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HomeMy WebLinkAbout8A - Hickory Shores (O'Brien) 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: CITY COUNCIL AGENDA REPORT OCTOBER 3, 2005 8A JANE KANSIER, PLANNING DIRECTOR PRESENTATION OF CONCEPT PLANS FOR DEVELOPMENT OF THE O'BRIEN PROPERTY Introduction Giles Properties, Inc. has submitted a concept plan for the O'Brien property, which consists of approximately 79 acres located south and east of MN TH 13, west of Crystal Lake and north of Rice Lake. The site is directly west of Heritage Landing. This property is presently vacant land zoned R-1 SD and designated as Low to Medium Density Residential on the 2020 Comprehensive Plan Land Use Map. The purpose of this item is to discuss the concept development of the site, and to allow the City Council to voice any particular concerns, issues or ideas about the proposed development. This discussion is for informational purposes only. The developers will present this concept plan to the City Council. Current Circumstances The developers have submitted a concept plan showing the development of 124 units. The plan includes 80 single family homes and 44 townhome units. The proposed density on the site is 1.76 units per acre. The developer is proposing to utilize the Planned Unit Development process for this site in order to allow private streets within the townhouse portion of the site, and to allow for smaller lots for the single family dwellings. Lots within the Rice Lake and Crystal Lake Shoreland Districts are required to be 100' wide and at least 20,000 square feet in area. In exchange for this flexibility, the developer is proposing the following public benefits: . A minimum 50' wide strip of land along the lake shores will be dedicated to the public as park land. The strip will be configured in order to preserve the bluffs and steep slopes along the lake. . The developer will construct the trails within the 50' wide strip. . The developer will construct a connection to Ida Circle. This will allow the Ida Circle access on TH 13 to be closed, since the residents on that cul-de- sac will have access to 170lh Street. . The developer will provide the City with the funds to construct a fishing pier in Crystal Lake. The staff has not reviewed the plan to identify whether any specifics as far as density, open space and so on are consistent with the Zoning Ordinance. The DNR and the Prior Lake Spring Lake Watershed District have also provided the attached comments, and have raised concerns regarding stormwater www.cityofpriorlake.com FL.f\.:;;\C),FFtwrl~:9&2.44f:i4~O)I(Fax 952.447.4245 management. These specifics will be reviewed as part of a preliminary platlPUD proposal. ISSUES: The City Council may wish to ask the following questions: 1. How does this proposal meet the PUD criteria? 2. Do the proposed benefits justify the requested modifications to City standards? RECOMMENDED MOTION: No formal action is required at this time. The City Council should provide the developer with any comments, direction or concerns about this concept plan. The City Council's comments are not binding and the developer should not rely on any statements made by individual Councilmembers. Any future plans must be processed with the appropriate hearings and public participation. LOCATION MAP O'BRIEN PROPERTY 1000 I o 1000 Feet I N + HICKORY SHORES (O'Brien Property) Prior Lake, MN PROJECT OVERVIEW: The project is named Hickory Shores because of the large amount of hickory trees located on the property and the large amount of shoreline located on both Crystal and Rice Lakes. The property consists are large tracts of woods with a few scattered wetlands, small areas that have been tilled as recent as last year and a existing home site with a few outbuildings all on 80 acres with approximately 4,700 feet of shoreline on the two lakes. The project itself consists of a mixed development of single family and townhomes to be approved under the PUD process. The townhomes will be located at the north end of the site just east of Highway 13, south of 170th street adjacent to the Heritage Landing development. The rest of the property, which is mostly wooded, will be single family homes. Access to the site is proposed from 170th Street in the north and a future connection in the south that would eventually connect with the access to Highway 13 in the Maple Glen development. SINGLE FAMILY: Eighty single family homes are proposed in two phases on this property. The majority of the lots are completely wooded creating the need to custom grade as many lots as possible to preserve as many trees as possible. All pads located in the tilled area will be mass graded because there are no trees on them except for along the shoreline. The lot sizes in the shoreland buffer area are proposed to be minimum 90 feet wide and 15,000 square feet which will allow for a 70 foot wide by 65 foot deep building pad using 10 foot side yard setbacks. Lots 1-9 in block 3 all meet the standard single family zoning district because they are outside the shoreland buffer area. All of the lots will comply with the current setback requirements. Home prices will be $500,000.00+. TOWNHOMES: The 44 proposed townhomes are located in the area that is best suited for townhomes on this site. With an existing townhome development to the east, commercial to the north and Highway 13 to the west, this area is a perfect transition into the single family located to the south. These units meet the density criteria for the PUD tier process and are proposed to be a similar style to the Heritage Landing