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HomeMy WebLinkAbout4A Trillium Cove Preplat PUD PC Report Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MAY 1, 2017 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: AFTER CONDUCTING A PUBLIC HEARING, CONSIDER THE TRILLIUM COVE PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT PLAN DISCUSSION: Introduction Pulte Group, Inc., on behalf of the property owner, has applied for approval of a Preliminary Plat and Planned Unit Development (PUD) Plan to be known as Trillium Cove to be developed as a 207-lot, low density residential subdivision. The subject site is located south of County Highway 42, west of Ferndale Avenue, and north of Lower Prior Lake. History The City has received multiple land use applications for potential development of the site over the last several years. In 2013 the City Council denied an application for a preliminary plat on the east half of the site. In 2014 the Pulte Group submitted a concept plan and preliminary plat to the City but ultimately withdrew the application due to financial feasibility. More recently the Pulte Group submitted a concept plan to the City in early 2017. The Planning Commission and City Council provided feedback on the concept plan, and the Pulte Group has since moved forward with this current Preliminary Plat and PUD application. Current Circumstances The current proposal calls for a 207-lot single family subdivision and PUD on the site with a mix of housing product types and lot sizes. The area encompasses land with wooded areas to the north, a large significant wetland, and open field areas in the south. The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total development site area consists of approximately 92 acres which includes a large amount of what is known as the Shepard/Griffith and Bolger properties. Topography: This area has relatively level topography, with elevations ranging from the 920’ MSL along the eastern property line near the City park land to 970’-980’ MSL at a few high points throughout the property. Wetlands: Several small wetlands and one large high-quality wetland exist on the proposed site. The developer proposes some impacts to the small wetlands which will be evaluated under the regulations of the Wetland Conservation Act. Access: The main access to the site is currently from a single gravel driveway at County Hwy 42 that is identified as Meadowlawn Trail. 2030 Comprehensive Plan Designation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zoning: The site is presently zoned R-1, Low Density Residential. PROPOSED PLAN Phasing: The developer expects to complete this project in three phases, beginning in 2017 and potentially ending in 2018 or 2019. The phasing plan and the attached narrative identifies the 3 phases. A mixture of housing types is proposed for construction in the first 2 phases. Lots: The development plan calls for 207 lots to be constructed of single family housing styles. The lot sizes range in size and product type including 90 multi- story single family detached homes, 2) 52 one-story single family detached homes, and 3) 65 3-story attached townhome units. Requested PUD modifications to the typical lot minimum sizes and widths are as follows: Min. Lot Area Min. Lot Width Multi-Story Single Family 7,559 sq. ft. proposed (12,000 sq. ft. required) 60 feet proposed (86 feet required) One-Story Single Family 7,559 sq. ft. proposed (12,000 sq. ft. required) 55 feet proposed (86 feet required) Density: Density of the development is based on the net area of the site, which is approximately 61 acres. There are a total of 207 units proposed, for an overall density of approximately 3.4 units per acre. This is consistent with the density in the R-1 district. Building Setbacks: The developer requests PUD modifications to the building setbacks as follows: Townhome Setbacks Required (R-1 Zoning) Proposed One-Story Single Family Required (R-1 Zoning) Proposed Front 25’ 25’ Side 10’ 5’ / 10’ Rear 25’ 20’ Front (private street) 25’ from back of curb 20’ Front (from public street) 25’ from ROW line 20’ Side (between buildings) 20’ 20’ * The developer does not propose modifications to the require typical R-1 building setbacks for the multi-story single family lots Parks / Trails: Parkland dedication is proposed mainly around the high-quality wetland at the center of the development with some additional open space adjacent to the current City Park (North Shore Park) along the eastern property line as Outlot K. While Outlot K does include areas greater than the standard 10% maximum slope for useable active parkland, this area provides additional open space adjacent to the existing public park/open space of North Shore Park and nearby wetland. A network of public trails and sidewalks are proposed throughout the site including connections to existing regional trails, a paved trail around the large wetland, and a curvilinear sidewalk network as part of the site design. A playground feature area is envisioned at the southwest corner of the large wetland. Tree Replacement: There are many significant trees on this site particularly in the north half of the site. Due to the need to install street and public utility connections throughout the ever-varying existing topography, it is difficult to preserve many tree areas with the exception on the site perimeter and around the large wetland. The developer has prepared an extensive landscape plan which will incorporate over 860 trees (2,600 inches) of replacement on the private lots, outlots, parkland, and street center islands. Access/Street: The developer proposes a variety of local and collector streets. These streets include the “missing link” of Carriage Hills Parkway which is an important east-west collector that is proposed to be completed at one time with the 2nd phase. It’s also important to note that the development plan shows only one connection of Meadowlawn Trail into Carriage Hills Parkway as recommended by City Staff. Meadowlawn Trail is an important connection through the development from Carriage Hills to County Highway 42 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 appears to properly align with the future full intersection at County Highway 42. A traffic calming round-about is proposed at the intersection of Meadowlawn Trail and Carriage Hills Parkway. Lastly, private streets are proposed for the townhome area at the northeast corner of the development. