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Home My WebLink About4B PDEV17-000002B - Haven Ridge - Final PUD Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: AUGUST 28, 2017 AGENDA #: 4B PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: HOLD A PUBLIC HEARING TO CONSIDER THE HAVEN RIDGE FI- NAL PLANNED UNIT DEVELOPMENT PLAN DISCUSSION: Introduction M/I Homes, on behalf of the property owner, has applied for approval of a Final Planned Unit Development (PUD) Plan known as Haven Ridge, to be developed as a 133-lot, low density residential subdivision. The subject site is located north of County Highway 42 and east of County Highway 18. History M/I Homes submitted a concept plan to the City of Prior Lake in early 2017. The Planning Commission and City Council provided feedback on the concept plan and M/I Homes has since moved forward with this cur- rent Plat and PUD applications. The Planning Commission held a public hearing on June 19, 2017 for the preliminary plat and PUD and received comments/concerns with tree removals/screening and drainage. The City Council approved the Preliminary Plat and PUD Plan on July 10, 2017. Current Circumstances The current proposal calls for a 133-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 and open areas, large electric and natu- ral gas utility easements and two wetlands. The following paragraphs outline the physical characteristics of the exist- ing site, the Comprehensive Plan and zoning designations, and a descrip- tion of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total development site area consists of approxi- mately 55 acres. Topography: This area has varied topography, with elevations ranging from the 988’ MSL along the western property line near CSAH 18 to 1050’ MSL along the Savage border to the east. 2 Wetlands: Two wetlands exist on the proposed site. No impacts are proposed to the wetland areas. Access: The main access to the site is currently from a single driveway at County Hwy 18. 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 two phases, beginning in 2017 and potentially ending in 2018 or 2019. A mixture of housing types is proposed for construction in the first 2 phases. Lots: The development plan calls for 133 lots to be constructed of single family housing styles. The lot sizes range in size and product type includ- ing 76 detached villa lots and 57 single family detached lots. Requested PUD modifications to the typical lot minimum sizes and widths are as fol- lows: Min. Lot Area Min. Lot Width Villa Lots 5,650 sq. ft. proposed (12,000 sq. ft. required) 50 feet proposed (86 feet required) Multi-Story Single Family 7,800 sq. ft. proposed (12,000 sq. ft. required) 65 feet proposed (86 feet required) Density: Density of the development is based on the net area of the site, which is approximately 36 acres. There is a total of 133 units proposed, for an overall density of approximately 3.69 units per acre. This is con- sistent with the density in the R-1 district. Building Setbacks: The developer requests PUD modifications to the building setbacks as follows: Multi-Story Single Family Setbacks Required (R-1 Zoning) Proposed Front 20’ 20’ Side 10’ 7.5 Rear 20’ 20’ Parks / Trails: The developer proposes parkland dedication around the trail system that separates the Villa lots and multi-story single family lots. Villa Lots Required (R-1 Zoning) Proposed Front 25’ 20’ Side 10’ 7.5’ Rear 25’ 20’ 3 Parkland is also proposed around the wetland in the southwest corner. This area will serve as a future neighborhood park location for the entire residential area. Tree Replacement: There are many significant trees on this site, partic- ularly in the east and west ends 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 of the site perimeter and around the large wetland. The developer has prepared an extensive landscape plan which will incorporate over 430 trees (1,300 inches) of replacement on the private lots, outlots and park- land. Access/Street: The developer proposes to connect streets to the exist- ing Shakopee and Savage neighborhoods as well as future