development. OPEN SP ACE/P ARK LAND: As part of the Hickory Shores PUD process, approximately 17.67 acres of land will be dedicated for public use within the plat. The area in the southwest comer of the project, which is adjacent to the park that was dedicated in the Maple Glen development, will be dedicated as park land (10.82 acres). This area, which is completely wooded with two high quality wetlands, will be preserved in its current state except for a trail that will connect the park in Maple Glen with the trails proposed within Hickory Shores. A greenway corridor is proposed along both Crystal and Rice Lakes that is approximately 6.85 acres in which a trail will run the length of the corridor connecting the Heritage Landing Development with the Maple Glen Park. Three equally spaced trail connections will also connect the streets within Hickory Shores to the trail in the greenway. Approximately 7,100 feet of trail is proposed throughout the project. A concrete sidewalk will be constructed on the west side of the main north south road within the project that will connect 170th street with the future development to the south and eventually through the Maple Glen development. A fishing pier is to be constructed on the south side of Crystal Lake with access to the trail along the lake. The area of Crystal Lake that the fishing pier is proposed to be located is the deepest area of the lake and should provide the public with another recreational fishing opportunity for those who do not own boats. PROJECT BENEFITS: As part of this project Giles Properties is proposing several benefits to the City of Prior Lake as part of the PUD approval. They are as follows: 1. Connecting Ida Circle in the Crystal Addition to the streets within Hickory Shores. This will allow the closure of Ida Circle's access on Highway 13 and allow sewer and water to be stubbed into Ida Circle at a future date. The proposed cost of this is approximately $210,000.00 This includes the land purchase and extension of street, curb & gutter, sanitary sewer, water, and storm sewer. 2. Providing the City of Prior Lake or Scott County a drainage and utility easement for future construction of the County Road 12 intersection on Highway 13. This will include the easement dedication and the construction of the storm sewer pipe needed to provide drainage of this intersection in the future. The total cost of this is approximately $150,000.00. This includes the land that would need to be purchased for an easement, the storm sewer pipe construction and ponding that will be located in the general area. 3. Providing the City with the funds to construct the fishing pier for use by the public. The total cost of this is approximately $75,000.00 4. Providing the City with the funds to construct the trails throughout the greenway and park area. The total cost of this is approximately $125,000.00 As part of the PUD approval we are asking for a minimum single family lot width of 90 feet and a minimum lot size of 15,000 square feet in the shoreland buffer area. According to the shoreland ordinance the minimum lot width should be 100 feet and minimum lot size should be 20,000 square feet. If you look at the additional density from these reductions it comes to only 5 extra single family lots. The project density as a whole will still fall under the PUD tier criteria for the shoreland buffer's overall density. This js shown in the table on the concept plan. In exchange for the extra single family lots Giles Properties will provide the benefits listed above as part of the project which total approximately $560,000.00. The additional 5 lots do not adversely affect the overall layout of the site and will still allow for a housing product that the City of Prior Lake will be proud of. ~_.",,"-'-',""W-'~"-"r'''-~''"-"''"-~'''''''''--'~'-'--~_W'---~-~- Page I of 1 Danette Moore From: Shannon Lotthammer [slotthammer@plslwd.org] Sent: Thursday, August 18, 20058:23 AM To: Danette Moore Cc: 'Jim Eggen' Subject: Comments on Hickory Shores Concept Plan Hi Danette - Thanks for sending us the Hickory Shores Concept Plan for review. I have a few questions/comments about this plan: . Overall, I'm wondering if the density that is proposed here will allow the developer to fully meet the City and District stormwater management requirements without removing many of the trees for which the development is proposed to be named. The concept plan does not identify proposed ponding and volume control locations, so it's tough to say for sure if this will present a problem. However, this did become an issue for the adjacent Heritage Landing development, where the developer was asking the District to allow variances or alternative BMPs to meet the District's volume control requirements so they didn't have to cut down so many trees. The District would like to avoid a similar "trees vs. stormwater management" discussion for this development by asking the question early, before the decision is made about the density that will be allowed. . Along a similar line, it would be beneficial to the quality of Crystal and Rice Lakes if the lots could be pulled back from the lakes, creating a wider "greenway corridor"/buffer around the lakes that ideally would also include the bluff areas. Would the City consider allowing narrower lot widths and smaller minimum lot square footage in exchange for a wider buffer around Crystal and Rice Lakes? That way the developer wouldn't lose lots (or at least not very many), and the lakes would be better protected and more available for general enjoyment by City residents. . The wetlands