The URL can be used to link to this page

Home My WebLink About5A - EP06-178 & 179 Stonebriar ~ ~o~<-('\ t: ~ U t!'l ~NNESV 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 PLANNING REPORT AGENDA ITEM: SUBJECT: PRESENTER: PUBLIC HEARING: DATE: SA CONTINUED PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN AND A PRELIMINARY PLAT TO BE KNOWN AS STONEBRIAR DANETTE MOORE, PLANNING COORDINATOR _X_ YES, CONTINUED NO-N/A DECEMBER 11, 2006 INTRODUCTION: Ryland Homes has applied for approval of a development to be known as Stonebriar on the property located south of CSAH 12 (170th Street), northwest of MN TH 13, and east of Pheasant Meadow Lane. The application includes the following requests: . Approve a Planned Unit Development Preliminary Plan; . Approve a Preliminary Plat consisting of 10 acres to be subdivided into 32 lots and three (3) outlots to allow for single family units, parkland, ponding, and a trail. On November 27,2006, the Planning Commission held a public hearing on the proposed development and continued the hearing to assure adequate time for public comment. At the November 27th hearing, the Planning Commission discussed the following items: . Demographics of future homeowners . Assuring price points of housing units . Architectural diversity . Landscaping requirements . Merits of the project as a Planned Unit Development. Section 1106.400 of the Zoning ordinance lists the types of uses and standards allowed under a PUD. The PUD provisions offer maximum flexibility in various ways, including setbacks, building heights, and so on. The developer is requesting modifications to the setbacks, minimum lot areas, minimum lot widths, landscaping tree placement, and a private street. In return, the developer is offering the following: . Park dedication fee in the amount of$127,500. 1:\06 files\06 subdivisions\prelim plat\stonebriar\pc staffrepqrt2.dpc. I k WWW.Cltyotpnorae.com Page 1 Phone 952.4474230 / Fax 952.4474245 . 2.14 acres of land to accommodate a trail, play structure, and natural open space (1.29 acres of dedicated parkland). . Construction of an off-site trail extension from the edge of the development to the intersection ofCSAH 12 and MN TH 13. . 10ft wide trail extension to Pheasant Meadow Lane constructed to allow emergency vehicle access. . Cash contribution for the construction of a play structure and pergola in Outlot B. . Four (4) homes at a base price below $400,000. . Architectural diversity to restrict housing duplication. The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total site consists of approximately 10 acres. Tooo!!raohv: This site has relatively flat topography, with elevations ranging from 978' MSL at its highest point (southwestern corner) to 966' MSL at its lowest point (northeast corner). Vefletation: The site is a vacant parcel that was most recently used as cropland. The site has 68 caliper inches of significant trees. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: The site contains no wetlands. Access: Access to the site is from 170th Street (CSAH 12), via the extension of Elm Avenue. Scott County will construct this segment of road in 2007, as part of the CSAH 12 proj ect. 2020 COIDorehensive Plan Desi!!nation: This property is designated for R-LD (Urban Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zonin!!:, The site is presently zoned C-l (Neighborhood Commercial). Shoreland: This property is also located within the Shoreland District for Crystal Lake, a Natural Environment Lake. As such, the property is subject to the Shore1and PUD requirements listed in Section 1104 of the Zoning Ordinance. PROPOSED PLAN Lots: The preliminary plat consists of 32 lots and 3 outlots to allow for single family homes, parkland, ponding, trails, and a private street. The proposed residential lots range in size from 6,940 sq ft to over 17,712 sq ft (average size of 8,881 sq ft). 