connections to the south and east. Few driveways are proposed off 138th Street which will eventually extend to a full intersection with Hwy 18 to the east. Sanitary Sewer / Water Mains: Previously sanitary sewer and water- main service will be extended from the City of Shakopee in the north (with an agreement for this service), however, due to logistical and financial complications, the developer has chosen to consider a previous proposal to install a temporary lift station for the sanitary sewer service and con- struct the watermain across the entire length of the site to service the area from City of Prior Lake services near Kensington Avenue right-of- way to the southeast. Grading / Storm water: 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. The developer will be installing the main east/west road with the first phase of the project either in the Fall of 2017 or the Spring of 2018. Home Owner’s Association: The developer proposes the creation of a home owner’s association which will incorporate the commitment to higher quality architectural materials with association maintained land- scaping. Fees and Assessments: This development will be subject to the stand- ard development fees, including park dedication and trunk street and util- ity service charges. Conclusion City staff and the developer have discussed their plan and housing prod- uct type which will be presented at the meeting. The product type differs in lot size and setbacks than previous PUD developments in Prior Lake. The housing market is identifying smaller lots with more manageable property maintenance structures and the developer’s project plan reflects this market shift. 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 open space, mix of life cycle housing types and regional trail connections. 4 These final plat and PUD plans are currently under review by City Staff due to the latest change in the sanitary sewer and watermain plans. How- ever, the developer and City Staff have discussed this change and City staff feels these comments will not drastically alter the design of the de- velopment plan or final plat. Therefore, City staff does advise the Plan- ning Commission to consider recommending approval of the Haven Ridge Final PUD Plan with the following conditions: 1. The developer shall obtain a grading permit from the City Engi- neering Department prior to any grading or tree removal on the site. 2. 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. 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 Haven Ridge 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 with open space areas. (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 30% 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. HOA and public open space areas throughout the development create a sense of place. (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 including a connection to Hwy 18, the existing regional trail in Savage, and a future connection to the residential areas and parkland to the south. (5) Provide opportunities for life cycle housing to all ages. The PUD plan includes a mix of housing types, including one-story villa dwellings and detached multi-story traditional single family homes. This mix will provide housing options to many different buyers. 5 (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 streets that will enhance the traffic flow of the region in both a north-south and east-west direction. (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 open space and a greenway corridor around the trail system. (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 regional trail corridor connection to Savage and the south residential development. (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 use. ALTERNATIVES: RECOMMENDED MOTION: 1. Motion and a second to recommend approval of the Final Planned Unit Development Plan for Haven Ridge subject to the listed condi- tions, or others that may be added or modified by the Planning Com- mission. 