UNITS/ACRE
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(iI I I '� 9, I Ir I , ,I I 1 •1�__ __ �`. : .,� I SETBACKS:PUD
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MIN AREA:
LI` LATAREA.6.600SF
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LOT WIDTH-55'
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