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be extended from multiple existing lines in the region. These include connections to sanitary sewer lines under Carriage Hills Road, Ferndale Avenue, and County Hwy 42 (via Rolling Oaks Circle). Watermain connections are proposed to Carriage Hills Road, Ferndale Avenue, and multiple connections to County Hwy 42 (one connection via Rolling Oaks Circle). Shoreland District/Impervious Surface: The maximum impervious surface allowed in the Shoreland District is 30% of the lot area. Impervious surface coverage is further limited to 25% of each tier area in a Shoreland District PUD. The only area within the shoreland district (within 1000 feet of Prior Lake) is the area at the southeast corner of the development just north of Carriage Hills Parkway. This tier area will meet the shoreland district impervious surface requirement. Grading / Storm water: The site is very complex from a grading and storm water perspective. The developer proposes to grade the entire site prior to the construction of the first phase because of all the street, utility, and storm water features which are ultimately planned. Multiple storm water basins are proposed, and the City Staff has recommended increased regionalization of storm water basins on the site. Fees and Assessments: This development will be subject to the standard development fees including park dedication and trunk street and utility service charges. The developer has requested a waiver of the street oversize fee due to the number of regional street improvements they are proposing to complete. The City Council will ultimately need to evaluate whether this fee waiver is justified given the proposed PUD benefits and regional improvements proposed at the developer’s sole cost. Conclusion The Trillium Cove development, as proposed, is a very complex and unique project. The developer and City Staff have met numerous times to discuss the many aspects of the site. The developer has also hosted a neighborhood meeting to present the development plan to nearby property owners. City Staff believes the developer is identifying unique PUD benefits within the site including the preservation of a high quality large wetland and creating a unique natural public open space around this feature with an area for a park structure in the future. Mixed used housing is also proposed for the site, and an innovative residential development design that includes curvilinear streets, varying building angles and setbacks, and a unique sense of place for future residents. In addition, the City is considering an option to coordinate reconstruction of Rolling Oaks Circle street and utility improvements along with the developer’s utility construction in the area. Although the status may change, at this time no commitments have been made by the City Council to this effort and the developer is planning to proceed without coordination of a City reconstruction project. As noted in the attached staff memorandums, the developer must refine the plans to assure compliance with the Public Works Design Manual requirements and City Zoning Ordinance; however, City Staff has discussed these comments with the developer and feel they will not drastically alter the design of the development plan or preliminary plat. Therefore, City Staff does advise the Planning Commission to consider recommending approval of the Trillium Cove Preliminary Plat and PUD Plan with the following conditions: • The developer shall revise the plans according to the April 21, 2017 City Engineering & Public Works Dept. Memorandum • The developer shall revise the plans according to the April 24, 2017 City Community & Economic Development Dept. Memorandum • The developer shall obtain a grading permit from the City Engineering Department prior to any grading or tree removal on the site. • The Developer shall obtain the required permits from other state or local agencies prior to applicable on the site ISSUES: PUD’s provide a flexible approach to development that allows creative, efficient and effective use of land, including the mixing of land uses. The proposed project 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 overall net housing density remains low (3.4 units per acre). The PUD must be reviewed based on the criteria found in Section 1106 of the Zoning Ordinance. The criteria which are applicable to the Trillium Cove PUD are discussed below: (1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The proposed PUD is consistent with the Comprehensive Land Use Plan designations on the entire site. The PUD approach allows the location of the different land uses in ways that preserve and enhance the natural features of the site. (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses. The proposed PUD plan clusters the residential areas, and provides over 37% of open space on the site. (3) Create a sense of place and provide more interaction among people; The PUD plan proposes trails, and other pedestrian elements to connect the residential elements. A unique and innovative site design incorporates varying building setbacks, increased safety views at street intersections, and better view corridors that enhance the pedestrian and vehicular experience as residents navigate the development. (4) Increase transportation options, such as walking, biking or bussing; The plan includes a network of trails that will connect to the regional trail system. A trail around the large wetland provides a unique natural walking/biking experience as well. The developer also proposes 10 parallel parking stalls along the east side of Meadowlawn Trail adjacent to the proposed City park land. (5) Provide opportunities for life cycle housing to all ages. The PUD plan includes several housing types, including one-story single family dwellings, attached multi-story townhouses, and multi-story traditional single family homes. This mix will provide housing options to many different buyers. (6) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. The development utilizes a mix of public and private streets. The public streets provide access through the development and to connectivity to adjacent areas. The private streets are used for the townhome development, and will be maintained by a homeowners’ association. (7) 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. The PUD district also 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 PUD incorporates preservation of a large natural trail system around the wetland area, as well as an active park location nearby the wetland feature. The developer proposes parkland dedication over and above the necessary requirement of 10% of the site area. (8) Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re-use and redevelopment of existing buildings. The plan includes a trail around the high-quality wetland as well as preservation of the wetland itself as a focal point within a public park, curvilinear sidewalks, and a system of trails connecting to other trails in adjacent developments to create a unique and innovative pedestrian experience. (9) High quality of design compatible with surrounding land uses, including both existing and planned. The proposed design is compatible with the surrounding low density residential land uses. ALTERNATIVES: 1. Motion and a second to recommend approval of the Preliminary Plat and Preliminary Planned Unit Development Plan for Trillium Cove subject to the listed conditions, or others that may be added or modified by the Commission. 