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Home My WebLink About6A Summit Preserve Expansion Development Report 4646 Dakota Street SE Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: DECEMBER 2, 2019 AGENDA #: 6A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: CASEY MCCABE, COMMUNITY DEVELOPMENT DIRECTOR AGENDA ITEM: PRESENTATION OF THE SUMMIT PRESERVE DEVELOPMENT EXPANSION CONCEPT PLAN GOAL AREA AND OBJECIVE: Housing Quality and Diversity Encourage the development of suitable housing in a desirable environment. DISCUSSION: Introduction The purpose of this agenda item is to review a concept plan for a low- density residential development on a 28-acre site submitted by the proposed developer, U.S. Homes Corporation (Lennar). A concept plan review allows the City Council 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). Since 2016, Lennar has been developing the 169-unit R-2 (Medium Density Residential) Summit Preserve development at the northwest corner of the intersection of Hwy 18 and Hwy 42. Current Circumstances Lennar has submitted a concept plan for a 94-lot low-density single- family residential development on the “Chadwick Property” located east of County Highway 18 and north of County Highway 42. The site is approximately 28 acres. The undeveloped property is designated as R-LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map and zoned A, Agricultural. This proposed residential development is proposed to 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 2 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 indicated the two types of housing proposed with the development. This housing is similar to the existing housing styles which are currently being constructed in Summit Preserve. The City review process to approve this development project would possibly include: 1. Rezoning of the property from A, Agricultural to R-1, Low Density Residential, or potentially R-2, Medium Density Residential depending on the proposed density. If the proposed zoning were R- 2, then an amendment to the comprehensive land use plan map would also be required. 2. Separate Preliminary and Final PUD applications; and 3. Separate Preliminary and Final Plat applications for the 28 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. Zoning – The site is currently zoned A, Agricultural District. Any development application for lot subdivision would first require a rezoning of the land to a R-1 (Low Density Residential), R-2 (Medium Density Residential), or PUD (Planned Unit Development). The City would only be able to consider an R-2 (Medium Density) Zoning District if the net density is between 4-7 units per acre. The applicant currently proposes a 3.35 unit per acre (low density) development. The City Council has some discretion related to rezoning requests. Rezoning represents a legislative act and decisions need only to have a rational basis relating to public health, safety, morals, or general welfare. Rezoning decisions cannot be arbitrary or capricious and the city must document, in findings of fact, the rational basis for the rezoning decision. 2. PUD – If the applicant ultimately requests a Planned Unit Development, the Zoning Ordinance establishes minimum PUD eligibility requirements. By allowing for greater flexibility in the development of property, the PUD should benefit the city and its residents. If the applicant wishes to pursue a PUD, they should identify these potential public benefits of their development. 3. Natural Features – The site is heavily wooded with a variety of wetlands and varying topography. Wetland delineation has been completed. The developer has identified open space and park dedication in the eastern part of the site which would combine with the current parkland in Summit Preserve and Haven Ridge to ultimately form a future neighborhood park area with possible trails and a play structure. 3 4. Streets – The developer would be responsible for all street improvements including all required upgrades to the potential intersection of 138th Street and Hwy 18. 5. Public Utilities – The City believes that the development site would have sanitary sewer services connecting both to the Summit Preserve system and to the Haven Ridge sewer system. The Haven Ridge system involves a temporary lift station of which the developer would be expected to pay a deposit for the future decommissioning of the lift station at a time when the Vierling property to the west develops and the lift station must be discontinued. (Haven Ridge and Haven Ridge South developments have already submitted deposits for this future lift station decommissioning). Also, public utilities would not be permitted under any private road/driveway areas due to the complexity of future maintenance of these utilities. 