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Home My WebLink About6A Woodland Hills Concept Plan Report 4646 Dakota Street SE Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: AUGUST 20, 2018 AGENDA #: 6A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: PRESENTATION OF THE WOODLAND HILLS RESIDENTIAL CONCEPT PLAN LOCATED AT THE NORTHWEST CORNER OF THE CH 21 / CH 42 INTERSECTION DISCUSSION: Introduction The purpose of this agenda item is to review a concept plan for a medium density single family residential development on a 15.5-acre site submitted by the proposed developer, Steve Dombrovski. A concept plan review allows the City Council an opportunity to provide informal, non-binding feedback to the applicant prior to the submittal of a formal land use application. History The city’s zoning ordinance allows applicants to review their concept plans with the City Council in order to help direct them in the preparation of their land use applications (i.e., Comp Plan Amendment/Rezoning, PUD, and Plat). Current Circumstances Steve Dombrovski has submitted a concept plan for an 80-lot medium density single family residential Planned Unit Development (PUD) on the ‘Johnston Property’ located at the northwest corner of the intersection of CH 42 and CH 21. The site is approximately 15.5 acres. The property is occupied by a single-family residential home and is designated as P-US (Planned Use) on the 2030 Comprehensive Plan Land Use Map and zoned Agricultural. This residential development being proposed has an overall net density in the range of the R-MD land use designation, which is 4 to 7 units per acre. The R-MD section in the Comprehensive Plan states that ‘Typical Uses’ include single family detached dwellings and/or other dwelling designs by Conditional Use Permit (CUP) and Planned Unit Development (PUD). Conclusion City staff and the developer have discussed their concept plan and housing product type which will be presented at the meeting. City staff does advocate for commercial land uses on this site, or a mixed use residential and commercial concept as the Planned Use designation for the area anticipates. 2 ISSUES: City Staff has reviewed the proposed concept plan and identified the following comments/questions for Council consideration: 1. 1. Is the City Council comfortable with a residential development at this intersection in light of the considerable number of acres available elsewhere in the community for townhomes? 2. 3. The Johnston property, located in the Prior Lake – Savage School District, is in an area known as ‘Pike Lake West’ on the 2030 Comprehensive Land Use Plan Map. This area, which also includes approximately 70 acres of property to the east of CH 42, is designated for a mix of low density residential (50%), high density residential (25%), and commercial uses (25%). The Pike Lake West area and mixed-use designation was identified in the County Road 42 Land Use Study completed in 2013 which created the Planned Use (mixed-use) Comprehensive Land Use Plan District. 4. 5. 2.If this property is developed as townhome, how many parcels will be left in the city for commercial/industrial use which abut two major thoroughfares? 6. 