2. Motion and a second to recommend denial of the Preliminary Plat and Preliminary Planned Unit Development Plan for Trillium Cove based upon findings of fact. 3. Motion and a second to table this item to a future Planning Commission meeting and provide the applicant with direction on the issues that have been discussed. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. Development Plans - March 23, 2017 3. Applicant Narrative – March 23, 2017 4. Engineering/Public Works Dept. Memorandum - April 21, 2017 5. Community & Economic Development Dept. Memorandum - April 24, 2017 LOWER PRIOR LAKE GD (904) 140TH ST NE C R E S T A V N E P I K E L A K E T R L N E B L U E B I R D T R L N E F I S H E R A V N E S H O R E T R L N E D O V E C T N E C A R R I A G E H I L L R D N E F E R N D A L E A V N E C O A C H M A N L N N E C A N D L E W O O D L N N E R A V E N C T N E Lower Prior Lake Scott County GIS Ü Trillium Cove Prelim Plat and Prelim PUDLocation Map UPPER PRIOR LAKEGD(904) SPRING LAKEGD(912.8) LOWER PRIOR LAKEGD(904) PIKELAKENE(820.5) MYSTICLAKENE HAASLAKENE(907.3) BLINDLAKERD(948.7) ARTICLAKENE(906.7) MARKLEYLAKERD( ) HOWARD LAKENE(957.3) CRYSTAL LAKENE(943.3) RICE LAKENE(945) CLEARY LAKENE CAMPBELLLAKENE(Not Estab.) Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTYSUBJECTPROPERTY SUBJECTPROPERTY Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 x x x x x x x x x x x x x x Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 x x x TOTAL SURVEYED DBH:50494 CAL IN TOTAL SURVEYED SIGNIFICANT TREES SAVED:10217 CAL IN. SURV. REMOVALS FOR PUBLIC INFRASTRUCTURE:11217 CAL IN SURV. REMOVALS FOR DEVELOPMENT:29060 CAL IN TOTAL SURVEYED TREE REMOVALS:40277 CAL IN ALLOWABLE TREE REMOVAL:35% ALLOWABLE TREE REMOVAL:17673 CAL IN TREE REMOVALS BY DEVELOPER:29060 CAL IN LESS ALLOWABLE TREE REMOVAL:17673 CAL IN EXCESS REMOVALS BY DEVELOPER:11387 CAL IN CREDIT FOR HERITAGE TREES SAVED: 78 HERITAGE TREES SAVED 3048.5 CAL IN TREE REMOVAL CREDIT:6097 CAL IN TREE REPLACEMENT REQUIRED:2645 CAL IN (11,387" less 6097" credit * 0.5) T R E E R E M O V A L T R E E R E P L A C E M E N T R E Q M T S Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “TRILLIUM COVE” APPLICATION FOR: PRELIMINARY PLAT & PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN PRIOR LAKE, MINNESOTA March 23, 2017 Introduction Pulte Homes of Minnesota (“Pulte”) is pleased to be submitting this application for Preliminary Plat and Preliminary Planned Unit Development Plan. Pulte’s company vision is “Building Consumer Inspired Homes and Communities to Make Lives Better”. We are nationwide company with a corporate office in Atlanta, Georgia. We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. Pulte’s Minnesota Division has an office in Eden Prairie and will sell approximately 450 homes in the Twin Cities in 2017. We take pride in offering very popular floor plans, creating innovative neighborhoods, and working with integrity. Pulte will act as both developer of the property and builder of the homes within Trillium Cove. The primary contact for Pulte is: Paul Heuer, Director of Land Planning & Entitlement 7500 Office Ridge Circle, Suite 325 Eden Prairie, MN 55344 952-229-0722 Paul.Heuer@PulteGroup.com The owners of the property are: Meadowlawn Development Corporation Charles and Richard Bolger 14560 Trillium Cove Trail NE Prior Lake, MN 55372 612-750-9942 cbolger@bolgerinc.com Lot 1 Partnership Sue Griffith C/O Mr. Brian Pankratz LaSalle Plaza 8000 LaSalle Avenue, Suite 1900 Minneapolis, MN 55402 952-924-4665 Brian.pankratz@cbre.com 2 Legal Description SECTION 25 TOWNSHIP 115 RANGE 022 P/O W1/2 NW1/4 COM SW COR NW 1/4, N 303.93' TO POB. E 586.02' TO CL OF GRAVEL DRIVE, N12.1 SUBDIVISIONNAME EAGLE RIDGE ACRES LOT O-L BLOCK 002 SUBDIVISIONCD 25052 EX LYING S'ERLY OF LN 20' N OF NW COR LOT 1 TO PT 40' SECTION 25 TOWNSHIP 115 RANGE 022 P/O W1/2 NW1/4 COM SW COR NW 1/4, N 303.93', E 586.02' TO CL OF GRAVEL DRIVE (POB), N 12.13 The Property The Trillium Cove property is unique and complex from a number of standpoints. The Last Puzzle Piece Trillium Cove sits among fully developed neighborhoods to the east and west. County Road 42 lies along the northern border of the property. Carriage Hills Parkway, upon completion, will act as the southern border of the property. Trillium Cove is a true infill development which substantially completes development in this area. Site Attributes & Constraints The property contains a number of beautiful attributes which also pose development constraints. The north half of the property contains woods, scattered wetlands, and steep, rolling hills. The entire property has complex drainage patterns which release storm water in various directions. The complex drainage patterns have been dealt with through detailed civil engineering strategies. The woods and wetlands pose both constraints and opportunities in creating a vision and innovative concept plan for this new neighborhood. Property Recent History This property is complicated to develop for a variety of reasons outlined elsewhere in this narrative. For the past 15 to 20 years developers have been attempting find a way to successfully develop the property. We believe it is important to describe the most recent applications. Both the 2013 and 2014 applications failed due to the various complexities and related costs. K Hovnanian Preliminary Plat Application (2013) In 2013, builder/developer K Hovnanian submitted an application for preliminary plat for the east half of the property. The City Council ultimately denied this application. Pulte Homes Concept Plan Application (2014) In 2014, Pulte Homes submitted an application for concept plan review with standard R-1 zoning for the west half, the east half, and some property along Prior Lake. The application was received very well by City staff, the Planning Commission, and the City Council. Pulte Homes Preliminary Plat Application (2014) In 2014, Pulte Homes submitted an application for preliminary plat with standard R-1 zoning for the west half, the east half, and some property along Prior Lake. Unfortunately, Pulte Homes withdrew the application shortly thereafter due to lack of financial feasibility. It should be noted that the name of the 3 community with this application was “Meadowlawn”. The sellers recently requested that we change the name so that their remainder property could retain this historic family name. Pulte Homes Concept Plan Plat Application (2017) In 2017, Pulte Homes submitted an application for concept plan with PUD zoning. The application was received very well by City staff, the Planning Commission, and the City Council. Please note that the name “Griffith Woods” was used for this application. Pulte Homes Neighborhood Meeting (2017) In 2017, Pulte Homes held a neighborhood meeting to present the concept plan and received feedback. Many questions were fielded, primarily dealing with traffic and potential future Rolling Oaks Circle improvements. Neighborhood Vision As we set upon the task of creating a new neighborhood, it was important to us to utilize the beautiful natural features of the Trillium Cove property and to showcase them. We worked hard to incorporate the wetlands, woods, and rolling hills. Our vision for Trillium Cove incorporates the following high level goals: 1. Appeal to a variety of demographic groups – We have found that a neighborhood with housing that appeals to a variety of demographic groups has more vitality and energy which is very attractive to residents. See “Homes” section of this narrative for more details on the homes. 