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Home My WebLink About6A Towering Woods Townhomes Concept Plan and Authorization for PUD Submittal PC Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: DECEMBER 9, 2019 AGENDA #: 6A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE PUBLIC HEARING: NO AGENDA ITEM: CONSIDERATION OF A CONCEPT PLAN AND AUTHORIZATION TO CITY STAFF TO ACCEPT AND PROCESS AN APPLICATION FOR A PRELIMI- NARY PUD PLAN FOR A PROJECT LESS THAN 10 ACRES DISCUSSION: Introduction The purpose of this agenda item is to consider a request for the Planning Commission to authorize the City staff to accept and process an application for a Preliminary PUD Plan for a project less than 10 acres. Twin Cities Habitat for Humanity Inc. is proposing a concept plan for a Planned Unit Development (PUD) consisting of 12 lots to be known as Towering Woods Townhomes. The subject site is located north of 170th Street, east of Toronto Avenue. Current Circumstances Section 1106 of the Zoning Ordinance relates to Planned Unit Developments (PUDs) and states the following regarding the minimum requirements: 1106.600: 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, bufferyards, landscaping, noise, lighting, hours of operation, architectural design and off-site road and utility improvements. 1106.601 Exception to 10-Acres Requirement. In the case of a project where the applicant is seeking an exception to the 10-acres requirement, the applicant must submit a Concept Plan for review and approval by the Planning Commission. The Planning Commission shall decide, based upon the criteria set forth below, whether to authorize the City staff to accept and process an application for a Preliminary PUD Plan for a project less than 10 acres: (1) The proposed project meets all other criteria for a PUD except 2 the acreage requirement. (2) There are unique circumstances that prohibit the applicant from assembling 10 contiguous acres. (3) The proposed project is consistent with the goals and objectives of the Comprehensive Plan. (4) The applicant intends to provide for greater parks, open space, trails or public areas than required by this Ordinance. All preliminary PUD Plan applications permitted under this subsection shall be reviewed based on the standards and criteria for a PUD set forth in this Ordinance. ISSUES: The property for the proposed PUD is 1.28 acres in size. The Developer is proposing a 12-unit residential subdivision with a private joint driveway. On September 9, 2019 the Planning Commission held a public hearing to consider a 12-unit townhome complex from Habitat for Humanity at this site. The Plan- ning commission tabled the item for further discussion and directed the devel- oper to consider a plan that had a single joint driveway from 170th Street rather than 5 access points (1 joint driveway and 4 individual driveways). In addition, the Planning Commission advised the developer to address other grading and utility comments in the City staff memorandums. Following direction from the Planning Commission, the developer submitted two revised concept plans for City staff review which eliminated the individual driveways from 170th Street. The removal of the driveways from 170th Street resulted in a need for a larger interior drive and the development was unable to meet minimum building setbacks without looking residential units. For the development redesign to address these comments of the Planning Commission, the developer has created the attached PUD plan for considera- tion. The plan indicates a joint driveway and reduced retaining walls in the plan, however, the front (30 feet) and rear (25 feet) yard setbacks for the R-3 (High Density Residential) Zoning District are not met as they had been with the previously submitted conforming R-3 townhome development proposal. The applicant is proposing a front yard setback of 12.9 feet and a rear yard setback of 15 feet. Public benefits of the development would include a reconstruction of 170th Street and curbed street and the elimination of points of conflict (driveways) on 170th Street. Also, the unique topography and location of the site and compat- ibility of the townhomes to other existing housing units and density in the area could be viewed as a PUD benefit. A detailed determination of how much a benefit these items provide to the City against the degree of requested modifi- cations from the Zoning Ordinance (front and rear yard setbacks) would be evaluated during the Preliminary PUD process by City Staff as well as the Planning Commission and City Council. Conclusion In accordance with Section 1106.601 of the Zoning Ordinance the Developer has submitted a 1.28-acre concept plan for consideration as a PUD. The site is located in a developed area of the City; therefore, assembling more than 10 contiguous acres for the proposed development is not possible. The project is Consistent with the current R-HD High Density Residential Comprehensive 3 Plan designation and R-3 High Density Residential Zoning District for the site. The Developer is proposing benefits of upgrading 170th Street and providing compatible housing on the topographically uniquely lot. Therefore, City Staff recommends the Planning Commission authorize the application be accepted for consideration of a Preliminary PUD. ALTERNATIVES: 1. Motion and second to adopt a resolution authorizing the City staff to accept and process an application for a Preliminary PUD Plan for a project less than 10 acres. 