7. The Land Use Plan anticipated a total of 22 acres of gross commercial development in the Pike Lake West area. City staff anticipates 11.5 acres of commercial property on the east side of CH 21 within and adjacent to the Parkhaven development. City staff also envisioned the Johnston property would be commercially developed due to its proximity to the intersection of two major thoroughfares (Ch 42 and CH 21). It could be argued that any diminution of commercial on the west side property could set the stage for the same thing on the east side. 8. 9. 3. Does the city council wish to further diminish the number of developable acres set aside for commercial/ industrial? The subject property was anticipated to provide additional commercial property, which is needed in the City of Prior Lake. Prior Lake has approximately 35 acres of vacant shovel-ready commercial property and approximately 25 acres of vacant shovel-ready business park and industrial property. According to the 2017 Commercial and Industrial Demand Analysis completed for Scott County by Maxfield Research, Prior Lake has a demand for an additional 1.3 million square feet of retail, office and industrial development by the year 2040; this level of development will require approximately 140 acres of land to accommodate the projected demand. In addition, the City Council and EDA have had discussions about increasing the percentage of commercial / industrial property in the community. Based on the preliminary valuation data for taxes payable in 2019, Prior Lake has 3.55% of its total Estimated Market Value (EMV) in commercial and industrial (C/I) property. EMV is what the county assessor determines a property is worth based on comparable sales and other information. This 3.55% number represents the total EMV of C/I properties in Prior Lake, compared to all class types; agricultural, apartment, residential improved, residential vacant, etc. It is noted that the EMV of C/I property in Savage is 12.72% and 24.72% in Shakopee. 10. 3 The 3.55% EMV is a good reference when comparing the total C/I property value in the community but there are other measures that may better illustrate each class type’s tax burden share. Net Tax Capacity (NTC) is the taxable market value multiplied by the class rate. The NTC for C/I property in Prior Lake is 7.56%, compared to 22.83% in Savage in 44.94% in Shakopee. The City Council and EDA have expressed a desire to increase the amount of commercial and industrial property in the community. Approval of a residential only concept plan would eliminate anticipated commercial property from the city’s land use plan. 4. Does the City Council feel a Planned Unit Development (PUD) is the appropriate approach to develop this property? The purpose of the PUD is to offer an alternative to development as outlined in the residential, commercial, and industrial use districts of the Zoning Ordinance. The PUD District provides 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 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. It is not the intent of the PUD ordinance to allow for reductions or waivers to the standard Use District requirements solely for increasing overall density, allowing the use of private streets or allowing development that otherwise could not be approved. When presenting PUDs to the Council, staff often refers to ‘PUD benefits’ received by the residents of the city in exchange for greater site design flexibility. The developer has identified private streets and a cluster housing plan which are modifications to a traditional development that would require a PUD development approval; however, city staff does not identify a specific PUD benefit in the current concept plan which would be of additional value to the community above the standard subdivision requirements. 