2. Motion and a second to recommend denial of the Final Planned Unit Development Plan for Haven Ridge based upon findings of fact. 3. Motion and a second to table this item to a future Planning Commis- sion meeting and provide the applicant with direction. Alternative #1 ATTACHMENTS: 1. Location Map 2. Development Plans – August 16, 2017 5800 13755 591058505800 13625 13855 13900 2560 5560 2450 8808 9032 14044 8832 8932 14081 6121 8948 14044 9040 14041 93289342 8916 14052 14012 8844 14070 14100 14013 9333 14034 94239447 9048 9125 14090 9096 9112 91179109 9104 9120 9345 8856 14025 14101 9430 9471 9356 9435 9411 9394 9451 9459 9085 9055 13991 14098 9495 9483 14093 14030 13953 1392113918 9370 9351 14061 13772 13896 13884 13862 13850 13826 13814 13788 13853 13899 13865 13887 13829 13817 13791 13775 14031 14037 14043 14049 14055 9357 14042 14048 14030 14036 14054 5874 14106 14109 8820 14040 90268968 14060 9314 13972 9215 9018 14109 8980 9223 9337 9072 5610 9226 5634 9339 90568892 5395 5409 9300 9064 5850 9063 5620 9220 8868 54105396 9079 8880 8853 595414016 5545 9071 5644 9220 8841 9490 8905 9400 14019 9445 5375 9460 88778865 8889 9327 9340 9328 9302 9403 5511 5746 5654 9240 8876 9260 9304 93399301 13967 5926591458905900 5936 9311 5834 5500 9345 9415 9321 5699 9317 9305 9047 5671 5469 9315 9312 9309 9324 5674 14060 9317 14045 14111 5820 5698 9251 14060 5851 5732 9323 5666 5646 14019 14104 5470 5808 14026 5678 569257045716 57305744 57585770 5784 5796 5658 9258 5901 14112 9010 14025 5953 141065720 5913560714100 14114 14018 14024 5599 14050 9200 59255835 5561 5488 58115633 57085587 5575 5619 5799 5889 5787564557735761574957355721 570914070 593714092 9066 14113 8840 14072 5634 5657 14086 5823 14072 8828 54835497 5622 8852 9058 14115 9307 14120 9202 8817 Scott County GIS Ü Haven Ridge Final PUD Location Map UP P ER PR IO R L A K EGD (90 4 ) SP R IN G L AK EGD (91 2 .8 ) LO WE R P RI O R LA K EGD (90 4 ) PI KELA K E NE(82 0 .5 ) MY S T ICLA K E NE HA A SLA K E NE(90 7 .3 ) BL IN DLA K E RD(94 8 .7 ) AR T ICLA K E NE(90 6 .7 ) MA R K LE YLA K E RD( ) HO WA R D LA K ENE (95 7 .3 ) CR Y ST A L LA K ENE (94 3 .3 ) RI CE L A K ENE (94 5 ) CL E AR Y L A KENE CA MP BE L LLA K E NE(N ot E st ab .) Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY SUBJECTPROPERTY PROPOSED SUMMIT PRESERVE ADDITION 1ST ADDITION FUTUREADDITION 1S T A D D I T I O N REGISTERED PROFESSIONAL CIVIL ENGINEER PREPARED BY PIONEER ENGINEERING, P.A. REGISTERED PROFESSIONAL LAND SURVEYOR DEVELOPER REG. NO. 42299 BRIAN N. MOLINARO PETER J. HAWKINSON REG. NO. 47504 M/I HOMES 941 HILLWIND ROAD NE SUITE 300 FRIDLEY, MINNESOTA 55432 01-ENG-116309-SHEET-COVR 1COVER OVERALL GRADING PLAN COVER SHEETSHEET INDEX1. 3. Know what's below. before you dig.Call R LEGEND SHEET2. GRADING PLAN4-6. GRADING DETAILS11. LANDSCAPE PLANL1. EROSION CONTROL PLAN8-10.SEEDING PLAN TREE PRESERVATION PLANT1. 12-14. LOCATION MAP OVERALL EROSION CONTROL PLAN7. HAVEN RIDGE FINAL GRADING PLANS PRIOR LAKE, MINNESOTA I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 15OFHAVEN RIDGE PRIOR LAKE, MINNESOTA M/I HOMES 941 HILLWIND ROAD NE SUITE 300 08-16-2017 NAP NCR Name Reg. No.Date Revisions1. Date - Revision Date Designed Drawn 2017 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 47504 8-16-2017 Brian N. Molinaro FRIDLEY, MINNESOTA 55432 WALL CROSS SECTIONS15. FINAL PUD SITE PLANS1. PROPOSED SUMMIT PRESERVE ADDITION FUTURE ADDITION 1ST ADDITION F U T U R E A D D I T I O N 1 S T A D D I T I O N FU T U R E A D D I T I O N 1S T A D D I T I O N PUD - VILLA SETBACKS FRONT 20' SIDE 4' LIVING 4' GARAGE CORNER @ ROW 20' REAR 20' LOW FLOOR 2' + HWL LOW OPENING 2' + EOF HWL 30' PUD - SINGLE FAMILY SETBACKS FRONT 25' SIDE 7.5' LIVING 7.5' GARAGE CORNER @ ROW 20' REAR 20' LOW FLOOR 2' + HWL LOW OPENING 2' + EOF HWL 30' 01-ENG-116309-SHEET-GRAD-OVERALL 3OVERALL GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 15OFHAVEN RIDGE PRIOR LAKE, MINNESOTA M/I HOMES 941 HILLWIND ROAD NE SUITE 300 08-16-2017 NAP NCR Name Reg. No.Date Revisions1. Date - Revision Date Designed Drawn 2017 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 47504 8-16-2017 Brian N. Molinaro FRIDLEY, MINNESOTA 55432 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS