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Home My WebLink About6A Cedar Ridge Concept Plan PC Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: JANUARY 17, 2017 AGENDA #: 6A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: PRESENTATION OF A 54 ACRE RESIDENTIAL PUD CONCEPT PLAN BY M/I HOMES KNOWN AS CEDAR RIDGE DISCUSSION: Introduction The purpose of this agenda item is to review a concept plan for a low density single family residential development on a 54 acre site submitted by the proposed developer, M/I Homes. A concept plan review allows the Commissioners an opportunity to provide informal, non-binding feed- back 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., Rezon- ing, PUD, and Plat). Current Circumstances M/I Homes has submitted a concept plan for a 133 lot low density single family residential Planned Unit Development (PUD) known as Cedar Ridge to be located at a site north of County Highway 42 and east of County Highway 18. The site is approximately 54 acres. The undevel- oped property is designated as R-LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map and zoned Agricultural. Conclusion City Staff and developer have discussed their concept plan and housing product type which will be presented at the Planning Commission meet- ing. The product type is different in the lot size and setbacks than previ- ous PUD developments in Prior Lake. The housing market is identifying smaller lots with more manageable property maintenance structures. The developer’s concept reflects this market shift. The developer will share examples of other projects in the Twin Cities which detail this hous- ing product. The City review process to approve this development project would in- clude: 1. A Zoning Map amendment to change the zoning district designa- tion from agricultural to low density residential; 2. Separate Preliminary and a Final PUD applications; and 2 3. Separate Preliminary and a Final Plat applications for the 54 acres to subdivide the property into lots; an approved plat appli- cation would include payment development fees. ISSUES: City Staff has reviewed the proposed concept plan and has the following comments: 1. Construction Plans. The lots are designed as 50, 60, and 65-foot minimum width for single family residential detached develop- ment. The developer proposes to create a Home Owners Asso- ciation (HOA) to manage the 50 and 60-foot-wide lots that would include a comprehensive services including all maintains of the landscaped areas, snow removal. The 50 and 60-foot lots are generally smaller than most previous PUD lots that have been developed within the City. Also 4-foot side setbacks are the smallest side yard setbacks that have been proposed on a de- tached single family home lot. Staff would recommend a side setback of 5 foot minimum and prefer a 7.5-foot side setback based on past experiences. All streets are proposed as public, however, if any center island areas were approved they would be HOA maintained. A main natural gas line cuts through the center of the property; the developer plans to create open space areas and utility easements to permit the gas line to remain in its loca- tion. 2. Public Infrastructure. Current access is through County Hwy 18. A minimum right-in/right-out intersection (or possibly a ¾ inter- section) would be envisioned for the main access to the highway. In addition, street connections to the north, east, and three future southern connections are proposed to local streets. While the property to the south (known as Summit Preserve - previous ap- proved preliminary plat attached) is planned to begin develop- ment in the next 12 months and possibly bring sanitary sewer and water connections further north, the timing and phasing of that project remain uncertain. As a result, if the Cedar Ridge devel- opment were to proceed before the Summit Preserve develop- ment brings sanitary sewer and water service northward, connec- tions would need to be made to the Shakopee/Savage infrastruc- ture systems and a lift station would be necessary. City Staff has continually discussed the options of these connections with the developer and previously with members of Shakopee and Sav- age City Staffs. The possibility for these connections appears feasible but would be at the developer’s cost. PUD Benefits. The Developer and City Staff have discussed the details behind the PUD benefit analysis. As a result of offering more small lots of increased density in the development, the developer indicates addi- tional trail construction along the utility line corridor in the north and in areas around the wetland/future park. Also, the providing of funds for future park improvements are a recommendation of a PUD benefit as is commitment of higher quality architectural materials and association maintained landscaping and/or varied housing profiles. 3 RECOMMENDED MOTION: No formal Planning Commission action is required at this time. The Planning Commission should provide the applicant with their com- ments, impressions, and concerns about this concept plan. Commis- sioner comments are not binding, and the developer should not rely on any statements made by an individual Commissioner as the sentiment of the entire body. However, in the absence the Commissioners expressing negative reac- tion to the concept as proposed; the Planning Commission can expect the applicant may likely proceed with what they have presented. EXHIBITS: 1. Location Map 2. Concept Plan 3. Developer Narrative 4. Summit Preserve Preliminary Plat 140TH ST NE C R E S T A V N E K E N S I N G T O N A V N E Ü Cedar Ridge - M/I HomesConcept Plan Location Map PIKE LAKE NE (820.5) HAAS LAKE NE (907.3) Lower Prior Lake SUBJECTPROPERTY SUBJECTPROPERTY SUBJECTPROPERTY 89 88 87 86 85 84 83 1 2 3 4 5 6 82 81 80 79 78 77 7 8 9 10 11 12 13 14 15 76 75 74 73 72 16 17 71 18 19 70 69 20 21 68 67 66 65 64 63 62 61 60 59 58 57 56 55 54 38 37 36 35 34 33 32 31 30292827 26 22 23 24 25 13 12 11 10 9 8 7 6 5 4 3 2 1 14 15 16 17 18 19 44 43 42 41 40 39 38 24 23 22 21 20 373635343332313029 28 27 26 25 45 46 47 48 49 50 51 52 53 44 43 42 41 40 39 Prior Lake, Minnesota  Pond Pond Pond Pond Pond Wetland Gasli n e Gasli n e Wi l d o w e r W a y Ke n s i n g t o n A v e n u e N E 1 3 8 t h S t r e e t W 50’ Lot 60’ Lot 65’ Lot Cr e s t A v e n u e N E SUMMIT PRESERVE (APPROVED PRELIMINARY PLAT JUNE 2016)