1:\06 files\06 subdivisions\prelim p1at\stonebriar\pc staffreport2.doc Page 2 Densitv: Density of the development is based on the net area of the site, which is 10.02 acres. There are a total of 32 units proposed, for a density of 3.19 units per acre. This is consistent with the density allowed in the R-l Zoning District within the Shoreland District. Setbacks: Minimum Single Family Setbacks I Front (from private street) I Side (from property line) I Rear (from property line) Required Proposed 25' from ROW line 10' 25' 20' 7.5' 15' Streets: This plan proposes one roadway to be known as Stonebriar Court, a private street designed with a 28 'width, which will connect to 170th Street. SidewalkslTrails: A trail will be constructed from Pheasant Meadow Lane (west of the site) through the interior of the project and along MN TH 13 to the intersection of MN TH 13 and CSAH 12. The majority of the trail will be 8' in width, with the extension leading to Pheasant Meadow Lane (within Outlot D) maintaining a 10' width to accommodate an access for emergency vehicles. A sidewalk will be extended from 170th Street along the northern portion of Stonebriar Court, prior to the trail connections. Park: The plan includes approximately 1.29 acres of dedicated parkland. The parkland area will provide land for a trail, play structure, and natural open space. The developer will provide the City with the necessary cost to construct a pergola and play structure within Outlot B. The open area within the Shoreland (Outlot B) will be restored to a prairie/savannah environment. A rainwater garden will be created within Outlot C (north of the interior trail). Sanitarv Sewer/Water Mains/Storm Sewer: The Engineering Department has reviewed the plans for these utilities. The most recent comments dated October 27,2006 are attached to this report. Stormwater Pondin!!: The Scott County stormwater pond to the east (within Outlot B) will be expanded to accommodate ponding needs for the site. Buildin2: Styles: The developer has included elevations of the proposed building styles (attached). The proposed single family homes will range in size from 2,250 sq ft to 3,300 sq ft. The structures will be two-story with a mix of walkout, lookout, and full basements. Several of the homes are designed with tandem third stall garages to reduce the presence of numerous garage doors facing the road. In order to limit architectural duplication, the developer will be responsible for submitting an up to date inventory detailing the architecture of the homes on the existing lots and that of the proposed lot with each 1:\06 files\06 subdivisions\prelim plat\stonebriar\pc staffreport2.doc Page 3 building permit application. The up to date inventory will allow staff to assure that no architectural duplication occurs directly next to or across from one another. As part of the PUD Criteria, the developer is proposing to sell four (4) homes (Springfield, Caldwell, or Holmdel models) at a base price from $370,000-$400,000. Staff has concerns related to how the developer will provide verification that the base price point has been achieved (separate from upgrades, etc). Imoervious Surface: The maximum impervious surface allowed in the Shoreland District is 30% of the lot area above the OHW. The total impervious surface proposed for the project is 24.6%. Shoreland Open Space Reauirements: The Shoreland ordinance requires at least 50% of the total project area within the Shoreland Overlay District, or 1.76 acres, within this PUD be preserved as open space. The proposed plan provides 1.79 acres of preserved open space within the Shoreland Overlay District. LandscaDin!!:, The Subdivision Ordinance requires two front yard subdivision trees per lot. Comer lots require at least four trees. This plat requires a total of 72 front yard subdivision trees. The revised landscape plan provides 49 front yard trees. After reviewing the revised landscape plan, staff continues to believe that adequate front yard area exists to accommodate two front yard trees per lot. Previously approved single family PUD's have met this landscaping requirement. Tree Reolacement: The tree inventory identifies 68 significant caliper inches of trees on the site. The Zoning Ordinance allows up to 25% of the total significant caliper inches to be removed for initial site development, which includes road right-of-way, utilities