5. Does the city council want to add to the private street inventory in the city in light of the maintenance and funding challenges they represent? In the past the City Council has discouraged the use of private streets. The site plan identifies private roads which would include public utilities beneath and the developer will need to identify why private streets are necessary. City staff’s five primary concerns with this proposal are outlined above. Councilors may have additional questions or concerns for the developer. Staff acknowledges this concept is preliminary; however, there is a great deal of additional information that would need to be submitted if this concept were to move forward. The site is heavily wooded with a variety of wetlands and varying topography. A wetland delineation and possible 4 impacts as well as the natural grades and tree impacts may have an influence on the overall plat design. A detailed ghost plat would need to be created which indicates the road connection to the west and north, to North Berens Road. North Berens Road may be constructed in the short term and a secondary connection would be needed for the number of residential units proposed. If this project were to move forward, city staff would encourage the developer to engage the property owner to the west (Presbyterian Homes) related to a development plan for the site with an access easement to construct this connection. RECOMMENDED MOTION: No formal action is required at this time. The City Council should provide the applicant with frank comments, impressions or concerns about this concept plan. Council comments are not binding, and the developer should not rely on any statements made by an individual Councilor as the sentiment of the entire body. The Council may want to provide comments related to whether commercial development should be incorporated in the future development of this parcel and whether they see a benefit to the public associated with a potential PUD development. In the absence the Council expressing negative reaction to the concept as proposed; staff would expect the applicant to proceed with a similar concept to what is being presented this evening. ATTACHMENTS: 1. Location Map 2. Concept Plan 3. 2030 Comprehensive Plan Map 140TH ST NW EAGLE CREEK AV140TH ST NESHEPHERDS PATH NWGENERATIONS LN NW EAGLE CREEK AV NEScott County GIS Ü 3960 140th Street NEConcept PlanLocation Map U P P E R P R IO R L A K E G D (9 0 4 ) S P R IN G L A K E G D (9 1 2 .8 ) LO WE R P R I O R L A K E G D (9 0 4 ) P IK E LA K E N E (8 2 0 .5 ) MY S T IC LA K E N E H A A S LA K E N E (9 0 7 .3 ) B L IN D LA K E R D (9 4 8 .7 ) A R T IC LA K E N E (9 0 6 .7 ) MA R K L E Y LA K E R D ( ) H O WA R D L A K E N E (9 5 7 .3 ) C R Y S T A L L A K E N E (9 4 3 .3 ) C A MP B E L L LA K E N E (N o t E s t a b .)Scott County GIS SUBJECT