6. School District – The area is within the Shakopee School District (ISD 720). RECOMMENDED MOTION: No formal action is required now. The City Council should provide the applicant with comments, impressions, and concerns about this concept plan. Councilor 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. However, in the absence of City Council 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, it would be most beneficial if the City Council could share their thoughts about the proposed rezoning and infrastructure impacts proposed by the development. ATTACHMENTS: 1. Location Map 2. PUD Concept Plan 3. Developer Narrative 4. Conceptual Housing Models JACKSONST NEASPENAV NECRESTAV NELUPINETRL NEJARETTCTNE WILDFLOWERWAY NEWHISPERINGOAKSTRL MOON LIGHTW A Y NE1 3 8 T H STNE1 4 1ST STNE CATTA I L C TNEMERIDIAN WAY NE APEX WAY NE C R O W N L I N E RD NE Planned CROWNL I NEDRNEP I N N ACLE CIR NE 456742 456718 Scott County GIS Ü Sum mit Preserve Expansion Concept Plan Location Map UPPER PRIOR LAKE GD(904) SPRING LAKE GD(912.8) LOWER PRIOR LAKE GD(904) PIKE LAKENE (820.5) MYSTIC LAKENE HAAS LAKENE (907.3) BLIND LAKERD (948.7) ARTIC LAKENE (906.7) MARKLEY LAKERD ( ) HOWARD LAKE NE(957.3) CRYSTAL LAKE NE(943.3) RICE LAKE NE(945) CLEARY LAKE NE CAMPBELL LAKENE (Not Estab.) 4567169 45679 456744 456777 456712 456718456742 456717 456782 456727 456716 456778 456783 456714 456779 456721 456769 4567101 456715 -A13-A41 Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY 0 50100150200Feet SUBJECTPROPERTIES NARRATIVE Summit Preserve Expansion Concept Plan Review U.S. Homes Corp, dba Lennar, is pleased to submit this request for Concept Plan Review for the proposed expansion of our Summit Preserve community. The community contacts are as follows: Developer/Builder Lennar Corporation Josh Metzer Josh.Metzer@Lennar.com 952-249-3068 Owner Representative John Chadwick johnchadwick@chadwickland.com 952-853-2473 Introduction The subject property is 28 acres in size and is located along County Road 18 (Crest Ave NE) directly north of Summit Preserve and directly south of Haven Ridge. The proposed Summit Preserve expansion would consist of 27 single-family homes and 67 row townhomes which will match the type of homes built in Summit Preserve 1st and 2nd Additions. The community will contain several preserved wetlands and manmade ponds. The open space on the western edge is proposed to be dedicated to the City to potentially serve as an expansion to the future City park located on Crownline Drive. Description of Request Lennar is requesting a rezoning of the subject property from (A) Agricultural to (R-2) Medium Density Residential in order to provide for greater flexibility and creativity in the homesite configuration which will result in an efficient use of land through the preservation of existing wetlands and creation of park land. The R-2 zoning will also match that of Summit Preserve 1st and 2nd Additions. The Comprehensive Plan guides the subject property (R-LD) Urban Low Density which allows residential development at densities ranging from 0-4.0 units per acre. The Summit Preserve Expansion area is 28.0 gross acres, 24.7 net acres (excluding wetlands, ponds, and County road right-of-way) so with 94 total units the gross density would be 3.35 units per acre and the net density would be 3.81 units per acre. Since the net density is within the permitted range of the (R-LD) Urban Low Density land use designation there should not be a requirement to reguide the property to (R-MD) Urban Medium Density which permits densities of 4.1 to 7.0 units per acre. Our proposed townhomes are defined by the Prior Lake Zoning Code as Cluster Housing. Cluster Housing is permitted as a conditional use in the R-2 District. Therefore, we are also requesting a conditional use permit as part of the Summit Preserve Expansion. This is consistent with the conditional use permit that was approved for the existing Summit Preserve. Development Characteristics Land uses surrounding the subject property include: • North – single-family residential development (Haven Ridge South); • South – single-family and cluster housing residential development (Summit Preserve 1st and 2nd Additions – by Lennar); • West – County Highway 18; and • East – single-family and Cluster Housing residential developments (Summit Preserve 1st and 2nd Additions – by Lennar, and Haven Ridge 2nd Addition). Proposed single-family lot standards: • Lot width (min): 65 feet; • Lot area (min): 8,000 square feet; • Front setback: 25 feet; • Side setback (trail-min.): 10 feet; • Rear setback (trail-min.): 25 feet. Proposed Homes and Architecture Lennar is proposing the construction of single family homes which may include one-story, two-story, and modified split-level homes. We are also proposing to build the same type of row townhomes that were constructed in Summit Preserve 1st and 2nd Addition. • Single-family homes Total Units: 27 Price Range: **$350,000 - $450,000 Square Footage: 1,300 - 3,000 (3-5 beds, 3-4 baths, 2-3 car garage) • 2-Story Colonial Patriot (row style townhome) Total Units: 67 (19 buildings, 