and drainage areas. An additional 25% of the significant caliper inches may be removed for house pads and driveways. Any removal above these amounts requires tree replacement at a rate of a 12 caliper inch for each inch removed. The developer is responsible for replacing 19.5 caliper inches of trees. The proposed tree replacement plan will exceed this requirement. Market Studv: Section 1106.703 requires an application for a PUD to include a market study prepared within 6 months prior to the application identifying the market area of the project and the demand trends within this area. The developer submitted a study dated October 24, 2006. This study notes that evidence suggests there is sufficient market demand to support the proposed product type. Fees and Assessment: This development will be subject to the standard development fees. DISCUSSION Since the November 27th Planning Commission public hearing, staff has worked with the developer and now feels that the architectural diversity element of the PUD can be assured prior to building permit issuance. However, staff still has concerns related to the developer providing a specific base price as an element for meeting the PUD criteria. 1:\06 files\06 subdivisions\prelim p1at\stonebriar\pc staffreport2.doc Page 4 While staff supports what the developer is proposing, staff does not believe the developer is proposing to provide a mechanism that will assure and enforce the base price. Prior to City Council review, staff would like the developer to provide resolution on how this can be assured. As noted in the attached Engineering memorandum dated October 27,2006, the developer must refme the plans to meet Public Work Design Manual requirements. However, none of these revisions will impact the general design of the proposed plat. For that reason, if the Planning Commission finds it appropriate, the plat can proceed to the City Council, subject to conditions. STAFF RECOMMENDATION: If the Planning Commission finds the PUD and preliminary plat acceptable, staff would recommend the following conditions be attached: 1. The developer must obtain the required permits from any other state or local agency prior to any work on the site. 2. The developer must revise the landscaping plan to provide two front yard trees per interior lot and four front yard trees per comer lot. 3. Revise the plans to address all of the Engineering comments in the memorandum from Assistant City Engineer Larry Poppler dated October 27,2006. 4. The developer must submit a Letter of Credit in an amount equal to 125% of the cost of the required replacement trees. 5. Prior to City Council, the developer must specify the cash dedication they intend to provide for the play structure and pergola. 6. Prior to the City Council, the developer must provide an acceptable way in which they will ensure the proposed base prices offered as part of the PUD criteria. ALTERNATIVES: 1. Recommend approval of the PUD Preliminary Plan and the Preliminary Plat subject to the conditions identified by the Planning Commission. 2. Table this item to the January 8,2007, Planning Commission meeting and provide the developer with direction on the issues that have been discussed. 3. Recommend denial of the request. RECOMMENDATION: The Planning staff recommends Alternative #1. ACTION REQUIRED: A motion and second to recommend approval of the preliminary plat and the PUD plan for Stonebriar, subject to the listed conditions. 1:\06 files\06 subdivisions\pre1im plat\stonebriar\pc staffreport2.doc Page 5 EXHIBITS: Revised Landscaping and Grading Plans 1:\06 files\06 subdivisions\prelim p1at\stonebriar\pc staffreport2.doc Page 6 ~ IiANOSCAPE NOTES I'=~~''"''''''-::,"'''''':"" 1 :1 ;, i :~,~~~~::::.:::'::.. i :[~iii~~:. ';:~~=:(ii~,:=:;"i~ "1......~...~..,_...,.,......,,, E~:r.:.:.... "':J:. ':"..:""';.0;;:'.:;0 ~ '~"'.::'(:.-::..":",=::""h'- ~I.NEERengineering I J....".-w,........p&._~b\' :.:--=-.~1'IJ~ Mendou.HcigbUOffice ~~~,..~ :...~-=a.:::"'-==l lftIl)lilH~(4__ ~.1lG-I_h<:'m-11lJ _...._of..._of_ ~ '''''''''''"''~'''''~-'''''''''''--'' "-_,,,,,,,,,..t,.,,~_.......,_~ _..._~....._....