2. Showcase the wonderful natural amenities – Although standard engineering design requirements limit our ability to preserve natural amenities, we recognized that we could focus preservation efforts in high visual impact areas. 3. Innovative site design - We hired Rick Harrison Design Studio, a nationally renowned design firm to create an innovative design which would blend our goals, the City’s goals and his own creative design process. 4. Street connectivity and pedestrian orientation – Due to the infill nature of this property, there are numerous opportunities to make street and trail/sidewalk connections which complete multiple transportation networks. Of particular importance is completing the last section of Carriage Hills Parkway , connecting County Road 42 with Carriage Hills Parkway, and creating pedestrian connections between County Road 42, the beautiful wetland in the central part of this property, Carriage Hills Parkway, North Shore Oaks Park, and Sandpoint Beach. City G oals We monitored the K Hovnanian application in 2013 and listened closely to what was liked as well as disliked by the City. Through our 2014 application process we also learned a great deal about City goals for this particular property and region of the City. Here is a summary of the goals that we heard strongly and consistently expressed by the City for the Trillium Cove property: 1. Develop the two properties together 2. Street and pedestrian connectivity 3. Build Carriage Hills Parkway 4. Limit access to Carriage Hills Parkway 5. Build the north/south collector street 6. Preserve the large, high quality wetland 7. Build a public trail around the large wetland 8. Provide space for a new public park near the large wetland 4 In creating this new neighborhood, our goal was to satisfy all of the above listed City goals and to incorporate them into the Pulte neighborhood vision. Innovative Design Pulte Homes is known for the extraordinary steps that we take to ensure that we are designing and building homes that meet the needs and desires of home buyers (see “Our Homes” section of this narrative). We also focus intently on designing neighborhoods that are beautiful and pleasant to live in. As such, we have hired nationally renowned neighborhood designer Rick Harrison Design Studio. Rick Harrison has invented several planning methods and created specialized software used in land planning across the country. He continues to refine the cutting edge, innovative design approach previously known as “coving”. Pulte Homes utilizes Rick’s specialized skills because we find great value in creating innovative and beautiful neighborhoods that have the following positive attributes: 1. Attractive from the Outside – While driving past many neighborhoods, drivers see a row of homes with the rears facing the perimeter street. Typically, the rears of homes are the least attractive sides. In addition, homes tend to look similar when they are lined up in a row. From our standpoint, this first impression of a new neighborhood is not as strong as it could be. With Trillium Cove, drivers on County Road 42 and Carriage Hills Parkway will see open space, woods, view corridors, and primarily fronts and sides of homes. Through this intentional design strategy, Trillium Cove will leave a positive and lasting impression on the eyes of the public. 2. Attractive Driving Through – It is very common in traditional neighborhoods to see straight streets with homes set back from the streets at the same distance. This type of uniformity makes it difficult to create an attractive neighborhood. A Rick Harrison neighborhood typically has curvilinear streets and varied home setbacks from the street. This creates a feeling of spaciousness while driving down the street. It also creates a feeling of constant variation, interest, and beauty. Another design strategy that Rick incorporates is “view corridors”. Instead of lining both sides of the primary streets with homes, Rick is adept at placing the streets next to wetlands, ponds, and woods, thereby creating beautiful view corridors for the driving public. Bringing natural beauty continuously into view creates a strong feeling of quality, beauty, timelessness, and the integration of nature into a neighborhood. 3. Better Views from Within the Homes – The curvilinear streets and varying home setbacks result in the homes having different orientations with respect to each other. In other words, the homes are not lined up side by side. This varying orientation creates more and better views from inside the homes to the surrounding areas, thereby bringing additional beauty and value to the homeowners. After many iterations through the Concept Plan stage, we are very pleased with the outcome of the neighborhood design. It satisfi es all identified City goals, integrates nature into the neighborhood, and provides a variety of housing types within one master planned community. We are particularly pleased with the elements of beauty: • A strong sense of entry • Buffers around the perimeter of the neighborhood, many of them wooded • Curv ilinear streets • View corridors while driving After the Concept Plan was presented to and reviewed by the City, we undertook engineering design of the neighborhood. We are pleased to report that the overall layout is nearly identical to the Concept Plan. Revisions have been very minor in scope. 