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HomeMy WebLinkAbout6B PUD Concept Plan Griffith Woods Report 4646 Dakota Street SE Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: FEBRUARY 13, 2017 AGENDA #: 6B PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEV. DIRECTOR PRESENTED BY: DAN ROGNESS AGENDA ITEM: PRESENTATION OF A PUD CONCEPT PLAN FOR RESIDENTIAL DEVELOPMENT BY PULTE HOMES KNOWN AS GRIFFITH WOODS DISCUSSION: Introduction The purpose of this agenda item is to review a concept plan for a Low Density single family residential development on a 92-acre site submitted by the proposed developer, Pulte Group, Inc. A concept plan review al- lows the Council an opportunity to provide informal, non-binding feed- back to the applicant. This plan is currently being referred to as “Griffith Woods”. History The city’s zoning ordinance allows applicants to review concept plans with the Planning Commission and City Council in order to help direct them in the preparation of their land use applications, including a Planned Unit Development (PUD). Current Circumstances Pulte Group, Inc. has submitted a concept plan for a 204-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 92 acres, which includes the Shep- ard/Griffith and Bolger properties. The area encompasses land with wooded areas to the north, a large significant wetland, and open field areas in the south. The property is zoned R-1 (Low Density Residential) and is designated as R-LD (Urban Low Density) on the 2030 Compre- hensive Plan Land Use Map. The developer is proposing a PUD with 90 single family multi-level homes, 61 single family single-level homes, and 53 townhomes. 1. Planned Unit Development (PUD). PUD’s provide a flexible ap- proach to development that allows creative, efficient and effective use of land, including the mixing of land uses. The proposed pro- ject includes a mix of housing types and lot sizes. A PUD tends to preserve more unique features on site and provides more open space. Despite smaller lots and townhomes in this plan, the over- all net housing density remains low (2.0 - 4.0 per acre). 2. Lots and Homes. The lot design supports single family homes that are in a “coving” pattern that allows for varied setbacks and 2 lot widths. The streets curve more with an ability to showcase the home fronts (versus lined up in a row). The lots are below the minimum requirements by 15-30 feet in widths from 55-70 feet. The developer is using Rick Harrison as a consultant in this design, who has written a book on this topic. Some lots will have association-maintained lawns. Approximately 1/3 of the homes will be connected townhomes in the northeast corner of the site, directly south of County Highway 42. 3. Carriage 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. 4. North-South Collector Street. This important connection through the development from Carriage Hills to County Highway 42 is shown with limited driveway access points. Although City staff would recommend even fewer driveway accesses, the plan shows turn-around potential for each driveway that abuts this street (which acts as a minor collector). Moreover, the road ap- pears to properly align with the future full intersection at County Highway 42. 5. 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. 6. Parks. A possible park as an expansion of North Shore Park is proposed in the Concept Plan, and a private park area is identi- fied south of the large wetland area. City staff would recommend consideration of a “Pathways to Play” linear park design incorpo- rated around the unique wetland. 7. Neighborhood Connections. Street and pedestrian connections are shown as follows: (a) east at Ferndale, (b) east/west at Car- riage Hills Parkway, (c) west to Rolling Oaks, and (d) north to County Highway 42. 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. City staff would encourage expansion of the cur- rent storm water basin at the southeast corner of the site as a regionalized system. 9. Private Amenities. The developer is indicating a Home Owner’s Association to maintain the islands within cul-de-sacs and street areas, and on some private lot areas as well. They also proposed a private park at the center of the development. * Additional details regarding City staff comments are contained in the attached memorandum from the Engineering Department. 3 Conclusion The city council should ask questions or make comments to the devel- oper with respect to those parts of the proposed PUD which are desira- ble and those that are not. Example questions from staff include: 1. How is this proposed development plan different from the previ- ous one that Pulte had submitted to the City, but later pulled back from the project? 2. How will the phasing of development work to make sure that the east/west and north/south collector streets are connected in the near term? 3. Is a private park (versus public park) important to this develop- ment? If yes, why? 4. What is the current market like for townhomes? Who will these units be marketed to? 5. How will the “coving pattern” of single family lot development appeal to buyers versus the more traditional lot pattern? 