2. Motion and second to deny the request for an exception to the 10-acre PUD requirement. RECOMMENDED MOTIONS: City Staff recommends Alternative #1. ATTACHMENTS: 1. Location Map 2. Applicant Narrative 3. Revised Concept PUD Plan 4. Original Site Plan Submittal 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 19-XXPC A RESOLUTION AUTHORIZNG THE CITY STAFF ACCEPT AND PROCESS AN APPLICATION FOR A PRELIMINARY PUD PLAN FOR A PROJECT LESS THAN 10 ACRES Motion By: Second By: WHEREAS, The Developer, Twin Cities Habitat for Humanity Inc, has submitted an application for a concept plan for a residential planned unit development (PUD) to be reviewed in accordance with Section 1106.601 of the Zoning Ordinance at a property legally described as follows: Lot 2, Block 1, Towering Woods, except CIC 1007 (Tower Woods Condominium), Scott County Minnesota. Abstract Property PID 252310150; and WHEREAS, On December 9, 2019, the Prior Lake Planning Commission considered the concept plan for possible future review as a Preliminary PUD Plan; and WHEREAS, The Planning Commission found the concept plan to be acceptable for consideration as a Preliminary PUD Plan under the criteria listed in Section 1006.601 of the Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION, ACTING AS THE BOARD OF ADJUSTMETN, OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The City staff is hereby authorized to accept and process an application for the concept plan as a Preliminary PUD Plan. PASSED AND ADOPTED THIS 9th DAY OF DECEMBER 2019. Bryan Fleming, Commission Chair ATTEST: Casey McCabe, Community Development Director VOTE Fleming Tieman Tschetter Ringstad Kallberg Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ TOWER ST SETORONTO AV SEPONDS PKWY SE PONDVIEW TRL SE Ü Tow ering Woods TownhomesPreliminary PlatLocation Map UPPER PRIOR LAKE GD (904) SPRING LAKE GD (912.8) BLIND LAKE RD(948.7) ARTIC LAKE NE(906.7) MARKLEY LAKE RD( ) HOWARD LAKE NE (957.3) CRYSTAL LAKE NE (943.3) RICE LAKE NE (945) CLEARY LAKE NE CAMPBELL LAKE NE(Not Estab.)Spring Lake SUBJECTPROPERTY SUBJECTPROPERTY Om Twin CitieswTHabitatforHumanity° Jeff Matzke City of Prior Lake 4646 Dakota Street SE Prior Lake,MN 55372 RE:Towering Woods PUD waiver request Mr.Matzke, Twin Cities Habitat would like to request that our proposalfor the Towering Woods project at 170"St SE be treated as a PUD.The proposed project is less than 10 acres,so we are seeking a waiver from the Prior Lake Planning Commission to treat as such.We understand that several conditions must be met for this waiver to be granted,whichare asfollows: 1.The proposed project meets all othercriteria for a PUD except the acreage requirement. a.At this time,we believe this to be true. 2.There are unique circumstances that prohibit the applicant from assembling 10 contiguous acres. a.The site is an isolated 1.28 acres parcel completely surrounded by developed properties that are not ripe for redevelopment. 3.The proposed project is consistent with the goals and objectives of the Comprehensive Plan. a.The proposal complies with the guidance of the Comprehensive Plan and no zoning change is requested.In order to maximize the use of the property,the current proposal requires some flexibility in set back requirements and perhaps some grading requirements.The nature of the site as a hilly,heavily treed site lacking immediate stormwater sewer access and not being served by a residential street make it complicated site to develop and finance.As the only property “fronting”on to 170"St SE,it is also an isolated property.We hope that the Commission would agree that the unique circumstances of this site suggest it is appropriate to treat it as a PUD despite its small size to take advantage of the flexibility that the PUD process allows. 4,The applicant intends to provide for greater parks,open space,trails or public areas than required by this Ordinance. a.Although no provision for the above is proposed internal to the site,the development of the site is predicated on reconstruction of the 170"St SE park access road to a full residential street. We sincerely appreciate yourwillingness to work with us on the development of this here-to-for undeveloped site in central Prior Lake.Thank you for your consideration of this waiver request. Sincerely,\ Chad Dipman,Project Manager 1954 University Avenue West,Saint Paul,Minnesota 55104 |TEL 651-207-1700 Fax 651-641-8641 wes tchabitat.org REVISED PUD SITE PLAN E G E G GGE EEGE GGGEEEGEGGGEEof3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6201 - 6220\6204 - habitat for humanity - prior lake th\cad\engineering\preliminary\site & utl.dwgSave Date:10/16/18environmentalengineeringsurveying···71.Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota8/28/18 8/28/18Brian F. Kallio, P.E.25817BFKTwin Cities Habitat for Humanity1954 University Avenue WestSt. Paul, MN 55104TOWERING WOODS TOWNHOMESPrior Lake, Minnesota4PRELIMINARY SITE& UTILITY PLANLOCKnow what'sbelow.before you dig.CallREGORIGNAL R-3 SITE PLAN