5 Key Facts • Addresses of property: 14175 Rolling Oaks Cir NE, Prior Lake, MN 55372 for the property in the northwest corner. The other two properties have no addresses. • Comprehensive Land Use Plan designation is R-LD Urban Low Density (0-4 units/acre) • Use District is R-1 Low Density Residential • Proposed zoning is Planned Unit Development (PUD) • Estimated 207 homes o 90 single family homes (58 3-car and 32 2-car) o 52 single level homes o 65 townhomes • Gross area is = 91.17 acres (includes 11.15 acres of outlots within the plat but not part of the development) • Net area is 61.86 acres • Gross density is 2.27 units/acre; net density is 3.35 units/acre • Total open space is 29.90 gross acres within the 80.02 gross acre development = 37% Single Family Dimension Standards (minimums) Lot Width at home setback 60 feet for 2-car; 70 feet for 3-car Front yard setback 25 feet Side yard setback to home 10 feet Side yard setback to garage 10 feet Rear yard setback 25 feet Single Level Dimension Standards (minimums) Lot Width at home setback 55 feet Front yard setback 25 feet Side yard setback to home 10 feet Side yard setback to garage 5 feet Rear yard setback 20 feet Townhome Dimension Standards (minimums) Front set back to public streets 20 feet Distance between buildings 20 feet Private street width (back to back of curb) 22 feet Our Homes Pulte Homes is known for the extraordinary steps that we take to ensure that we are designing and building homes that meet the needs and desires of home buyers. We continually reach out to the public and Pulte homeowners to get feedback to improve our home designs. It is what we call Life Tested®. We actually build prototypical rooms and homes in warehouses across the country and pay members of the public to walk through and provide written feedback on the homes. Through this intensive process, we have conceived of and incorporated many innovative features such as the Pulte Planning Center, the Everyday Entry, Super Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played a major part in Pulte’s success in “Building Consumer Inspired Homes and Communities to Make Lives Better”. One of the primary goals in creating our vision for Trillium Cove is to provide different housing products that would appeal to a variety of demographic groups. As mentioned earlier, we have found that a neighborhood with housing that appeals to a variety of demographic groups has more vitality and energy. We will be building three different types of homes that are designed to appeal to different demographic groups. Each is described briefly below. Attached you will find example front elevations of each housing product. 6 Single Family Homes This property is located within the celebrated Prior Lake-Savage Area School District. Strong school districts are highly desirable to families. We anticipate that there will be strong demand for our single family homes which will be in the anticipated range of the mid-$300k’s to the high-$400k’s. Single family homes will be located in the northwest and southeast parts of the neighborhood. Single Level Homes We commonly hear that cities are learning that they do not have adequate housing to serve the empty nest population. Many of these homebuyers raised their families in your community, volunteered, are invested heavily in the larger community, and are now ready to move into a smaller, single level home. Many cities express a concern that these residents will move out of their communities due to a lack of adequate housing. Trillium Cove will offer the single level homes with lawn maintenance and snow removal for which these buyers are looking. Although not age restricted, we anticipate that the primary buyers of these homes will be couples or singles age 55 or older. We anticipate the single level home prices to range from the low-$300k’s to the low $400k’s. Single level homes will be located in the southwest part of the neighborhood and along the north side of the large wetland. Townhomes We will be building townhomes in Trillium Cove which will have an attainable entry price and will also provide association maintained lawn, snow removal, and building exterior maintenance. This type of home appeals to many singles and first time home buying families. We anticipate the townhome prices to range from the low-$200k’s to the high $200k’s. Townhomes will be located in the northeast part of the neighborhood. Parks & Trails The City has expressed a strong interest in creating a neighborhood park within the open space in Trillium Cove. We support this approach and the amount of land that we are dedicating to the City is plentiful for this use. In addition, there are a number of trails connections that are desired through the new neighborhood. We have planned to construct all of these trails. Required Park Dedication Ordinance 1004.1000 outlines the park dedication requirements for each development: 10% of net area calculated as gross area less storm water outlots, wetland outlots, major right-of -way dedication. Below is a calculation of net area: 7 Therefore, park dedication is required to be 10% of 61.86 acres = 6.19 acres of land. Actual Park Dedication We have consistently heard that the City would like us to preserve the large, high quality wetland in the central portion of the property, to retain some woods surrounding it, and to build a public trail around the wetland. We have designed the neighborhood to accomplish these goals and have designed trails and trail connections that are consistent with the City’s Comprehensive Plan. Our park dedication requirements will be more than fulfilled by a combination of park/open space land dedication around the large wetland, park/open space land dedication adjacent to North Shore Oaks Park, construction of various public trails shown on the City Comprehensive Plan within Trillium Cove, and construction of park parking stalls. 1. Land – We will be dedicating the following outlots to the City: a. Outlot L – 11.74 gross acres – 5.55 acres wetland = 6.19 acres of upland woods, open space, and park land b. Outlot K – 1.91 gross acres – 0.23 acres of pond = 1.68 acres of upland woods, open space and park land Total land dedicated to the City will be 7.87 acres, exceeding the required 6.19 acres by 1.68 acres. The value of the additional land dedicated to the City is 1.68 acres x $110k/net acre = $185,000. 2. Trails – We will construct all of the public trails shown on our application. We estimate the construction cost of this work to be $280,000. 3. Park Parking - Our design accommodates the future City construction of a tot lot along Meadowlawn Trail. We show an illustrative example on our submittal drawings which demonstrates a logical location for the tot lot. We also included an example photo below which shows a typical tot lot design. As part of our infrastructure work, we will be constructing ten parallel “bay” style parking stalls along Meadowlawn Trail to serve the future tot lot. The estimated cost of this park parking is $30,000. Total land dedication, public trail construction, and park parking construction exceeds the City park dedication ordinance requirements by approximately $500,000. We request that the City construct the tot lot in 2018. Infrastructure As an infill development, public infrastructure is available at or near the perimeter of the property in multiple locations. A substantial part of Trillium Cove will be served by a sanitary sewer currently at the intersection of County Road 42 and Rolling Oaks Circle, northwest of the property. We will connect to this sewer, extend the sewer down part of Rolling Oaks Circle, and then extend the sewer into Trillium Cove. This sewer 8 extension and the associated restoration of the gravel street will be completed and funded by Pulte Homes. We have worked in detail with City staff to compose conditions of approval f or Trillium Cove which provide for a potential City reconstruction project of Rolling Hills Circle, if desired by the City Council. It should also be noted that due to this property being “the last puzzle piece”, an inordinate amount of regional transportation improvements are desired by the City and County to be constructed in conjunction with development of Trillium Cove. These regional transportation improvements (shown in red in the below graphic) include: 1. Construction of the last section of Carriage Hills Parkway, which will create a continuous connection between County Road 42 and County Road 21. 