6. What does Pulte see as the overall market for housing in Prior Lake over the next 10-20 years? ISSUES: To serve the northern portion of this development most efficiently and effectively, sanitary sewer is proposed to come from County Highway 42 through Rolling Oaks. The City and developer should have a discussion on the amount of infrastructure proposed for the area involving Rolling Oaks. The developer has indicated the installation of sanitary sewer only; City Staff believes that, at a minimum, the looping of watermain be placed in the area and considerations for storm water. Furthermore, street improvements should be discussed and contemplated. RECOMMENDED MOTION: Considering the size of this subdivision, the fact that it is infill develop- ment and some of the challenges associated with the property, 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 now. The Council should pro- vide the applicant with their comments, impressions and concerns about this concept plan. Council comments are not binding, and the de- veloper should not rely on any statements made by an individual Com- missioner as the sentiment of the entire body. However, in the ab- sence the Council expressing their reaction to the concept as proposed tonight; the City can expect that the applicant may likely proceed with what they have presented. ATTACHMENTS: 1. Location Map 2. Griffith Woods Concept Plan 3. Developer Project Narrative 4. Engineering Department memorandum dated 1/31/17 Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: January 31, 2017 To: Community and Economic Development Department From: Engineering Department – Larry Poppler, City Engineer Subject: Griffith Woods Concept Plan (Project #DEV16-001003) The Engineering Department and Public Works/Natural Resources Department have reviewed the Griffith Woods Concept Plan for the subject project. The applicant is invited to contact the engineering department with any questions or clarifications at 952-447-9830: General 1. The concept plan provides many of the elements outlined in the Comprehensive Plan for this area including the east-west major collector road, the north-south minor collector route, housing, preservation of wetlands, roadway connection to CSAH 42, etc. The Rick Harrison design concept is well thought out and seems appropriate for this area. 2. Water and sewer are available to the property. However, the northern half is served with sewer from the intersection of Rolling Oaks and CSAH 42. To avoid potential redundant infrastructure, the sewer should be constructed through Rolling Oaks to get to the site. 3. If development moves forward, the City must determine if now is the most appropriate time to construct Rolling Oaks Circle to paved standards and provide sewer and water to the existing neighborhood. Currently properties on Rolling Oaks Circle are served with private wells and septic systems. Costs continue to rise and, the development may provide an opportunity to build Rolling Oaks Circle at a reduced cost to residents. Currently Rolling Oaks Circle is a gravel street. The City has slowly converted gravel roadways to paved roadways as gravel roadways make up only 2% of our system. At the low point in this gravel roadway, erosion from the gravel is impairing a nearby wetland. Public Works crews must continually add gravel after rain events. This is a significant maintenance burden. Rolling Oaks was considered for improvements several years ago as development was considered. The City ordered the improvements and began designing the project until the developer pulled out of the development. Plans are mostly complete and can be assembled quickly if the development moves forward and the City Council re-orders the improvements. 4. Considering the long roadway connection to Rolling Oaks, watermain should be looped to assure water quality to those served. 5. The north – south roadway connection appears to be located consistent with the CSAH 42 corridor plan and would include appropriate turn lanes. Rolling Oaks and Ferndale would be converted to right in-right out connections with CSAH 42. 6. The north – south roadway would function as a minor collector as shown in our Comprehensive Plan. Generally, on minor collector roadways, driveway access is discouraged or limited to one side of the street. 7. Several cul-de-sacs roadways shown on the plans should be reviewed for connection to the north-south street. Staff would encourage this connection as opposed to a cul-de- sac. Incrementally, every cul-de-sac added to the Prior Lake system of roadways add to the maintenance burden within Public Works. The western cul-de-sac exceeds City Code of 500 feet. The green medians within the cul-de-sacs do not meet City standards and would require additional review if the cul-de-sac design is approved. 8. The intersection of the north – south roadway with the new segment of Carriage Hills Parkway must be further evaluated. The parkway design with wide median at the intersection may pose challenges to traffic control and right of way management. This design is similar to Summit Avenue in St. Paul. Small signal systems are in place at those intersections to control right of way and navigation. 9. The median for the east-west roadway may add maintenance time for snow plowing operations. 10. The terrain within this area is extreme and will require mass grading. In addition, a unique wetland is a part of this property. Stormwater management will require much time and review to protect this unique wetland and Prior Lake. It is encouraged that the developer evaluate the expansion of stormwater facilities on the east side of the plat. 11. The trail around this unique wetland feature is encouraged. Expansion or reconstruction of park equipment in this area may be desired. “Pathways to play” may be a possibility with incorporation into the trail system provided around the unique wetland. 12. A ghost plat of property to the south is encouraged to assure this development is built to provide for additional development to the south in the future.