within the project site will all need buffers. It looks like the proposed road next to Basin 3 may be a bit too close to meet the 20-foot minimum buffer requirement. Could the interior streets be narrower? Otherwise, I think that street may need to shift to the northeast somewhat (though it's hard to tell for sure... it depends on where the delineated wetland edge is). Also, the corner of the building pad on lot 20 is pretty close to basin 5; the buffer would be very close to the edge of a house built there. . And the standard comment, they need to get a permit from the District prior to starting their project. Those are my quick comments on the Concept Plan. Unfortunately, I won't be able to make it to the DRC meeting this morning due to another conflict. If you have any questions about these comments, please give me a call or send an e-mail. Thanks again! Shannon Shannon Lotthammer, District Administrator Prior Lake-Spring Lake Watershed District 15815 Franklin Trail SE Prior Lake, MN 55372 slotthammer@plslwd.org 952-447 -4166;WWW,plslwq,m:g 8/18/2005 __~______w-""""'._e._.._,._,--..~.______""~ From: Pat Lynch [pat.lynch@dnr.state.mn.us] Sent: Monday, August 22, 2005 2:42 PM To: Danette Moore; Jane Kansier Cc: johnbranderson@aol.com Subject: Re: Giles Properties Inc. Hickory Shores Concept Plan (O'BrienProperty), Rice/Crystal Lakes I spoke with John Anderson at Giles Properties. He provided me some detail and directed my attention to a few details on the concept plan. In particular, the following items I rasied in my previous e-mail warrant attention. Setbacks are supposed to be increase 50% (or 25% with screening). This applies if exceeding the base density. Mr. Anderson indicated the base density will not be increased, thus this provision of the ordinanace does not apply. How will stormwater be managed? indicated theat there are plans reflected on the concept plan. watershed district's stormwater It is not clear from the concept plan. for stormwater management, but they were I assume they will meet the city's and requirements. John not The ordinance/state rules require centralization/clustering of units and facilities. This requirement is not reflected in the concept plan. We discussed this. It is very difficult to acheive this with single-family development. I'm sorry I brought it up. If they are pursuing PUD through shoreland provisions, the comments I made about impervious surface & open space are still applicable. >>> Pat Lynch 8/12/05 9:26 AM >>> I looked at the concept plan and make the following observations/comments- The OHW for Rice Lake is 945.0'. drawings. It should be depicted on subsequent Where do they intend to dedicate the required minimum 50% open space within the Shoreland District? Impervious surface within each tier is limited to a maximum of 25%. Setbacks are supposed to be increase 50% (or 25% with screening) . The identified bluff areas should be fenced, and no grading or filling within these bluff areas. This includes the trail that is shown on the plan. Consider moving the trail to the top (street side) of the lots. grading and tree loss will result from the trail as proposed. shown is in the shore impact zone in many places, as well as identified bluff area in three places. The trail where shown little buffer for habitat and water quality. Unnecessary The trail as into an also leaves What measures will be in place to make sure existing vegetative screening will be maintained? 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Mbwwnta ~r~~~ b~rt~e t~~t u~h~:r p~~ ~~(:l DATE: 08/02/05 ~~ o,l,rr supervision and that I am a duly DESIGN BY: MIA ~~e7~~ ~(~~:si~:~e E~?'~~~o~~~:.r DRAWN BY: MM CHECKED BY:~ DWG FILE: 1643C1C7 TEXTFIL.E: X Date:~R"9. No~ FILE NO.: 1643.10 03 Signed: XKKKX. XKl<l< . -'~"" ,-."...~,_.."....._~......~--~, ..~."-.;..-~--._-,..,-._-_.._."._."'~..'"'.~ ",~_.~-....._---~--"t"._._._"._---~....... DESCRIPTION Zoning Ordinance SECTION 1106 PLANNED UNIT DEVELOPMENTS SUBSECTIONS 1106.100: 1106.200: 1106.300: 1106.400: 1106.500: 1106.600: 1106.700: Purpose Findings Definition Authorization Allowed Uses Minimum PUD Eligibility Requirements PUD Submission Requirements and Procedures SECTION 1106 MIXED USE PLANNED UNIT DEVELOPMENT DISTRICTS 1106.100: PURPOSE. The purpose of the Planned Unit Development District (PUD) is to offer an alternative to development as outlined in the residential, commercial, and industrial use districts of this Ordinance. The PUD District will and to provide for greater flexibility in the development and redevelopment process as compared to development under the definitive and precise requirements of the conventional use districts. The PUD District must demonstrate that the particular areas to be developed can offer greater value to the community and can better meet the community's health, welfare, and safety requirements than if those same areas were to be developed in a single purpose zone. The PUD process provides for a joint planning/design effort by developers and City officials. Development in a single purpose Use District establishes maximum limits within which developers must perform. The Planned Unit Development may be multi- purpose in nature so that not only may it be residential, commercial, or industrial, but also it may contain a combination of these uses. It is not the intent of this Section to allow for reductions or waivers to the standard Use District requirements solely for the purpose of increasing overall density, allowing the use of private streets or allowing development that otherwise could not be approved. 