2. Construction of a collector road connecting County Road 42 with Carriage Hills Parkway. 3. Reconstruction of the intersection of County Road 42 and the new collector road, resulting in a new full access intersection serving this region. 4. Reconstruction of the intersection of County Road 42 and Rolling Oaks Circle, thereby creating a right in right out limited access intersection. 5. Reconstruction of the intersection of County Road 42 and Ferndale Avenue, thereby creating a right in right out limited access intersection. Although these improvements benefit a much broader area than the Trillium Cove neighborhood, and some of the improvement provide no benefit to Trillium Cove (#4 and #5), Pulte Homes is planning to complete all of these regional transportation improvements at significant expense. The City has traditionally charged developers a “Street Oversize Acreage” fee. The purpose of this fee is to fund regional transportation improvements in a fair manner. For instance, it would not be fair for the first developer in an area to pay the entire cost of a regional roadway. Similarly, it would not be fair for the last developer in an area to pay the entire cost of a regional roadway. However, in the case of Trillium Cove, the fee does not work. We happen to be the last developer in an area and we are required to pay for an abundance of regional transportation improvements, many of which do not even benefit Trillium Cove. The estimated net amount of this fee for Trillium Cove is $225,000. The estimated cost of the desired regional transportation improvements is $1,100,000 (see details below). We realize that the City has a strong interest in having these regional transportation improvements constructed in conjunction with development of Trillium Cove. Therefore, we are proposing to construct all of the improvements outlined below at Pulte’s cost. The value of the regional transportation improvements in excess of the potential fee is $875,000. We request that construction of these regional transportation improvements satisfies our “Street Oversize Acreage” fee. 9 Shoreland District A small part of the southern portion of Trillium Cove lies within the shoreland district for Prior Lake. The purpose of shoreland district requirements is to protect the quality of nearby surface waters. In this particular case, requirements are satisfied by having all storm water within the shoreland district infiltrate into the ground and therefore will not reach Prior Lake. Planned Unit Development (PUD) Traditionally, PUD zoning is utilized to preserve natural topographic features and to provide win-win situations for cities and developers. In this particular case, due to the fact that this is “the last puzzle piece”, the City will obtain a great deal: 1. A beautiful new neighborhood which… 2. Serves various demographic groups 3. The two properties will be developed together as one 4. Sanitary sewer will be installed through half of Rolling Oaks Circle at no City cost 5. Pedestrian connectivity and new public trails 6. Carriage Hills Parkway finally completed 7. A round-a-bout on Carriage Hills Parkway to calm traffic speeds 8. Limited access to Carriage Hills Parkway 9. North/south collector street connecting Carriage to County Road 42 10. County Road 42 improvements at collector street 11. County Road 42 improvements at Rolling Oaks Circle 12. County Road 42 improvements at Ferndale Avenue 13. Trunk water main connection beneath Carriage Hills Parkway 14. Preservation of most wetlands, including the large, high quality wetland 15. 6.19 acres of publicly dedicated woods/open space around large wetland w/trail 16. The above referenced public space is adequate in size to accommodate a park/tot lot 17. 1.68 acres of publicly dedicated woods/open space adjacent to North Shore Oaks Park 18. Landscaped islands 19. Professionally managed HOA’s 20. $500,000 in value of additional land, trails, park parking above and beyond park dedication requirements 21. $1,100,000 of regional transportation improvements in lieu of $225,000 of street oversize fees With a PUD, Pulte will receive the benefit of being able to create a beautiful new neighborhood that serves multiple demographic groups, preserves trees and wetlands, and contains modern lot sizes. Phasing & Schedule Following is a summary of our preliminary schedule for development: May 1, 2017 City Council potentially approves rezoning, preliminary PUD May 22, 2017 City Council potentially approves final plat 1st Addition Summer/fall 2017 Site development work January 2018 Begin selling homes 2021 Full development buildout We anticipate developing Trillium Cove in three construction phases as outlined in the attached preliminary Phasing Plan. Grading of all phases will be completed with Phase 1. 10 Outlot Ownership & Maintenance Ownership of outlots will be as shown in the below table: Maintenance of specific infrastructure within Trillium Cove will be as follows: • The owner of each outlot will be responsible for maintaining the outlot, other than exceptions outlined below. • The Trillium Cove homeowners association will be responsible for maintaining irrigation, lawn, and landscaping within the island at the end of Sweetwater Circle, the island at the end of Ferndale Avenue, the island within Griffith Woods Parkway, and the island within Meadowlawn Trail. A maintenance agreement and/or easement will be prepared and recorded, thereby memorializing this maintenance right/obligation. • We will record trail easements within Outlots H and J, thereby allowing the City to maintain public trails running through these outlots and thereby controlling critical pedestrian connections. This submittal includes: • This narrative with legal descriptions of existing properties • Preliminary PUD application • Preliminary plat application • Application fees totaling $8,330 • Preliminary plans • Example home elevations • Mailing labels • Geotechnical report Greenfield Riverton Westchester Hilltop Mercer Newberry Continental Abbeyville Ascend Castle Rock Martin Ray Blueridge & Portsmill Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: April 21, 2017 To: Community Development Department From: Engineering Department – Larry Poppler, City Engineer Engineering Department – Nick Monserud, Project Engineer Public Works Department – Pete Young, Water Resources Engineer Subject: Trillium Cove Preliminary Plat Review (Project #DEV17-000003) The Engineering and Public Works Departments have reviewed the preliminary plat for the subject project with a plan date of March 23, 2017. The plans were reviewed for consistency with City Ordinances and Standards detailed in the City of Prior Lake Public Works Design Manual. The following list details deviations from standards or requests for additional information that must be reconciled prior to project approval. The applicant or its representatives are invited to contact the engineering department with any questions at 952-447-9830. Comments highlighted in bold are of particular concern: General 1. The final plat plans should follow the requirements of the Public Works Design Manual (PWDM). 