PROPERTY SUBJECTPROPERTYSUBJECTPROPERTIES Woodland HillsPrior Lake, MN001598208-10-20180‘50’100’ 150’Phone (952) 937-5150Fax (952) 937-5822Toll Free (888) 937-515012701 Whitewater DriveMinnetonka, MN 55343westwoodps.comWestwood Professional Services, Inc. Concept Sketch PlanExisting Zoning: AGExisting Guiding: P-US; Planned UseGross Site Area: 15.5 ac(Includes 2.1 acres County parcel) Existing Wetlands: 3.3 ac(Estimated, No field delineation completed)Net Site Area: 12.2 acOther Ponding/Open Space: 3.6 ac(Wetland buffers, tree preserv., ponding)Proposed Row Townhomes: 80 units(24’x 50’ typical unit) Overall Gross Density: 5.2 un/ac(80 un / 15.5 gross acres)Overall Net Density: 6.6 un/ac(80 un / 12.2 net site area)Aerial photography from State of Minnesota; Topography from State LIDARCONCEPT DATA140TH ST NE140TH ST NEC.R. 42C.R. 42Row TH66644446644444644HD RES. GUIDEDFUTURE S T R E E T ( B Y O T H E R S )HERRGOTT MEMORIAL DR / C.R. 21HERRGOTT MEMORIAL DR / C.R. 21Wetland Buffer (Verify dim)Wetland Fill (est.)PotentialWet. Mitig.EstimatedWetlandEstimatedWetlandPrivate DrivePrivate Drive60’ Public R/W60’ Public R/WEXISTING R/WPrivate DriveEmergency TurnaroundPotential Street ConnectionStreetStubEstimatedWetlandEstimatedWetlandStormwaterPonding30’ Setback30’ Setback25’ Sbktyp.20’ Sep.typ.20’ Sep.typ.20’ Sbktyp.StormwaterPondingN 132 ST W MAIN AV SEGLENDAL EAVSE BASS ST SE DULUTHAVSEBLUEBI RDTRLNE1 54STW CREDIT RIVERRDSE BLI N D L A K E TR L S EPIKELAKETRLNE140ST NWGRIG G S ST SW 135 ST W NORTO N D R NO RTH W O O D RD N W FORESTCIR SEL O R D S S T N E TIMOTHY AV NEBIANC A CIR SEPIKELAKE RDHAMPTON ST NE GREENO A K S TRLS ESHORE CRESTDR NW185 ST E BUCKLAKECI RQUEBECAVSSHADY BEACHTRL NEPRIVATE149 CIR MISSIONTRL SECOVEAV SE CEDAR CIR SE M A R KLEYL A K EDRG R O U S E C I R NW STORMSCIR SE138S TWFISHPOINTRDSEMARK L EY LA KE C T 150 ST W RA Y M O N D A V TACOMA CIR SE LILACLN SEVERGUS AVTERRICIR SEREDWINGDR22 AV E ISLANDVIEWRDNWCARRI A G E HILL C T 21 AV E WO O D S IDER D S EWIL D S PATH N W C R E DITRI V E R R DSE CATESSTSE 150 ST SE 20 AV E RIDGEMONTAV SEDAKOTATRAIL WESTPARKVIEWDRSE TORONTOAVSERUSTICHILL CTORI O L E PL S EWILDROSE CTAMB L E W OOD D R N E WOODDU C K DRNW BROU G H A M BLVD N E EAGLEWOOD DRTYROLCIR138 ST W BO B C A T TR L N W 154 ST WC R E E K W O O D R DVISTARIDGE LNBERENSCT NWCAMBRIDGECIR SEBADGERCIR NWMALLARDWAY SEP O N D S C T FOXBER R Y BAY 149 ST W RIDGEWOOD LNMEADOWLARKLN ADELMANN STSE P EMBI NAL NGOLDENV I EWLNSW160 S T S E DANITA CIR WALNUTAV SWS TFRANCISLNS P R U C E C I R S W QUEBECPLDRAKECIR NWPARKVIEWLN NWWACIPI DR NW MCGUIRECIRMCKENNARDNWPENINSULAPOINT DR SIO UX TRLN W ADDISONWAY NWRAVENCIR NEPRAI R I E WAY S EWESTBURYAV SW133 PLACCESSRD NWWILLIAMSSTEAST OAK POINT DR SE MARSHCT SEWILDW O O D TRL N W PALOMINOST NWH ORIZOND R FISHPOINTRDSERUSTICRDSE HILLCREST ST SE SUEL CIRTRA IL H E AD LN S EFREMONTAVNW145 ST W PEACECIR174 ST E BUSS E PKWY S E GRANITECT SERIDGE CT165 ST N W 135 ST SNELL LNMITOKACIR NEA S PENA V NEFOX TA I L TRL N W MEADOWAV NECRIMSON L N ELLENCIR SEFREMONT CIR NW GATEWAY ST SE HARB O R BEAC H N E ACCESS RD NW SHORE TRL NE GLASC O W TRL SE DANPATCHDRWHI S P E R IN G OA K S T R L T R A I L O F D R E A M S N W AQUI LAAVSSUNRAY CT SW FOX TAILCT NWWILLO W BEACH ST S W BROOKS CIR SE SPRINGAV SWRAVENCT NECARRIAGE