1106.200 FINDINGS. The City Council finds that the City and its residents will benefit by creating a process which permits Planned Unit Development District which will allow for greater flexibility in the development of a parcel or property by tailoring the development to the site and neighborhood. Such benefits include, but are not limited to: (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. (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses. (3) Create a sense of place and provide more interaction among people; City of Prior Lake l106/pl 1106.300 1106.400 (1 ) Zoning Ordinance (4) Increase economic vitality and expand market opportunities; (5) Support long-term economic stability by strengthening the tax base, job market and business opportunities; (6) Increase transportation options, such as walking, biking or bussing; (7) Provide opportunities for life cycle housing to all ages. (8) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. (9) 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. (10) 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. (11) High quality of design compatible with surrounding land uses, including both existing and planned. DEFINITION. A planned unit development (PUD) is a development of land that is under unified control and is planned and developed as a whole in a single development operation or in a programmed series of development stages. The development may include streets, circulation ways, utilities, buildings, open spaces, and other site features and improvements. A planned unit development is built according to a detailed final development plan, as approved by the City Council. AUTHORIZATION. Approval of a Planned Unit Development District may allow: Variety: Within a comprehensive site design concept a mixture of land uses, housing types and densities. (2) Sensitivity: Through the departure from the strict application of required setbacks, yard areas, lot sizes, minimum house sizes, minimum requirements, and other performance standards associated with traditional zoning, planned unit development can maximize the development potential of land while remaining sensitive to its unique and valuable natural characteristics. (3) Efficiency: The consolidation of areas for recreation and reductions in street lengths and other utility-related expenses. (4) Density Transfer: The project density may be clustered, basing density on number of units per acre versus specific lot dimensions. City of Prior Lake l106/p2 1106.500 1106.501 1106.600: Zoning Ordinance (5) District Integration: The combination of uses which are allowed in separate zoning districts, such as: a. Mixed residential allows both densities and unit types to be varied within the project. b. Mixed residential with increased density acknowledging the greater sensitivity of PUD projects, regulation provides increased density on the property if a PUD is utilized. c. Mixed land uses with the integration of compatible land uses within the project. ALLOWED USES. Uses within a PUD District may include only those uses generally considered associated with the general land use category shown for the area on the official Comprehensive Land Use Plan Map. SpeCific allowed uses and performance standards for each PUD shall be delineated in an ordinance and development plan. The PUD development plan shall identify all the proposed land uses and those uses shall become permitted uses with the approval of the development plan by the City Council. Any change in list of uses presented in the development plan will be considered an amendment to the PUD and will follow the procedures specified in Section 1106.711 of this Ordinance. Required Standards. The City shall consider a proposed PUD District from the point of view of all standards and purposes of the Comprehensive Land Use Plan to achieve a maximum coordination between the proposed development and the surrounding uses, the conservation of woodland and the protection of health, safety and welfare of the community and residents of the PUD. To these ends, the City Council shall consider the location of the buildings, compatibility, parking areas and other features with respect to the topography of the area and existing natural features such as streams and large trees; the efficiency, adequacy and safety of the proposed layout of internal streets and driveways; the adequacy and location of green areas; the adequacy, location and screening of parking areas; and such other matters as the City Council may find to have a material bearing upon the stated standards and objectives of the Comprehensive Land Use Plan. In reviewing a PUD plan, the City Council must also consider the compatibility of the development with the Shoreland and Flood Plain district requirements. MINIMUM PUD ELIGIBILITY REQUIREMENTS. Projects available for PUD treatment shall have a site which consists of a parcel or contiguous parcels of land in common ownership 10 acres or more in size. An owner(s) of a tract of land less than 10 acres may apply to the Planning Commission for an exception to the 10- acres requirement pursuant to subsection 1106.601 below. The City Council may impose additional restrictions or requirements on land developed under the PUD process. The City Council shall make specific findings that the restrictions or requirements being imposed furthers, addresses, promotes or protects the general welfare, public safety, aesthetics, neighborhood character, environmental features or property values. These additional requirements may include, but are not limited to, traffic, traffic signals, parking, City of Prior Lake l106/p3