The URL can be used to link to this page

Home My WebLink About5B 17040 Sunset Ave NW - Spring Lake Ridge Concpet Plan PC report agenda packet 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: JULY 8, 2019 AGENDA #: 6B PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: PRESENTATION OF THE SPRING LAKE RIDGE PLANNED UNIT DEVELOPMENT (PUD) CONCEPT PLAN DISCUSSION: Introduction The purpose of this agenda item is to review a concept plan for a low density residential Planned Unit Development (PUD) on a 65-acre site submitted by the proposed developer, Winkler Land Company LLC. A concept plan review allows the Planning Commission an opportunity to provide informal, non-binding feedback to the applicant. History The city’s zoning ordinance allows applicants to review their concept plans with the Planning Commission and/or 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 Winkler Land Company LLC has submitted a concept plan for a 100-lot low-density single family residential Planned Unit Development (PUD) on the “Geister Property” and “Peterson Property” located southeast of the intersection of County Highway 17 and County Highway 12. The site is approximately 65 acres. The undeveloped property is designated as R-LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map and zoned R-1 (Low Density Residential). This proposed residential development will have an overall net density in the range of the R-LD land use designation, which is 0-4 units per acre. The R-LD 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. A recent wetland delineation report was completed on the property. In the attached narrative the developer has listed potential PUD benefits of value to the community above the standard subdivision requirements. 2 The City review process to approve this development project would include: 1. Separate Preliminary and Final PUD applications (if the project proceeds, the developer will request the site be rezoned to PUD after Preliminary PUD approval); and 2. Separate Preliminary and Final Plat applications for the 65 acres to subdivide the property into lots; an approved final plat application would include payment development fees. ISSUES: City Staff has reviewed the proposed concept plan and has the following comments: 1. PUD – Subsection 1106.600 of the Zoning Ordinance establishes minimum PUD eligibility requirements. In this section, the City Council may impose additional restrictions or requirements on land developed under the PUD process. Staff refers to this as potential “PUD benefits” received by the City. The developer has identified the following as PUD Benefits in the attached narrative: · Right-of-way dedication – The current design of Marschall Road is designed for a 150-foot-wide corridor. In the future the corridor is planned to become an expressway with 200-foot-wide corridor demands (100 feet on each side of the roadway centerline). As a PUD benefit an additional 25 feet width of right-of-way is proposed to be dedicated for the eventual needed expressway corridor. At the time of the County/City construction project in the future this area would otherwise need to be purchase from the adjacent property. City Staff views this right-of-way dedication as a PUD benefit. · Stormwater Treatment – The development proposes to accommodate pre-treatment of stormwater within the basins at both ends of Sunset Avenue for not only the Spring Lake Ridge development but also the existing Sunset Avenue residential area which does not have a pretreatment area currently. The amount of space required for the Sunset Avenue pretreatment areas is yet to be determined with the submittal of stormwater specifications along with the plat application. City Staff’s view of this item as a PUD benefit will be determined by the amount of pretreatment for areas off site of the development (i.e.- Sunset Avenue area). · Public Trail System – The developer listed the extensive public trail system as a PUD benefit. While City Staff does agree that the regional trail along the Hwy 17 (Marschall Road) corridor could be seen as a PUD benefit, the interior trail system, including that along the wetlands is primarily for the benefit of the development properties and could require challenging long-term public maintenance therefore reducing its desire as a PUD benefit. · Preserved Open Space and Trees – The development does offer a larger amount of preserved open space under the PUD plan. The PUD ordinance does require a minimum of 50% open space 3 of which the development indicates. Additional tree preservation will be achieved in the open space areas; however, the exact amount of tree preservation is undetermined until the tree inventory is completed with the plat application. City Staff’s view of this item as a PUD benefit will be determined by the amount of tree preservation as determined by the future tree inventory and grading plans. · Life Cycle Housing – A desired PUD benefit listed in the City Code is to “provide opportunities for life cycle housing to all ages”. The developer lists the varying housing style homes and lots as meeting this requirement. City Staff’s view of this item as a PUD benefit will be determined by the way at which the developer could guarantee varying life cycle housing options rather than just satisfying current market demands for housing. · Additional PUD benefits – While the developer is not proposing any further additional PUD benefits with the concept plan review, the City and developer have discussed additional PUD benefit areas such as paved trail within the City-owner stormwater property north of the development, additional funds for the future Hwy 17/Hwy 12 intersection project, construction of regional sewer connections within the Hwy 17 corridor, and regional improvements at the Hwy 12 lift station. 2. Docks – The development proposes a 100 dock slip Home Owners Association (HOA) dock system on Spring Lake south of Sunset Avenue. The City has received several inquiries from Spring Lake residents and other governmental bodies regarding the impacts of this dock system. Under a PUD the Planning Commission/City Council has the authority to regulate the placement and number of docks within the development. 3. Ghost Plat – A detailed ghost plat will be required along with a plat application which indicates the road connection to the south and east. 4. Natural Features – The site is heavily wooded with a variety of wetlands and varying topography. Wetland delineation has been completed and the only proposed wetland impact includes an area for the public trail to the lake from the residential lots. The developer has identified increased open space and tree preservation under the PUD Concept Plan vs. the traditional (non-PUD) development plan. 5. School District – The area is within the Prior Lake Savage School District (ISD 719). RECOMMENDED MOTION: No formal action is required now. The Planning Commission should provide the applicant with comments, impressions, and concerns about this concept plan particularly the PUD benefits and dock system. Commissioner comments are not binding, and the developer should not rely on any statements made by an individual Commissioner as the sentiment of the entire body. However, in the absence the Planning Commission concerns, comments or suggestions to the contrary, the developer will likely proceed with the development as presented in this concept stage. For the benefit of the developer and residents, it would 4 be most beneficial if the Planning Commission could share their thoughts about the proposed HOA dock system as well as PUD benefits proposed by the developer. ATTACHMENTS: 1. Location Map 2. PUD Concept Plan 3. Developer Narrative Spring LakeSunset AvenueMarschall Road WetlandBasin Basin Basin Wetland Public Trail Private HOA Parking Private HOA Trail Private HOA Dock (Conceptual Plan) Wetland 86’ LOTS 65’ LOTS 70’ LOTS W D e pve elom tn C o . I N K L E R (952)-432-7101 CONCEPT ONE Prior Lake, Minnesota SPRING LAKE RIDGE