CIR 136 S T W B E A C H S T N ETIMBERWOLFTRL NWPARKAVSETEAL ST BOUNTY ST SE CARRIAGE HILL RD NE F LEMMINGRDFERNDALEAV NERIDGEWOODCT SEST PAULAV SEQUEBECAVSFREMONT ST NW FA IRBANKSTRL NEIDA CIR SWJOURNEY LN QUINCY ST SE BAYAV SWLOISAV NESTATIO N PL NW VIRGINIAAV SCASEY PKWY B R I D G E S P U R LIME RD SW 170 ST E OAK RD FERNDALEAV NEZINRANAV SKENT ST SW CASEY CTHIDDEN P O N D TRL NE EVANSTONAVSEMONROEAV SWWHITE DR JACKSON TRL NE FORSYTHERD SESHANN O N TRL SE DAKOTA ST SE THORNTON DR SW LU T H E R RD S E DO M IN IO NAV176 ST S W WESTAVSELAK E S ID E A V S E SAKPE DR MILLERS CIR SELAKEVIEW DRTAYLOR CTCRANECT NWENSIG N AVS MOUNT CURVE BLVD RIDGEPOINT CTEUCLIDAV SEDANITA DR WHITEWOOD AVCHERRYCT NEHIGHLAND AV NW 136ST W ROANOKE ST SE 1 48 ST W H IG H LANDDRWI L D SVI E WN W VIRGINIAAVSWILD W O O D CIR WILDWOODCIR SECROS S ST SW KENSINGTON AV NESOUTHSHOREDR FILLMOREAV SEAQUILAAVSREED WAY SW D E E R F IE L D D R S E 152 S T WTINTA LNF O X R U N N W HILLSBOROAV SLE A V ITT WO O D S LN BURR OAKLN SEPARK PL NW TWIN ISLAND CIR NW SPRING LAKE CIR HILL S I D E CIR N W JOHNDEEREDRHICKORYAV NE HILLSIDE DR 133 ST WVIRGINIATER DANPATCH LNWALTERSWAYALBANYAV SESOUTH SHORE CIRWHITE TA ILRIDGE NW153 ST WPINE RD NEFLINTRD SE157 ST W WOODLANDCIR NW151 ST W FOX HUNT CT NE MAJESTICLN NW16 1 ST E FOUNTAINHILLS CT NEAD R I A N CI R S ELOISLN NWLANGFORD AVDAKOTATRAIL EAST146 TER W PEACE AV W A LTER S T NW INDUSTRIALCIR SECOLORADO ST SE WOODLAWN CIR SEABBEYPOINT WILD S R I D G E CT N W PARKRIDGE LNPARKRIDGE WAY KNEAFSEYS ST SE V I RGINIAA VSH I L L S B O R O C T T Y R O L L N BANDELPASS NWMAPLELN SEST PAULAV SEMIKE CT C A R R I A G E H I L L R D MCGUIRE CT E LEMLEY CIR SEBLACK OAKRD NEHORIZONCIR S147 T E R FA WNCT SE154 ST N E DAKO T AHPKWY NWHILLC RE ST DR MAPLETRLSHORELINELN132 ST W SUNRISE CTCOUNTRYLNSUMAC LNTAHINKACT NWWINFIELD WAY SW NATURESWAY SEMEADOW PL M A RCIALNEAGLEWOODLNB U T T E R N U T C I R NW POND S EDGE P AT H MAXIN E CIR E LINDEN CIR NWSAKPECIR CANTERLN NEPARK RD WOOD DUCK TRL C O A C H M A N L N N E SUEANNLN KENT ST SW PINE VIEW DR NW KNOLL DR SU M M I T OA K S B A Y 180 ST E NEWPORT AVLO R IR D S E ORIONRD NWMARTINDALEDR EFLAGAVSBOONE AV SJACKSO N CI R MANDANAV SESU N S E T C T ZUMBRO AVDAKOTAHPKWYBL U E H E R O N T R L 182 ST E SOUTHPARKDRSTAGHORNDRHENNINGCIR NE T O WER S T SE WINDS OR AVKINGSCTVENTURA PL L IL A C L N S E MARKCT CLEARYLAKE CT179 ST E MA P L EWOO D S T S E THO R NHILL L NHARBORPL NEPAHACIRBARRI N G T O N DR E EWOO D BRUNSWICKAVSEB R E N N E R L N JOHANNA DRUTAHPLWEST VIRGINIAAV SRHODEISLAND AV SPANAMA LNCRESTAV NEFAIRWAY HEIGHTS R D N W FAIRVI E W RD SW 29 AV E ROSEWOODRD NEFROST POINT CIR SE BRENTWOODPASS NWMAPLE DR FOXBERRYRDZUMBRO CT LINKDRTUCKAWAYTRLMARSHFIELDLN SE GENERATIONS LN NW LAKEVIEWCIR CONDONSST SEFLANDREAU TRL NW WOODCHUCKTRL NWCA RRIAGE HILLS PK WY NE R U T L E D G E S T S E 174 ST E MEMORIALTRL SEMCKAY CTDOGWOOD LNBOUDINSTNE 150 ST SE HAMILTONRDGREEN H EI G H T S TRL SW EDINBOROUGHAV NEDAKOTATRAIL NORTHROBINRDNEBIRCH RD SIOUX TRL KEL L YCI RVICTORIA RDANNA TRLSE 186 ST E SUNRISEAVSWHAHNDR1 5 1 S T W LONDO N D E R R Y COVE TAHINKAPL NWSWEETGRASS CIR NW LAK E O DO W D P A R K S IM P K IN S D R S W 153PLBUCK LAKE CIR HICKORYCIRSWELSBERRYCURVEPHEASANTMEADOW LN SW139 ST W PARKSIDECT NW170 ST E OBRIENCTSW POINTEPASSNW