2. Permits from the Met Council, Minnesota Pollution Control Agency, Scott County, and Department of Health are needed. 3. Benchmark information and City Project #DEV17-000003 should be shown on all plan sheets. 4. All plans should be drafted according to the City of Prior Lake layer system. A digital copy of the plans in pdf or tif format is required prior to construction. All drawings should use the Scott County Coordinate System. 5. Provide graphic to show where Meadowlawn Trail lines up to the north. Show travel lanes to the north lining up with Meadowlawn Trail. 6. The median and monument sign should be moved back out of County right of way. Grading 1. Please add additional existing and proposed contour labels. 2. Retaining walls over 4’ in height will require a retaining wall permit from the City. They must be designed and reviewed by a Structural Engineer. 3. Retaining walls within public right-of-way and Outlots to be dedicated to the City shall be modular block. No boulder walls are allowed. 4. Any backyard drainage paths must be sodded and protected at the conclusion of grading activities. Please label these areas on the grading plans and show silt fence protection. 5. Show slopes for maintained areas at no more than 4:1, unmaintained at 3:1. Areas that are steeper than 3:1 include: the wetland side of block 12 lots, contours on pond 9PTP at the corner of Meadowlawn Trl and Trillium Cove. 6. Show construction limits in all areas (including areas adjacent to tree preservation areas). Silt fence will also be required in these areas. 7. Proposed grading beyond property lines will require easement/agreement or revise grades to stay within project area. 8. Provide easements for all storm sewer pipes, structures and drainage swales located within common lots. 9. Please review roadway grades at property lines to assure proper elevations at adjacent properties 10. The minimum allowed slope of swales is 2%. Several swales have portions that are less than 2%. Please revise accordingly. 11. Show driveway slopes. Driveway slopes shall not exceed 10%. 12. A minimum of 10 feet beyond the house should have a slope less than 10:1. 13. Revise backyard drainage and utility easements to include swales in the following areas: Block 4 Lots 14, 15, 16, 17; Block 3 Lots 1, 2, 3. 14. Contours on Carriage Hills Pkwy should correspond to the road alignment. 15. Adjust drainage and utility easement for storm sewer pipe in Block 9 Lot 8. 16. Show emergency overflows for all for wetlands specifically W3. Please show 100-yr back to back storms high water level since this is a landlocked basin. Utilities 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regarding the utility plans that were submitted with the preliminary plat. 2. Easements over the utilities will need to be in place throughout the Townhouse Development area. It is our understanding that the streets will be private in this area. 3. Add manholes to the storm line draining to Outlot E infiltration basin. 4. FES-92 should be extended down to the NWL of Pond 2PTP. 5. Add flared end section to Outlot E outlet pipe. 6. See Public Works plan redlines. 7. Add hydrant to dead end watermain south of roundabout. 8. Add a watermain stub with a gate valve to the south on Rolling Oaks Circle. 9. Please include a note to install wyes on the sanitary sewer in Rolling Oaks Circle. 10. Show 12” watermain for the north south roadway. Oversizing will be provided for the difference in pipe sizing. 11. The length of Trillium Cover is over 1,700 feet. The watermain should be looped by connecting down Rolling Oaks to CSAH 42. 12. Please utilize PVC for watermain for the project. 13. Please add additional manholes for the sanitary sewer on Rolling Oaks to keep the sanitary sewer in the center of the right of way. Streets 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regard the street plans that were submitted with the preliminary plat. 2. Provide turning template for roundabout. 3. Sidewalks that are on private property shall have easements over them. 4. The high point on Hampton St. NE at station 17 seems to be un-necessary. Please review and remove. 5. Cul-de-sacs and parkway design do not meet City standards. Due to future maintenance of these areas, the City would prefer not having these areas. A homeowners association can disband or be ineffective in performing maintenance over the long term. 6. Provide street and storm sewer sheets. 7. Provide details of connections to existing streets. 8. Provide signage and striping plan. 9. Final plat drawings should show ped crossing locations. 10. Please show how Ash Circle squares up with the curvature of Ferndale. Intersection detail will be needed. Hydrology and Stormwater Management 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regard the street plans that were submitted with the preliminary plat. 2. The City standard for rate control is based on NOAA Atlas 14 precipitation data along with the MSE3 rainfall distribution. The submitted HydroCAD calculations use the MSE3 distribution but not the Atlas 14 data. Areas draining to the Prior Lake Outlet Channel (PLOC) may utilize the old rainfall amounts (2.8”, 4.2”, 6.0”) and distribution (NRCS Type II). Other areas must be calculated using the newer data. 3. Considering the topography it can be expected that multiple ponds are needed, but can some of these ponding areas be combined. Certain ponding areas are so small they may not function well. Regional ponding is always more desirable. 4. Please review the low floor elevations and EOF for lots 1-5 block 7. 5. Assure safety bench is provided for all ponding facilities. 6. The invert elevations of pond inlet flared end sections shall match the OE of the pond. Submerged outlets will only be allowed at the discretion of the City. 7. The EOF of a pond should be at least 1 foot higher than the HWL. The top of dike elevation should be at least 2 feet higher than the HWL. 8. Show or define access routes for maintenance purposes to all stormwater infrastructure and ponding areas (maximum of 8% grade, maximum of 2% cross slope, and minimum of 10' wide). Drainage and utility easements shall be dedicated at the time of final platting to provide this access. 