<~"""....~ ......,........-_...."......_......."'p"... n-:.:."':::::";.~....:-......._....t... .~ i::-=:'c:;,~~~-=:,'=-::'~'.J:. GRAPHIC SCAI..E IN FEET _1=lEV~ !~ ,.,~ I ~ rwTlII.H 0.... CWTauI PRELIMINARY LANDSCAPE PLAN I CONIFER TREE PLAN'llNG DETAIL CONTAINER SHRUB PL.ANllNG DETAIL DECIDUOUS TREE PlANffiG DETAIL 'ljfl~=- ~~~~ '" "" ...., '\. (Olii:.'e t;6~-_-": . / r ~!F ...:.'S",," \11 ;r' -RPW-2 rJGJ-4 ARBOR PLANllNG DETAIL 1".10' BhE-7 ,-PCF-7 I ,-RUS-3 RUS-3. 'RBO: . -~" PCf-10- MONUMENT PLANllNG DETAIL 1".10' RO~-!:~~:iTY ~~-.i.~ -~P'"g;H-ll; #3POT I 2 -~'"j1~lll_ G DETAIL) 8ES 8LAQ( E'I'm DiR JGoI paPl.lRPlL~IE~P\JN'lftA RPW IftD PRlJIIQ:. ~~:.. tLun.DA 'RED PRIri'-.::-_-_~- RUS RUSSIN! SAGE/PEROVSKlA A TNlPUClFOUA MONUMENT PlANnNGS TO BE EDGED IN BLACK VYNll EDGER MONUMENT PLANnNGS TO BE MUlOiED 'MlH RIVER ROCK TO A DEPTH Of 3" 6MM BLACK POlY SHEEnNG TO BE USED BENE'" 1H RIVER ROCK ARBOR PLANnNGS TO BE EDGED WITH BLACK VlN't'l EDGER ARBOR PLANllNGS TO BE l.tUlCHED WITH SHREDDED HARDWOOD TO A DEPTH Of 3" ARBOR PlANllNG BEDS TO BE AMENDED WITH COt.lPOST/BLACK DIRT TO A DEPTH OF 6" NO ~ED BARRIER TO BE USED IN ARBOR PLANnNG eEDS PRE-EMERGENT HERBICIDE TO BE USED IN BOTH BEDS AT TIME Of PlANllNG Ii<::U COMMON NAME]sBi}lTIFIC NAME , SIZE ROOT UUANTITY I I w.v. LAHDSCAP[ PlAN I OW SIOUXI.ANtI COTTQNWDW ll~' dIIItoIdH Z.lrr CAL 11.E.. . I ... HACKBERRY CelU. occidental" 2-'fr CAt.. .... I. I ... IGl<<IltlJatrtoeCJrllhOll_,~ 2.1JJ:CAL- .... .. i NP OAK / ~_~irIIoldGIlI 2-lIr CAL .... 11 , ... 2-1{r CAt.. .... 21 I 51. om.ano ~tiy' 2-~ B.B. , 21 ... SUCOAR frIlAPLE I Acw 1Oc::dtarum -ar- lIlountol,,. 2.'. CAL. .... 31 I SO SWAMP _TE OAK / 0...-. blcolor 2-'/2- CAL .... .. I .. '"~!.1ktukI fIat_nIO_, ..,..,"" 2-' ir CAL I 8,8, .. ~~ AU$1RIN! PIf4[ I t'WlUO n~ 6- HT. I .... ,. EIl..AQItHILI..S~/I'1CeQ_ilClUCO'<<1l".~ 8'HT. .... '" COL.ORADO sPRUCE / ~. punv-n' IfHT. .... '" SCOTt:HPlttE/t'Inu....._ oJ' HT, B,8. 11 AU ~..u.wi~l~I~-~lII'IIIR8 '.I/T CAL .... " .. JAPANESE TREE I.l.AC (~) I !;~~rwtk:uloto "'HT, .... . SN SNO'MlRIFT au.BN'PlE I 1Il""_ '!nowctlft' '-1 ~T CAL .... . GBC Gl,.CJS:jT ILAQC CHOKUIEitMT I Aronlo lMlanocar'DO 24- HT. "NJ ~M '00 RID RED rMOOED DOGWOOD / eorn.... boIrA 24" HT. WIN..' ..pm "" BWSR SEED MIX W3 BWSR SEED MIX U3 I'~I=. ~"f='YTT : ~~ ~~- ~ l ~ ~~iIT I!llf III ~::~ :~ I Ll + 2 ~-mn= =."r-n. 1.-- -- .- - .. .. .__ __ . _.. u __ __ . _.. u _ __ '0<0 _ u.. -"'- ,- -.... -:.:i=,&=':::;::~i~ ll'~~tltt ,::0:- ==-.',=, :::; ; -- -- - - .. .. -" -- ...,.-.... -- -- ,- - " .. - -- --......... :..-= =:T:= = , , " :=:: _ :-~~-+ '!! .; ~ -l iU~4 .:;~r-~ RYLAND HOMES 7600 EXECUT1VE D8.1VI! EDEN PIlAllUL MINNBSC7I'A jS344 ')lV1'4CORIAR PRIOII.LAKli.MlN1IESOTA ~, , , , PllOPOSEII...CELEVATIQNS m..OOI lDIESTflOllll , _.!to -, -. 'Xa.O -, _1.J -, -, .:i",_~ .... '7n.O -. -, "'" ~7p1 -, !l7I.0 .11.1 ~, V10 814..1 ...., ...., VU '14..!l ...., ...., VU "'" -, .YV.ND """'" 7W9AN~DRIVI! BDI!N I"IU.DIJB,MN S>>W CONTACT; 8lUAN Sl.IU\'AN ",~...... fI.~E~~~ng 11...,__..11II__'-'_ =--=-.~:15~ MeodoIaHc:i&bllOflk.e ~~"'~r,.:;, :.~-..::'''':::-=I lMlJ.I-IfI4__ CJWI1U-I_I'oo:/D.1.II) _.._~.._"'_ PRELIMINARY GRADING RYLAND HOMES 1$9l1 ANAORAM DRIVI! EDENPlWRJE.MINHE3CJl'1 r" I~. --, I~=-~~~- ~,~ ,,- II ~ .....rl ...., _., -, "'" !!_: I ~l ~ , VU '71.4 "'" -. _.5 I ::+---1 ~ , -, , - , 11I1.3 1 :~~ I ~I ..., "'" 174.0 -, -, '1 I. ~ T GRAPHIC SCALE DI' FEET """'"""""""" .. . o . <> .. . . ~--<<--- -""""'- -~--- -'\'- ... ~~ 'I: CITY PROJECT1Q6-178 .).lU!..r.oRIAR ~ue.MtJOOlIOI'A WJt~"':''ItlRAHT AT LOT 1, ILOCK 1. PHEASANT lllEADOWS .TH M nLVATlOH (7' 978.Mi fE[T (NGW 11120) LEGEND CATCH BASIN Ir.IA,*,OLE FlARED END BEEHIVE EXISllNG STORhI SEWER PROPOSED STORhI ~ FUTURE STORhI SEWER PHASE UNE EASEMENT UNE EXISTING 2' CONTOUR LJNE EXISTING 10' CONTOUR WillE PROPOSED 2' CONTOUR UNE PROPOSED 10' CONTOUR UNE POND OUTLET UNE POND HIGH WATER UNE PROPOSED SPOT ELEVATION El.IERGENC'l' D'lERflOW DELINEATED 'M:TI.AND UNE fUlA FLOODPLAIN BOUNO-'RY ST.t.NDARO EROSION CONTROL f1EAI/Y-DUTY EROSION CONTROL TREE FENCE PROPOSEOjE:X. RET WALLS CONSERVATION POST INFU.. IRA TlON BASIN 6 J, 8 I