WELCOMEAVSEEDGEWATERCIR NEHIDDENVIEW RD NERICE RDBLAKERDLIL A L N MARL E N CIR S E S KYLINEA VNWMCCOLLDRCAMBRIDGEWAYBL U E B I L L CIR CE N T E R R D S W160 S T NW BROOKMEREBLVD NWW IL DS PKW Y NW EAU CLAIRETRL NEC L EARYT RLSETIMBER CREST DR S E FR A N K L IN T R L S E WACIPI DR MOONLI G H T DR HALIFAXLNMUHLENHARDTRDBI R C H W O O D AV N E F L E M M I N G CI RCR12FRONTAGE RD180 ST EJEFFERSPASS NW160 ST EMCKENNARDNORTH BERENS RD NW P ONDSP K WYSE13 7 S T W TYR O LD R WELLINGTON AVHAHNLNDAKOTAHPKWYNW WH I T E T A I L D R 165 ST E M A R T IN D A LE S T N E KILLARNEYAV170 ST E HWY 13FRONTAGE RD SWEDGEWOODLNSWW O L F R I D G E A V ROL L I N GOAKS C IR N E CREDITUNIONDR NW TINTA LN DAIRYL N CLEARY PL 180 ST E WOZANI OCANKU N W 182 ST EAUTUMNTRL FARICY LN K N O L L R I D GE D R N W PARK NICOLLETAV SEHADLEY AVFIVEHAWKSAVSEPONDSEDGELN SEPANDORABLVDALLENBLVD S174 ST E LA K E VIE W D R CREEKWOOD LN WESTWOOD DR SECHATEAUAVWESTRIDGEDR HILLS B O R O WAY 165 ST W PROMISEAV FISHPOINTRDSEM ANITOURDNECOT T O N W O O D LN S E REDWINGTRLJOCKOCTPRIORWOOD ST SE W O O DHI LLD RT H U N D E R B I R D C I R NW 154 ST W MUSHTOWN RDHARLOW AVSTONEBROOKE DR VALLEY VIEW RD BELMONT AV NWCLEARVIEW D R LUEDKE LNLONEPINECTI S L A N D V IE W C I R N W 167 ST E 165 ST E 169 ST E SUNSETAVYORKSHIRE AVPEBBLE BROOK CTSUNRAYCIRSW PENINSULA POINT RD WESTSIDE DR170 ST W 160 ST W C OUNT R YS Q UIRE S CIR145 ST W KOPPKWYSEMURPHYLAKE BLVDP A R K R DPRIBYLPONDLNTHEIS DROLD BRICK YARD RDPARK RD456712 456787 456721 456781 456744 456716 456783 456718 456781 456744 456717 456721 456778 456742 456723 456779 456742 456721 456717 456777 456742 456742 456727 456783 456716 456771 456744 456769 456779 456721 456782 456721 456721 456727 456715 456721 456783 456714 456744 456782 456773 456770 ?A13 ?A282 ?A13 ?A13 ?A13 ?A282 ?A13 ?A13 ?A13 Jeffers Wildlife Pond Lower Prior Lake Pike Lake Schneider Lake Little Prior Lake Mystic Lake Crystal Lake Haas Lake Campbell Lake Upper Prior Lake Spring Lake Thole Lake Cleary Lake Arctic Lake Rice Lake Blind Lake Jeffers Fish Pond Geis Lake Markley Lake O'Dowd Lake Jeffers Pond Howard Lake Mitchell Pond City of Prior Lake .Minnesota LAND USE TYPES 2030 Comp. Plan This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information and data from various city, county and state offices and other sources. This document should be used for reference only. No representation is made that features presented accurately reflect true location. The City of Prior Lake, or any other entity from which data was obtained, assumes no liability for any errors or omissions herein. If discrepancies are found, please contact the City of Prior Lake. 0.5 0 0.5 10.25 Miles Last Updated January 2018 City of Prior Lake GIS \\plfile01\gis\Planning\Zoning\Zoning_working.mxd Residential Classifications R-RD Rural Density R-LD Urban Low Density (0-4 U/AC) R-MD Urban Medium Density (4.1-7 U/AC) R-HD Urban High Density (7.1-20 U/AC) Commercial Classifications C-NR Neighborhood Retail Shopping C-CC Community Retails Shopping C-TC Town Center T-TC Transitional Town Center C-HG Hospitatility General Business Office/Industrial Classifications C-BO Business Office Park P-US Planned Use I-PI Planned Industrial Public Classifications R-OS Recreation & Open Space P-SP Public/Semi-Public Park Right-of-Way SMSC