9. Pond outlets shall provide floatable debris skimming for the 10-year, 24-hour rainfall event (NRCS MSE3 rainfall distribution). A manhole with a baffle wall with orifice or notch is recommended to control rate. Outlet rate control manholes shall have a top mitered to conform to fill. A 66" minimum diameter is required to provide access to both sides of the weir wall. Please provide a detail for proposed pond outlet structures. SWPPP 1. A detail review will take place once final plat (plan and profile) has been submitted. Below are general comments regard the street plans that were submitted with the preliminary plat. 2. A SWPPP that meets the requirements of the NPDES Construction Stormwater Permit must be prepared for all construction activity that results in land disturbance of equal to or greater than 1 acre. The SWPPP must be reviewed and approved by the City before an Excavating and Grading Permit is issued. All provisions of the NPDES Construction Stormwater Permit & SWPPP must be adhered to for the duration of the City grading permit. Wetlands 1. The City must review and approve the Wetland Permits Application submitted for this project on 4/14/2017. This submittal is still under review. Any drainage, fill, excavation or other alteration of a public waters or wetlands is regulated by the Wetland Conservation Act (WCA), State Statutes 103G.245 and regulations adopted hereunder. The City is the Local Governing Unit (LGU) under these rules. 2. Wetland 1 is one of the highest quality wetlands remaining within the City. It is considered “highly susceptible” to stormwater impacts per MnRAM. The project, as proposed, would have significant impacts on this wetland by changing its watershed and reducing the volume of water available. The plant community in this wetland relies on consistent hydrology. Please route additional runoff to the wetland to maintain its hydrology. The current proposal reduces runoff volume to the wetland for the 2-, 10-, and 100-year rainfall events by 29%, 34%, and 37%, respectively. 3. Buffer strips shall be identified within each parcel by permanent monuments. A monument shall be required at each parcel line where it crosses a buffer strip and shall have a maximum spacing of 200 feet along the edge of the buffer strip. An additional monument shall be placed at the midpoint of each lot and/or as necessary to accurately define the edge of the buffer strip (considering curvature). A monument shall consist of a post and a buffer strip sign. The signs shall comply with City Plate #203, Wetland Boundary Signs. The signs shall be installed prior to the issuance of a Building Permit and should be shown on the approved plans. Buffer strip signs must be purchased from the City at a cost shown on the latest fee schedule. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community & Economic Development Department has reviewed the Preliminary Plat and PUD plans for the subject project with a plan date of 03-23-2017 and we have the following comments. General 1. Development Fees – The following development fees are to be collected prior to recording of any approved final plat: Park Dedication of unit(s) at $3,750 per unit, Trunk Water ($6,960/net acre), Trunk Sanitary Sewer ($3,678/net acre), Trunk Storm Sewer ($3,376/net acre), Street Oversize ($5,953/net acre), $9,000 Water Connection Fee, $9,000 Sewer Connection Fee, and a 4% administrative fee and 5% construction observation fee based on the total estimated construction costs (which include landscaping, streets, public trails, and public utilities). 2. Private/Public Agreements – Private Use of Public Property Agreements shall be prepared with Final Plat review for all center island areas. Agreements shall detail the maintenance obligations of the HOA for these features within the public right-of-way. 3. Sidewalk easements – Sidewalk agreements shall be prepared for all public sidewalk areas within private lot areas. 4. Warranty Deeds – Submit draft warranty deeds for future public ownership Outlots with Final Plat application. Preliminary Plat 5. Existing Zoning – List existing zoning as R-1 (Low Density Residential) 6. Outlot F & G – Developer has expressed interest to subdivide outlot F & G from plat prior to final plat approval via a Metes and Bounds subdivision. Is this still the proposed process? 7. Park Dedication – Identify acreage of Outlot K proposed for tree removal and ponding. This area may/may not be considered for parkland dedication credit by the City Council since it exceeds 10% slope. Per Section 1104.1000 the City Council has discretion to accept these areas for park dedication. 8. PUD Zoning Modifications – In addition to other proposed public improvement modifications, the developer requests modifications to the typical R-1 zoning requirements in the following areas: a. Lot size – Min. proposed – 7,559 sq. ft., Min. required (R-1) – 12,000 sq. ft. b. Lot width – Min. proposed – 55 feet, Min. required – 86 ft. Date: April 24, 2017 To: Paul Heuer, Pulte Homes From: Jeff Matzke, Planner Subject: Trillium Cove Preliminary Plat and PUD City Project #DEV17-00003 c. Side Setback – Min proposed – 5 feet, Min. required – 10 feet d. Front Setback – Min. proposed 20 feet, Min. required – 25 feet e. Rear Setback – Min proposed 20 feet, Min. required – 25 feet 9. Setback Table – Indicate setback table on plans with proposed yard encroachment details (The City has done this for other PUD developments such as Jeffers Pond and it allows for more efficient building permit review process. Please consider all encroachments including A/C units, cantilevers, roof overhangs, window wells, etc.) Grading Plan 10. Retaining walls – Walls exceeding 4 feet in height will require a building permit application. Tree Preservation/Landscape Plan 11. Tree placement – On landscape plan/details plan, indicate placement of all trees a minimum of 10 feet from front property lines within front yards. 12. Tree replacement formula – Tree replacement of 864 trees is based on 3” trees. Revise landscape plan to identify minimum tree size 3 inches or increase number of tree replacement. 13. Buffer shrubs – While recommended at subdivision entrance areas, bufferyard shrubs are not applicable to tree replacement requirements. Additional trees will be required instead of proposed 53 shrubs to meet this requirement. 14. Center island trees – Maintenance of trees located within center islands will be the responsibility of the HOA. 15. Final tree locations – Tree locations may be subject to change depending on field construction of public/private utilities and maintenance access locations for ponding and utilities.