3-4 unit per building) Price Range: **$285,000 - $317,000 Square Footage: 1,800 - 1,900 (3 beds, 3 baths, 2-car garage) **Pricing is estimated and subject to change based on current market conditions at time of sales. Lennar homes include varying amounts of stone on most facades and the siding materials consist of lap siding, shakes, or board and batten. Other architectural features available on selected facades include columns, gables, shutters, accentuated window trim and fascia, and decorative roof brackets and cornices. Architectural renderings of the townhomes, which are consistent with the existing Summit Preserve, are included with this submittal. Lennar’s design team will closely monitor color packages and facades to avoid monotony and to ensure a visually appealing streetscape. Streets and Connections The Summit Preserve Expansion will have primary access via County Road 18 (Crest Avenue NE). Development of the subject property will also provide several planned roadway connections including the following: • Completion of 138th Street W collector road connecting County Road 18 with Boone Avenue; • Connection to Jackson Street NE stub street (Haven Ridge South); • Connection to Wildflower Way NE stub street (Haven Ridge South); • Connection to Meridian Way stub street (Summit Preserve 2nd Addition); • Connection to Apex Way NE stub street (Summit Preserve 1st Addition); • Connection to Lupine Trail stub street (Summit Preserve 2nd Addition); Parks, Trails, and Open Space As mentioned above, the open space on the western edge is proposed to be dedicated to the City to potentially serve as an expansion to the future City park located on Crownline Drive. Sidewalks are proposed for pedestrian mobility through the community and connections to adjacent neighborhoods and City park. The outlots surrounding the townhomes, wetlands, and ponds on the western half of the property are proposed to remain open space. Wetlands Seven wetlands have been delineated on the subject property. Five of these wetlands will remain undisturbed with appropriate buffers included with the development. Two small wetlands with a combined area of 0.04 acres (1,743sf) will be impacted. A wetland delineation has been completed and a wetland replacement plan is in process and under review the City of Prior Lake amongst other governing bodies. Schedule Land development work could begin in Spring to early Summer 2020 with construction on the model homes beginning late Summer to early Fall 2020. We see this as a smooth transition out of Summit Preserve 2nd Addition as development on that part of the neighborhood begin to wind down. The overall project will likely be developed in two to three phases. The future phases would be planned for the 2021 construction season and beyond. In most cases we project sales at a rate of two homes per month per product line. Therefore, based on the 94 homes in two different styles being offered the timeline for full occupancy would be approximately 36 months. Summary The proposed development is truly intended to be a continuation of the established Summit Preserve neighborhood. The single-family homes will be compatible with the single-family homes now being constructed by M/I Homes directly to the north and east. The proposed cluster homes will be identical to the Summit Preserve townhomes immediately to the south and would become a part of the existing HOA. The clustering of housing units (townhomes) within this development preserves more wetlands, trees, and open space than what would likely be preserved with other types of development, including large lot single-family. Furthermore, the net density of the Summit Preserve Expansion does not exceed the density allowed by the (R-LD) Urban Low Density District. Lennar believes the development proposal for the Summit Preserve Expansion: • Is consistent with and supportive of the goals and policies of the Comprehensive Plan; • Will not be detrimental to the health, safety, morals and general welfare of the community as a whole; • Is consistent with the intent and purpose of the R-2 Zoning District and the R-LD Use District; • Will not have undue adverse impacts on governmental facilities, services, or improvements; • Will not have undue adverse impacts on the use and enjoyment of properties within close proximity; Lennar has a long standing history of building successful communities in Prior Lake and throughout the Twin Cities, including similar communities under development at Summit Preserve, Laketown (Victoria), Highlands of Falmoor Glen (Rosemount), and Laurel Creek (Rogers). We invite you to visit the Summit Preserve neighborhood and our website at https://www.lennar.com/new-homes/minnesota/minneapolis-st-paul/prior- lake/summit-preserve look forward to working with the City of Prior Lake on this expansion of Summit Preserve and thank the City for its support. Regards, Josh Metzer Land Entitlement Manager Lennar Minnesota